Arlington Redevelopment Board - Feb 2nd, 2026

Meeting held at 27 Maple Street. Materials were available from https://arlingtonma.primegov.com/Portal/Meeting?meetingTemplateId=931.

Review Meeting Minutes

The board approved minutes from their January 2, 2026 meeting, 5--0.

Comprehensive Plan Update

Planning Director Claire Ricker provides the board with an update on Comprehensive Plan efforts.

(Claire Ricker, Planning Director) Ms. Ricker says her last update to the board was in October, and we've gotten additional community input since then. Staff, consultants from Stantec, and the Comprehensive Plan Update Committee have drafted a vision statement, along with goals and strategies. A draft plan will be presented to the public in March. Committee members have organized numerous focus groups in recent months.

Ms. Ricker highlights a few items from the current conditions analysis: 25% of Arlington residents work from home, one-half commute more than 30 minutes to work, and 14% commute via public transit.

Ms. Ricker shares some of the draft goals for the land use, housing, and economic development chapters. Equity, sustainability, and resilience elements will be incorporated into each chapter.

Work to do includes producing and reviewing a draft of the plan, and adding case studies. The draft plan will be presented at an open house and the final draft will be presented in April.

(Rachel Zsembery, ARB) Ms. Zsembery has a question about the project timeline. She'd like to board to see a draft before it has a public meeting.

(Kin Lau, ARB) Mr. Lau notes that Arlington's population has decreased since the 1970s and he asks if the school population is dropping. He understands that the school department is projecting smaller enrollments.

(Clair Ricker) Ms. Ricker says she'll follow up with the school department to answer that question.

Docket 3869 - 1513--1519 Mass Ave

This is a special permit hearing involving a mixed use building with one commercial space and fifteen dwellings.

(?, Architect) The project architect summarizes changes they've made to the ground floor. There are still fifteen spaces, but they've narrowed the drive isle to 22'. This allowed them to increase the size of the commercial space to 900 square feet.

The exterior of the front is now more symmetrical, and they're proposing a new garage door which will provide access to the transformer room in the front right corner of the building. They've maintained the front step-back at the fourth floor.

(Claire Ricker, Planning Director) Ms. Ricker summarizes the staff memo for the project.

(Rachel Zsembery, ARB) Ms. Zsembery asks if the new garage door is for the transformer room.

(Architect) The architect answers in the affirmative.

(Rachel Zsembery) Ms. Zsembery asks where that came from.

(Architect) The architect says it came out of a discussion at the last ARB hearing, about how to provide access to the transformer room. Their engineer said the door would have to be on the front of the building and a 14' door is wide enough to get a transformer in and out.

(Rachel Zsembery) Ms. Zsembery says she has a problem with the garage door. She can't get behind having a garage door to access the transformer room. She'd like to look more at the building finishes and asks if the applicants brought a sample board.

(Gene Bernshtein, applicant) Mr. Bernshtein says they didn't bring a board this evening.

(Rachel Zsembery) Ms. Zsembery says the brick finish in the rendering is new, and the rendering shows too many signs. She suggests reducing the number of signs.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks about the garage door materials.

(Architect) The architect says that the door to the garage and the door to the transformer room would be the same -- aluminum with translucent glass.

(Shaina Korman-Houston) Ms. Korman-Houston says the windows on the top floor seem a bit out of alignment. She asks if that was intentional.

(Architect) The Architect says the intent is to have them symmetrical and aligned, as they're shown on the plans.

(Eugene Benson, ARB) Mr. Benson says he'd prefer to have a wall in front of the transformer room, rather than the garage door. He says he likes the project, but will vote against it because he feels the driveway is too narrow.

(Architect) The architect says he's done other projects where access to a transformer room was provided by a pair of 4' doors.

(Steve Revilak, ARB) Mr. Revilak says he's fine with having a garage door in front of the transformer room. He appreciates the symmetry of the facade.

(Kin Lau, ARB Chair) Mr. Lau asks if there have been any changes to the landscaping plan.

(Illya, Applicant) Illya says there haven't been any changes.

(Kin Lau) Mr. Lau asks if the applicants are planning to provide a light study.

(?) One of the applicants says they've already provided a light study, which the board reviewed at the last hearing.

