Arlington Redevelopment Board - Sep 28th, 2026

Meeting held at 27 Maple St. Materials were available from https://arlingtonma.primegov.com/Portal/Meeting?meetingTemplateId=17382.

Discussion of 455 Mass Ave

(Kin Lau, ARB Chair) Mr. Lau notes that this item will be a discussion among board members, and is not a public hearing. The board will not take public comment under this item.

(Claire Ricker, Planning Director) Ms. Ricker says that 455 Mass Ave was permitted in 2021. The town issued a stop work order in the fall of 2025 due to deviations from approved plants. The docket was re-opened and the board made a decision on the re-design. Staff noted more deviations on September 2nd, including: affordable housing, the garage enclosure, garage fans, screening for the trash enclosure, and a fake window on the Mass Ave frontage.

(Kin Lau, ARB Chair) Mr. Lau says the have 16 parking spaces, but two of them are compact rather then full-sized. This was due to the transformer placement. The trash enclosure blocks some sight lines, and the building commissioner is working with the applicant on that.

Mr. Lau says the details about the affordable units have been worked out.

There were originally three windows on the ground floor fronting Mass Ave. They put in two windows, and a fake windows. Mr. Lau suggests removing the fake window and filling in the facade. There's an exam room in the interior that's making use of the space.

The applicants have added a garage door, where the approved plans did not have one. There's also additional venting for the garage.

(Vince Baudoin, ARB) Mr. Baudoin asks about exhaust fans. He was expecting larger openings.

(Kin Lau) Mr. Lau says the applicants provided plans, stamped by an engineer, showing adequate ventilation for the garage area.

(Steve Revilak, ARB) Mr. Revilak is okay with removing the fake window. He'd like there not be a square when the window is removed.

(Kin Lau) Mr. Lau says we'll ask the applicants to feather the brick paneling when removing the window, so it looks like a continuous wall.

Overall, the board is okay with having the applicant work out these issues with town staff.

Docket 3902 - 251 Summer St

The is the second hearing for Calyx Peak, who is seeking to establish a recreational marijuana dispensary at 251 Summer St.

(Claire Ricker, Planning Director) Ms. Ricker says this is an application by Calyx Peak for a cannabis dispensary. There was a previous hearing on July 6th where the board asked the applicant to address several items. They've provided responses, but are requesting relief for a lit cabinet on the monument sign.

The bylaw allows 40 square feet of wall sign per business, so there is enough room for the auto business on the other side of the building. The "future sign area" on the drawings is illustrative.

They plan to have two long-term bicycle parking spaces indoors, which will be wall-mounted lift-assist racks. Staff has suggested a layout change to the short-term bicycle parking.

(Mary Winstanley O'Connor, Attorney) Ms. Winstanley O'Connor says the rendering in the package is meant to be illustrative. They are requesting relief for a cabinet sign, in order to draw attention to the business. They've received confirmation from the town engineer that the stormwater system will be adequate. She would prefer the condition language about police details include the language "if necessary".

(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks for clarification about where the 6' high PVC fencing will be.

(Shane ?, for the Applicant) There's existing fencing around the north and east sides of the property. Some is 6' high PVC and some is chain-link. They plan to replace the chain link fence with a 6' PVC fence.

(Shaina Korman-Houston) Ms. Korman-Houston asks about the property line on the west side of the property.

(Shane) Shane says there's a 1:1 slope which would make it difficult to install a fence.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor says that she and her client have had conversations with the owner of the abutting property.

(Shane) Shane feels that arborvitae or a similar species would provide the best screening, but they would have to be planted on the abutter's property. There's a railroad tie retaining wall on the abutters property, and Shane is concerned about doing anything that might undermine it.

(Shaina Korman-Houston) Ms. Korman-Houston asks about tree removal.

(Shane) Shane says they're not expanding the building on the parking area, so there will be no tree removal.

(Michelle Shortsleeve, ARB) Ms. Shortsleeve says that her main questions are about the fence and planting. She asks for more information about those areas.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor says her team had proposed a row of arborvitae on the western property line.

(Michelle Shortsleeve) Ms. Shortsleeve asks if the applicants had considered adding trees in the rear.

(Shane) Shane says that area is more of a swale, to direct water from Pine Avenue.

(Vince Baudoin, ARB) Mr. Baudoin says he's not inclined to ask for the dumper to be moved. He thinks the arrangement of the short-term bike racks is impractical. He suggests going to one rack, or turning them 90 degrees.

(Shane) Shane says he misunderstood how those types of racks are typically used.

(Vince Baudoin) Mr. Baudoin isn't in favor of a cabinet sign on the monument sign.

