Arlington Redevelopment Board - Jul 6th, 2026

Meeting held at 27 Maple Street. Materials were available from https://arlingtonma.primegov.com/Portal/Meeting?meetingTemplateId=6459.

Review Meeting Minutes

The board approved minutes for their June 1, 2026 meeting.

Docket 3902 - 251 Summer St

This is an application by Calyx Peak to establish a recreational marijuana facility at 251 Summer St.

(Kin Lau, ARB Chair) Mr. Lau notes the board needs four positive votes to approve this application. There are four members here tonight; if the meeting is continued all five board members should be present to vote.

(Claire Ricker, Planning Director) Mr. Ricker says Docket 3902 is an application to establish a 1260 square foot marijuana dispensary in a B4 vehicular-oriented district at 251 Summer St. Arlington adopted zoning to allow marijuana establishments in 2018 and the Select Board has a awarded two Host Community Agreements so far; this application is for the third. Ms. Ricker tells the board that the applicants will also need a certificate from the Board of Health.

(Mary Winstanley O'Connor, Attorney for the Applicant) Ms. Winstanley O'Connor says her client will renovate an existing building, which has dimensional non-conformities with its rear setback. It was a gas station at one time, and the curb cut spans most of the front of the property. These changes will decrease the size of the curb cut. There were some design modifications made in response to abutter outreach. Ms. Winstanley O'Connor says she's read the opposition letters that were sent to the board. She believes that the objections pertaining to Section 5.3.7.A doesn't apply. She notes that the voters of both Massachusetts and Arlington voted to allow recreational marijuana use.

(Shane Perrault, Contractor) Mr. Perrault is the contractor of the project. His firm has designed and build over 20 dispensaries in the Commonwealth. The site is a former gas station that's currently used for auto sales. The majority of the site is paved and impervious. The site is an 18,000 square foot lot with 247 feet of frontage. Almost the entire frontage is curb cut. The building will be subdivided, with 1260 square feet on the left side used for the dispensary and 380 square feet on the right used for an auto dealership. The dispensary will have a 24' curb cut, and they'll install new curbing and siding. There were will be 13 parking spaces, and one of them will be accessible. The changes will add landscaping and reduce the amount of pavement on the site.

The dispensary's entrance will be on the southwest corner of the building. Customers will enter the front door to a security checkpoint, before entering the retail area. The building footprint will remain the same size. They're adding 18" height in order to create a parapet in the corner. They're proposing to replace the existing pylon sign with a monument sign. The building will have white siding.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston has a question about the division of the site. She asks if both sides will be improved.

(Shane Perrault) Mr. Perrault says he plans to create a landscaped buffer in the middle of the site, in order to delineate the two businesses. They'll add trees and vegetation to the dispensary side. The auto sales side will remain paved.

(Shaina Korman-Houston) Ms. Korman-Houston asks how many parking spaces the landlord will have on their side.

(Shane Perrault) Mr. Perrault isn't sure how they'll set things up. There will be thirteen parking spaces on the dispensary side.

(Shaina Korman-Houston) Ms. Korman-Houston asks if it will be possible to stripe the loading area.

(Shane Perrault) Mr. Perrault says they can do that. The business will have a van that backs up to the loading door to unload. There aren't any parking spaces in that area.

(Shaina Korman-Houston) Ms. Korman-Houston asks about curbing at the end of each parking space.

(Shane Perrault) Mr. Perrault says that each space will have a 6" vertical curb, with the exception of the accessible space.

(Shaina Korman-Houston) Ms. Korman-Houston asks where the short-term bike parking will be located.

(Shane Perrault) Mr. Perrault says it will be in front of the west side of the building. Based on staff's feedback, they plan to install five inverted U-racks rather than a wave rack. The two long-term spaces will have lift assist.

(Shaina Korman-Houston) Ms. Korman-Houston believes the applicants may need to use a different kind of fencing, to satisfy parking lot screening requirements. She asks if they'd be open to something different.

(Shane Perrault) Mr. Perrault says they'd be amenable to a different kind of fencing.

(Shaina Korman-Houston) Ms. Korman-Houston asks about snow storage.