(Kin Lau) Mr. Lau is concerned about the transformer. He thinks it would be difficult to approve, and would like to see something different done with that corner of the building. He asks about the fire rating of the garage door.

(Architect) The architect says the garage door faces a 30' wide roadway, so no fire rating is required.

(Kin Lau) Mr. Lau asks about changes to the exterior material.

(Illya) Illya says they changed the siding on the fourth floor from ship-lap to board and batten. It's now vertical siding instead of horizontal.

(Shaina Korman-Houston) Mr. Korman-Houston asks if the building's bike room is secure.

(Architect) The architect says the bike parking is open-air, like the rest of the garage.

(Eugene Benson) Mr. Benson notes that the applicants plan to use enclosed bicycle storage pods.

The chair opens the hearing to public comment.

(Eleanor Chandler(?), Everett St) Ms. Chandler asks if the transformer room will need a curb cut. She thinks the residential entrance an lobby seem like a bottleneck, and possibly a safety issue.

There are no further comments from the public.

(Mr. Lau) Mr. Lau would like the board to discuss the proposal.

(Steve Revilak) Mr. Revilak is fine with the proposal as submitted. His only concern is that the board is clear with any changes it asks the applicant to make.

(Eugene Benson) Mr. Benson notes the applicants have been here several times. He thinks we should vote on the permit application tonight, possibly leaving some items for administrative approval.

(Shaina Korman-Houston) Ms. Korman-Houston doesn't love the garage door in front of the transformer room.

(Rachel Zsembery) Ms. Zsembery says she couldn't approve the application with the garage door. She has a problem with the transformer room doors facing the street, and questions the engineer that advised the applicants on the location of the transformer. She'd also like the fourth-floor siding returned to the way it was.

(Kin Lau) Mr. Lau would be okay with admin approval. He'd like to have the transformer located in the back corner of the building, and suggests submitting that to the power company.

Mr. Lau recalls that the board previously talked about an annunciation system for the driveway. He thinks the garage door will make drivers pause when they're going in and out, so two-way traffic won't be an issue. He'd like the applicants to go back to horizontal siding on the fourth floor, but with the same material shown.

(Architect) The architect says they're happy to install a garage notification system.

(Gene Bernshtein) Mr. Bernshtein says they went with a garage door on the transformer room because their engineer felt that Eversource was 100% likely to approve it. He says the door was intended to serve two purposes: access to the transformer room, and symmetry. He says the windows can be tinted black, so one can't see in from the outside.

(Eugene Benson) Mr. Benson doesn't think the board should ask the applicants to move the transformer.

(Rachel Zsembery) Ms. Zsembery says she's not okay with a double door facing the street.

(Shaina Korman-Houston) Ms. Korman-Houston agrees.

(Rachel Zsembery) Ms. Zsembery thinks the applicants are pushing the property past what it can hold.

(Eugene Benson) Mr. Benson says he can't vote to approve the project because the drive entrance to the garage isn't wide enough.

There's more back and fourth.

(Rachel Zsembery) Ms. Zsembery motions that the board approve the application with a list of conditions, which are subject to administrative approval. This list includes:

• That the transformer room is accessed from the side of the building, or the transformer is moved the the rear of the building, if approved by the utility company
• Using horizontal ship-lap siding on the fourth floor
• Installing an annunciation system for the garage driveway
• Having all venting go through the roof of the building
• That the number of signs be reduced, and approved via a separate sign permit hearing.

The board approves the project, 4--1 (Mr. Benson voted in the negative).

(Eugene Benson) Mr. Benson says his no vote was due to the drive isle.

Docket 3883 - 840--846 Mass Ave and 17 Newman Way

This application involves the Housing Corporation of Arlington's request to build a 28 unit mixed-use building at 840 Mass Ave, and a 12-unit building at 7 Newman Way. Both properties are in Arlington's MBTA Communities Multifamily District.

(Claire Ricker, Planning Director) Ms. Ricker says this is a site plan review application filed by the Housing Corporation of Arlington (HCA). They're proposing a six-story building with 28 units and a three-story building with twelve units. The apartments are 1--3 bedrooms, and there are 62 long-term bike parking spaces and 13 new vehicle parking spaces.