(Steve Revilak, ARB) Mr. Revilak notes that Section 6.2.3.B(3) says that cabinet signs are illegal in Arlington, so he doesn't think the board can approve one. He agrees with Mr. Baudoin's comments about the short term bike parking.

(Kin Lau, ARB Chair) Mr. Lau asks if the applicants will install new wire and conduit for the light poles.

(Shane) Shane says they will. They'll re-use the concrete bases, but install new poles and wiring. The poles will be 12' tall.

(Kin Lau) Mr. Lau wants to make sure there's no light spillage onto neighboring properties.

(Shane) Shane says the lights will be on timers.

(Kin Lau) Mr. Lau asks if they'll get rid of the existing gooseneck lights on the roof.

(Shane) Shane says they will.

(Kin Lau) Mr. Lau would be okay with a cabinet sign because he doesn't think that external lights are appropriate here. He asks how the businesses will be delineated in the front year, and suggests carrying the barrier across the concrete pad.

(Shane) Shane says there's no curbing there.

There's back and forth about water and drainage.

(Kin Lau) Mr. Lau asks if the parking lot striping for the other business is illustrative.

(Shane) Shane says it's not illustrative; it's what they're proposing to do.

(Kin Lau) Mr. Lau suggests leaving that out. He doesn't want to approve a parking configuration for the other tenant without them being here. Mr. Lau says he spoke with the police commissioner, and she had no concerns with safety or the curb cut. He says the proposed curbing would run over a manhole on the property, but he's okay with the applicant working that out administratively with the town engineer.

The chair opens the hearing to public comment.

(Shaoqing Yang, 277--279 Summer St) Ms. Yang says the proposed PVC fence doesn't include her property. There is an existing chain link fence there and you can see right through it. The bylaw requires effective screening. She doesn't understand why the applicants can't plant taller trees. She thinks the updated plan ignores her and asks that the PVC fencing be extended along her property line, with trees planted on the slope, preferably evergreens. She suggests the applicants install a stone retaining wall on the slope. She thinks a retaining wall is workable, but there will be a question of cost. She says there are no railroad ties in her retaining wall; it's just boards, held in place by posts.

(Michael Walsh, 17 Pine Ave) Mr. Walsh hopes there could be someplace else for the dumpster, and notes that it will have to be locked. There was a dumpster on the property years ago, where the shed is now. He believes the Board of Health will regulate the dumpster location and pickup times. He's lived at this property for many years with no activity at the business. He requests a different location for the dumpster, closer to the street. He believes the loading dock will be a structure in the required rear yard setback, and there will be activity in the loading zone.

(Cathy Walsh, 17 Pine Ave) Ms. Walsh says she'd lived here for 48 years, and the original host agreement was for one business, not two.

(Kin Lau) Mr. Lau notes the redevelopment board doesn't have jurisdiction over whether a marijuana facility should be allowed here. He believes their host community agreement is valid.

(Claire Ricker) Ms. Ricker says the applicants presented to the ARB in 2023, and were asked to go back to the Select Board. They went before the Select Board in 2024 -- they did go back to the Select Board. She says there's nothing in the host community agreement that stipulates whether one or two business can operate on the site.

(Michael Walsh) Mr. Walsh says the ARB minutes from 2023 have the ARB telling the applicant to go back to the Select Board.

(Kin Lau) Mr. Lau says the applicant did go back to the Select Board. Tonight's hearing is about whether to approve their site plan.

(Michael Walsh) Mr. Walsh says it looks like they've adjusted the parking lot elevation.

(Kin Lau) Mr. Lau says the applicants have agreed to retain the catch basin and add rip rap to control stormwater. This was reviewed by the Town Engineer.

(Christoper Walters, 154 Westminster Ave) Mr. Walters argues against the cabinet sign. He this the site is very visible and any illumination would be unnecessary commercialization.

(Yushi Chen, 281 Summer St) Ms. Chen says that Arlington does a good job at having the best parks. They're proposing signs with big letters near the street, and our kids will walk by and see the signs. This is very troubling. We're teaching kids the wrong thing. The applicants were approved for hours of 9am to 8pm, but most young kids have gone to bed by 8pm. This is a residential street, not commercial. Calyx Peak presented that they would use the whole building and there was no indication that there would be two businesses. There will be more traffic. How many cars has there study suggested? In the afternoon, there could be 34, and 43 on Saturday. That entrance will get very crowded. She wonders if she'll be able to get out of her driveway. She thinks there will be a 475' queue of waiting traffic. She doesn't think any of the concerns have been addressed.

There is no more comment from the pubic.

(Kin Lau) Mr. Lau says the parcel is zoned for commercial use, though it is next to residential properties. It use to be a gas station. He spoke with the police commissioner who was okay with a condition for traffic details, if needed. The police chief felt the curb location was safer because the curb cut was smaller, and there will be fewer large vehicles than the present use. Mr. Lau thinks the hill on the west side of the property is sufficient to act as screening; the grade difference is enough to block headlights.