(Mary Winstanley O'Connor, Attorney) Ms. Winstanley O'Connor says she's provided the board with a memo regarding the bylaw's mixed-use provisions and the definition of "business services". This project will substantially be funded by money from the town and state. She feels it satisfies all of the purpose statements listed in Section 5.8.2. The architectural design was done by Utile, who also designed HCA's building at 10 Sunnyside Ave which is currently under construction.

(Erica Schwarz, HCA Executive Director) Ms. Schwarz says that HCA's mission is to provide affordable housing, but they also provide social services and have a civic engagement program. HCA acquired these properties in September, in no small part due to town funds from an MBTA Communities catalyst grant.

(Nick Burrens, Utile) Mr. Burrens says he leads Utile's affordable housing practice. The two new buildings with form a campus with the two existing buildings. Building two, the twelve-unit apartment, will replace the the building that currently exists at 17 Newman Way. The existing apartment building at 846 Mass Ave is six stories and the existing building at 840 Mass Ave is 3.5 stories. They want to create relationships between the buildings. The larger new building, building 1, is along Mass Ave, and the shorter Newman Way building is a transition down.

They're proposing landscaping to activate the street edges, with additional plantings and reconfiguration of the paths on site. They plan to add a courtyard between building 1 and 840 Mass Ave. They'd like the courtyard to be an asset for residents and to handle stormwater management.

The apartments will be mostly two- and three-bedroom. The more public facades will consist of masonry and the courtyard space will be open and grassy. Building two has a different architecture, as a stepping stone into the neighborhood. The buildings will have passive house certification and be affordable to tenants making 30--60% of the area median income.

(Kin Lau, ARB Chair) Mr. Lau asks if the Mass Ave setback is 7.6'.

(Nick Burrens) Mr. Burrens answers in the affirmative.

(Kin Lau) Mr. Lau asks if the buildings will have basements.

(Nick Burrens) Mr. Burrens says no, they'll be slab on grade.

(Rachel Zsembery, ARB) Ms. Zsembery appreciates the campus approach. She says the HCA can get a two-story bonus for affordable housing, but she doesn't think they meet the mixed-use bonus requirement for having 60% of the ground story be commercial space.

Ms. Zsembery thinks the approach taken for the Newman way building is interesting, but we may want to look at the roof overhangs. She'd like to look at the main building's corner volume, to de-emphasize the massing of the building and break down the upper floors. She asks if there's a lighting plan.

(Nick Burrens) Mr. Burrens says they haven't prepared one yet.

(Rachel Zsembery) Ms. Zsembery would like to have one. She asks about the parapet height.

(Nick Burrens) Mr. Burrens says they'll be 12--18" high.

(Rachel Zsembery) Ms. Zsembery says she'd like to look at what they'll have for mechanical screening. She thinks the application meets the solar requirements and asks about street trees.

(Nick Burrens) Mr. Burrens says they plan to have trees behind the sidewalk, in order to avoid the power lines.

(Rachel Zsembery) Ms. Zsembery asks about trash removal.

(Nick Burrens) Mr. Burrens says the building will have totes, which will be taken out for removal.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston is excited to see the large commercial space. She asks if HCA has a user in mind.

(Erica Schwarz) Ms. Schwarz says that HCA would like to move their headquarters to this space.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor notes that HCA's services and programs are open to all residents, not just HCA tenants.

(Shaina Korman-Houston) Ms. Korman-Houston thinks the entry to the commercial space gets lost. She asks if there should be a sign band, and why the commercial space has access to the residential space. She asks about the total number of parking spaces for the campus.

(Nick Burrens) Mr. Burrens says there are a total of 57 parking spaces.

(Shaina Korman-Houston) Ms. Korman-Houston asks how many of the spaces are in use.

(Erica Schwarz) Ms. Schwarz says she doesn't have an exact count. Over time, the population will shift to 100% affordable housing. The parking ratio they're requesting is based on current utilization at HCA's properties.

(Shaina Korman-Houston) Ms. Korman-Houston would like to see the location of accessible parking spaces noted on the plan. She asks if the exit for the bike room is through the side of the building.

(Nick Burrens) Mr. Burrens answers in the affirmative. There's also a side door.

(Shaina Korman-Houston) Ms. Korman-Houston notes that HCA needs to provide one more TDM measure in order to meet the requirements for a parking reduction. She asks about snow removal.

(Erica Schwarz) Ms. Schwarz says they'll use their current vendor for snow removal, who has moved snow off-site in the past.

(Shaina Korman-Houston) Ms. Korman-Houston asks about fencing around 17 Newman.

(Nick Burrens) Mr. Burrens says they intend to have fencing, but it isn't shown on the plans.

(Shaina Korman-Houston) Ms. Korman-Houston asks why 17 Newman is three stories and not four.

(Erica Schwarz) Ms. Schwarz says the total number of units was a sweet spot for financing, and they wanted to have a height transition to the neighborhood.

(Shaina Korman-Houston) Ms. Korman-Houston asks HCA to be thoughtful about the location of headhouses, where they are needed. She asks about stormwater management for the completed project.

(Nick Burrens) Mr. Burrens says they plan to have stormwater management facilities under the courtyard and driveway.

(Eugene Benson, ARB) Mr. Benson says he's been a donor to HCA in the past. He's also involved with Equitable Arlington and wasn't aware they would send a letter in support of the project. He asks if the new buildings will be all affordable housing.

(Erica Schwarz) Ms. Schwarz says the campus will eventually be 100% affordable. She doesn't have an estimate for the number of current tenants that would qualify for affordable housing. HCA will not evict anyone, and they expect unit turnover over time. They won't be income-restricting existing units immediately.

(Eugene Benson) Mr. Benson asks when that will happen.

(Erica Schwarz) Ms. Schwarz says it's not likely to happen before 2030.

(Eugene Benson) Mr. Benson calls out sheet two of the plan set. The table lists an affordable unit on the ground floor of building one, but that isn't shown on the plans.

(Nick Burrens) Mr. Burrens says that's a mistake in the table.

(Eugene Benson) Mr. Benson asks the applicants to submit a corrected set of plans. He notes that building 1 doesn't meet the requirement for 60% commercial space on the ground floor. He says they'll need to meet that requirement, or pull the building back. He disagrees with Attorney Winstanley O'Connor's memo about the definition of "business services" and doesn't think that HCA's proposed use of the space qualifies.

Mr. Benson asks where the figure of 101 parking spaces came from. He thinks the requirement will be 87 for the campus, and notes that HCA is asking for a total of 48.

Mr. Benson says that zoning bylaw section 6.1.7 prohibits the reduction of parking spaces, and the board will need to figure out what to do with that.

There's back and forth about parking.

Mr. Benson feels that the application only meets one of the TDM requirements -- being within 1/4 mile of the 77 bus. The TDM plan mentions the 67 bus, but that doesn't run frequently enough to qualify. He says they need to provide at least two e-bike charging stations, because the bylaw uses the plural "stations". He says that HCA needs to provide a complete solar assessment, and the tree warden has to approve the specific list of tree species.

Mr. Benson believes the addition of parking spaces qualifies as an expansion of a parking lot to over 25 spaces, and HCA will need to provide shade trees in the parking lot.

(Nick Burrens) Mr. Burrens says they're planning to plant a few trees.

(Eugene Benson) Mr. Benson says the board will need details on the two-tiered bike racks.

(Steve Revilak, ARB) Mr. Revilak asks about funding sources for the project.

(Erica Schwarz) Ms. Schwarz says it will mostly be low income housing tax credits and state funds.

(Steve Revilak) Mr. Revilak asks how the commercial space will be funded.

(Erica Schwarz) Ms. Schwarz says that HCA will probably have to fundraise for that.

(Kin Lau, ARB Chair) Mr. Lau suggests changing materials on the top two floors of the Mass Ave building, and varying the fourth and sixth floor cornices. He suggests swapping the location of the bike room and the laundry room, so the laundry room faces the courtyard. That would allow parents to watch their kids in the courtyard while doing laundry. She suggests looking for ways to activate the courtyard, by putting more space around the edges.

The chair opens the hearing to public comment.

(Neal Mongold, 12 Brattle Place) Mr. Mongold is making comments on behalf of HCA's board. He doubts that he could afford to live here if he hadn't bought his home in 1996. Many Arlingtonians struggle with high expenses, and our Housing Production Plan identified that as many as 5700 would qualify for affordable housing based on their income. He says this project will add 40 units that are transit-oriented, accessible, and affordable.