(Steve Revilak) Mr. Revilak asks if the loading area will be a section of the parking lot, or if they'll be a structure.

(Shane) Shane says it will be a marked off section of the parking lot.

(Steve Revilak) Mr. Revilak says that the setback requirements for loading zones are the same as the setback requirements for parking lots -- ten feet, or five feet with a fence. The applicants are meeting that condition. Mr. Revilak agrees with Mr. Lau's comments regarding screening.

(Vince Baudoin) Mr. Baudoin is curious to see if we can reach a solution. Perhaps taking down the chain link fence, and putting a PVC fence on the abutter's property.

(Michelle Shortsleeve) Ms. Shortsleeve would like to hear if a fence on the abutter's property would be acceptable, but would prefer that it be on the applicant's property. She'd also stick with the sign bylaw's position on cabinet signs.

(Shaina Korman-Houston) Ms. Korman-Houston agrees that a cabinet sign is not in compliance with the bylaw. She would like to find some source of screening for the abutter.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor says she has an alternate proposal for the monument sign.

(Shane) Shane says they didn't ignore the fence location. The current fence is on the abutter's property. His clients are amenable to reaching a solution and have tried to contact the abutter. A tiered retaining wall would require a lot of engineering work, and his clients are not willing to entertain that. He's concerned about anything that could undermine the abutter's retaining wall, but would entertain the option of replacing their chain link fence with a PVC one.

(Shaoqing Yang, 277--279 Summer St) Ms. Yang says a PVC fence would be taller and require stronger footings. She'd be okay the the applicants putting one along the property line.

(Shaina Korman-Houston) Because of the slope, Ms. Korman-Houston understands the fence would need to be on the abutter's property, or at the bottom of the slope, next to the parking lot.

There's more discussion about the fence.

(Shaina Korman-Houston) Ms. Korman-Houston moves approval, with the following conditions:

• Revising condition 2 so that police details are only required if necessary.
• Removing the parking lot striping from the second business's lot
• Using a low cement berm to divide the front of the site,
• Revising the layout of the short-term bicycle parking
• Having the applicants continue to work with the abutter at 277 Summer St, to try to resolve their screening concerns
• The board would accept a non-cabinet monument sign, subject to administrative approval.
• Making a best effort to remove invasive plants from the site.

Special permit approved, 5--0.

Open Forum

(Christoper Walters, 154 Westminster Ave) Mr. Walters is concerned about the Arlington Heights Business District. He thinks it might make it too easy for developers. He's an architect and he wouldn't be surprised if the Gold's Gym site became housing. He thinks part of the board's responsibility is the physical character of Arlington, in addition to tax revenue. He'd like to see the Heights have a similar character. And he would have forced the developers

(Kin Lau) Mr. Lau says the Heights Business district wouldn't giving relief to developers. They'd like to increase the number of businesses and they're looking at ways to provide incentives so people will invest. Mr. Lau says he's pissed about the window at 455 Mass Ave, but there's more to it than just that one issue. He thinks what Mr. Walker said is correct, but he wished Mr. Walker knew the history behind it.

(Yushi Chen, 281 Summer St) Ms. Chen says her major concern is about kids in the neighborhood and the potential for people smoking marijuana in the yard. She passed by a marijuana shop and thinks the signs are an advertisement.

(Steve Revilak) Mr. Revilak says there were significant discussions about marijuana legalization when the question was put on the ballot, as the regulations were being written, and when cities and towns were updating their bylaws. He understands there are people who don't agree with legalization, but that decision has been made. The board's purpose is not to re-litigate it.

New Business

(Steve Revilak) Mr. Revilak noticed that the Attorney General's office approved some of the zoning articles that were adopted at the last town meeting, and will make decisions on the rest by the end of October. There was a citizen challenge to Articles 50 and 51, which re-zoned part of the St. Camillus property, but the attorney general let the articles stand.

(Vince Baudoin) Mr. Baudoin attended a conference on housing, land use, and building reform. Jonathan Berk presented a new report called "Delayed by Design". The report mentions Arlington, and we came out looking favorable. Sam Naylor talked about building code reform. He looked at what makes it hard to build at the scale of 3--24 units. Challenges include the requirement for two means of egress, sprinklers, elevators, and where the code could make things easier. Amy Dain talked about progress on zoning reform. Massachusetts has tried incentives like 40R, mandates like the MBTA Communities Act. The MBTA Communities act is making a difference, but it was a lot of work. State pre-emption, like legalization of ADUs, is another tool and it might be the most effective.

Meeting adjourned.