(David Bean, 50 Jason St) Mr. Bean followed the tenants organizing efforts and was pleased when HCA bought the property. He says there used to be a big tree in the open space in front of 840 Mass Ave. He's shocked that they're proposing a six-story building and calls it a behemoth. He thinks it will be one more wall in canyonizing Mass Ave, just like the new high school. He's like to see a shadow study. He doesn't want Mass Ave in Arlington to be the next Cambridge. The new building will shade 840 Mass Ave. 840 Mass Ave is a historic building and it will be almost invisible. He says the new building is too big and wants HCA to find a way to make it less oppressive.

(Annie LaCourt, 48 Chatham St) Ms. LaCourt is very much in favor of HCA's proposal. She likes the building a lot and has no problems with its height. It's not out of keeping with other apartment buildings on Mass Ave, but it is in keeping with what she imagined we'd get from MBTA Communities zoning. She hopes we can approve it without losing units.

(Kate Casa, 62 Wollaston Ave) Ms. Casa strongly supports the project. She says she's lucky to have bought her house when she did. She loves the campus idea and says it's like building a neighborhood. She loves the idea of HCA being able to have their office there, and affordability is very important. Regarding the lawn in front of 840, Ms. Casa says she never sees anyone using the space. She loves what was done in front of the High School. No one ever used the old high school lawn, but now it gets a lot of use. She hopes to see the same thing happen in the courtyard.

(Amy Hearn Duke, 33 Newman Way) Ms. Duke has lived here for 45 years. She supports affordable housing but has a lot of concerns about what's being proposed. The lack of concern for existing neighborhoods feels a little bit like urban renewal. Building 1 will be taller than the building it's next to, and obscuring 840 Mass Ave will be a loss. Newman way always included one- and two-family homes. The new building seems like it creates two neighborhoods. The annual street party that works for 15 people won't work for 30. 12 units can't be integrated into the neighborhood.

(Mike, 1016 Mass Ave) Mike asks if we want to have a town where high school students can afford to live here, or have to move far away from town. He thinks they should be able to afford to live here, and approving this project will be one step towards this goal.

(Susan Stamps, 39 Grafton St) Ms. Stamps says there are two public ways involved and she's not seeing a street tree every 25 feet. She asks if the applicants have consulted with the tree warden, which is one of the requirements of our bylaw.

(Anson Stewart, 12 Moulton Rd) Mr. Stewart says he walks by the project almost every day. He urges the board to help move it forward and asks if there will be any opportunity to bump out the bus stop in front of the building.

(Geoffrey Brahmer, 30 Newman Way) Mr. Brahmer thinks there are a bit too many units. He's concerned about trash, parking, and snow removal. He says the company puts snow in an empty lot. He's concerned there isn't enough parking. The new apartment means they'll be adding dumpsters and that might not be dealt with very well. He says that Newman Way is overflow parking for Arlington High School staff and students.

(Shelly Dein, 7 Cleveland St) Ms. Dein is a member of the Clean Energy Future Committee, which sent a letter in support of this project. She thinks this project marries two concerns: affordable housing and environmentalism. She thinks it's the epitome of what transit-oriented development should be. It will support a walkable neighborhood and have a high level of energy efficiency. It's important to have affordable, transportation-oriented, and efficient development.

There are no more comments from the public.

(Rachel Zsembery) Ms. Zsembery thinks the board has a range of items to discuss. She asks if there will be any directional signage for parking.

(Nick Burrens) Mr. Burrens says they haven't considered that.

(Rachel Zsembery) Ms. Zsembery says the board will require that all ducting be vented through the roof.

(Eugene Benson) Mr. Benson notes that this is a site plan review application, and the building can go to six stories by having enough affordable housing. He says that Section 6.1.11.D(6) requires shade trees over parking lots with 25 spaces or more, and the board will have to consider whether that applies in this instance. The board will also need to consider whether two driveways should be allowed.

(Steve Revilak) Mr. Revilak agrees that Building 1 doesn't meet the 60% ground floor requirement for the mixed use bonus in the Mass Ave/Broadway multi-family district, and that's probably the biggest issue. This project would still qualify for a six stories under the affordable housing bonus, but that would mean bringing the building in so that there are 15' setbacks on each of the front yards. Another alternative would be to split the project: use site plan review for 17 Newman, and a comprehensive permit for 840 Mass Ave.

(Shaina Korman-Houston) Ms. Korman-Houston sees the parking as two physically distinct lots. She doesn't think 6.1.11.D(6) applies in this case.

(Rachel Zsembery) Ms. Zsembery says it would be helpful for the board to know the parking utilization at HCA's other properties. Ms. Zsembery summarizes things the applicant should address at the next hearing, which includes:

• Setbacks
• The facade at the corner of Mass Ave and Newman
• The cornice hierarchy
• Screening of rooftop units
• Emphasizing the commercial entry
• Completing the TDM plan
• Having at least two e-bike charging stations
• Providing a full solar assessment
• Having the tree warden review the list of tree species
• Providing a snow removal plan
• Providing details of the tiered bike racks
• Indicating where fencing will be installed
• Correcting the table on page 2 of the plan set
• Providing a stormwater plan

The board votes to continue the hearing to March 16th, 5--0.

Docket 3882 - 1398 Mass Ave

This is a special permit application for a Jersey Mike's sub shop and 1398 Mass Ave.

(Claire Ricker, Planning Director) Ms. Ricker says this is an application for a fast food establishment in a B3 business district.

(Jeff Deluca, Architect) Mr. Deluca says this project requires a special permit because it's larger than 1500 square feet. Parking for the building is provided by two lots with a shared driveway. The sub shop would take over the space that used to be occupied by European Wax.

(Kin Lau, ARB Chair) Mr. Lau asks if the applicant is applying for both a use permit and a sign permit, or just a use permit.

(Jeff Deluca) Mr. Deluca says they're only requesting a permit for the fit out, and not signage. They plan to file a separate sign permit.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston doesn't believe they meet the bylaw's bicycle parking requirements, which are for one long-term and two short-term spaces.

(Eugene Benson, ARB) Mr. Benson asks about parking spaces. There's generally not space available in front of the building. He'd like the applicants to provide signage, directing people where to park. He asks how many customers the business will need to be viable.

(?, Owner) The owner says they'll need at least 30 customers per day, but he hopes to have around 80.

(Eugene Benson) Mr. Benson asks why the board shouldn't be concerned about pick-ups.

(Steve Revilak, ARB) Mr. Revilak asks the applicants why the chose Arlington for their business.

(Owner) The owner lives in Boston, and Arlington is close by. And he might want to move here some day.

(Steve Revilak) Regarding pickup and delivery, Mr. Revilak suggests talking to the landlord and asking that 1--2 parking spaces be designated for short-term spaces for food pickup.

(Kin Lau) Mr. Lau thinks there are enough short-term bike parking spaces in the area. There are two in front of the building and eight more across the street.

(Eugene Benson) Mr. Benson suggests taking advantage of the town's curbside dining program when the weather is better.

There are no comments from the public.

The board motions to approve the special permit, subject to the following conditions:

• Adding pickup instructions to delivery apps
• Adding a sign to direct customers and delivery drivers to parking
• Designating pick up spots in the parking lot
• Adding one long-term bicycle parking space
• Having signs permitted in a separate hearing.

The board approves the special permit, 5--0.

Open Forum

There are no speakers for tonight's open forum.

New Business

(Claire Ricker) Ms. Ricker notes that the agenda contains a proposed warrant article hearing schedule.

(Steve Revilak) Mr. Revilak reviews the Warren Group's real estate transactions each week. The condominiums at 1025 Mass Ave have been selling well; nine last week, and ten the week before that.

(Eugene Benson) Mr. Benson says he'll be stepping back from the AmpUP committee when he steps back from the Redevelopment Board.

(Shaina Korman-Houston) Ms. Korman-Houston asks if work at the corner of Mass Ave and Lake Street is ongoing. She hasn't seen much activity there recently.

(Claire Ricker) Ms. Ricker says she'll have to check with the building department.

(Rachel Zsembery) Ms. Zsembery reports that Farina Roofing removed the plumber's sign from the side of their building, and put up a "No trespassing" sign instead.

Meeting adjourned around 22:00.