(Shane Perrault) Mr. Perrault says they're planning to use the parking lot perimeter for snow storage.

(Shaina Korman-Houston) Mr. Korman-Houston moves on to storm water management. She asks where catch basins will be located.

(Shane Perrault) Mr. Perrault say there's an existing catch basin, and they plan to replace it with a new one. The new catch basin will use the same outlet tap as the existing one.

(Shaina Korman-Houston) Ms. Korman-Houston asks about operating hours.

(?) One of the applicants says they'll be open from 10am to 7pm.

(Shaina Korman-Houston) Ms. Korman-Houston says it would be helpful to understand after-hours lighting, and how that might spill onto abutting properties.

(Shane Perrault) Mr. Perrault says they're planning to use the existing light poles in the parking lot.

(Shaina Korman-Houston) Ms. Korman-Houston asks if the applicants are requesting sign approval tonight.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor says they are.

(Shaina Korman-Houston) Ms. Korman-Houston asks what will happen with the existing pylon sign.

(Shane Perrault) Mr. Perrault says they plan to remove the pylon sign, and install a monument sign in its place. The monument sign will be indirectly lit.

(Shaina Korman-Houston) Ms. Korman-Houston asks if there's enough vertical space above and below the wall sign. The bylaw requires at least twelve inches. She's also not certain that the amount of glazing is sufficient.

(Vince Baudoin, ARB) Mr. Baudoin says it will be nice to see something new go into an existing building. He understands the applicants plan to abandon the catch basin in the rear of the site. He asks if that will impact drainage.

(Shane Perrault) Mr. Perrault says their civil engineer isn't here tonight, but he can work with the DPW. The site slopes down from the rear to the front, and he feels the front of the site is a more appropriate place for a catch basin.

(Vince Baudoin) Mr. Baudoin wants to verify that the exterior gooseneck lights will be pointed down.

(Shane Perrault) Mr. Perrault says the goosenecks will be installed above the wall sign, pointing down.

(Vince Baudoin) Mr. Baudoin asks if they're planning to plant evergreens.

(Shane Perrault) Mr. Perrault says they can do that, if necessary.

(Vince Baudoin) Mr. Baudoin suggests having a landscape architect review the planting plans. He's okay with the amount of window glazing proposed.

(Steve Revilak) Mr. Revilak would like to talk about section 5.3.7.A and the parking lot. 5.3.7.A(5) says that the buffer requirements in 5.3.7.A do not supersede the parking lot setback requirements in Section 6.1. Section 5.3.7.A(6) says the screening requirements in 5.3.7.A don't supersede the screening requirements of Section 6.1 when more than five parking spaces are provided. He thinks that Section 6.1 governs the setback and screening requirements for this application.

The relevant requirements are in 6.1.11.D(1), which says that parking lots have to be set back 10' from property lines, but can be set back 5' when there's a wooden fence between five and six feet tall. He'd like to see the applicants go with a wooden fence rather than PVC, because the bylaw specifically calls out wood.

He compliments the applicants for choosing to plan river birches. Mr. Revilak says they're great trees.

(Kin Lau, ARB Chair) Mr. Lau wants to make sure that the answers the applicants have provided are documented. For example, the application shows two different renderings of the monument sign. This needs to be updated, so that both show the one with the smaller pilasters.

There are three types of fencing -- one vinyl and two different types of chain links. He'd like the materials to show which fences are on the applicant's property, and which belong to the abutters.

Mr. Lau says there's a paved path leading at the rear of the site. He asks if that will be blocked off.

(Shane Perrault) Mr. Perrault says they're planning to remove that pathway.

(Kin Lau) Mr. Lau would like the plans to note which trees will be removed, and which will remain. He asks if all of the building's signs will be on the dispensary side.

(Claire Ricker) Ms. Ricker notes that the signage proposed is the maximum that would be allowed for the entire building.

(Kin Lau) Mr. Lau says the applicants need to allow space for the other tenant to have a sign. He asks about exterior finishes.

(Shane Perrault) Mr. Perrault says it will be white Hardy Board. He's brought a board with samples.

(Kin Lau) Mr. Lau asks how the dumpster will be screened and secured. The asks the applicants to consider internal trash storage.

(Shane Perrault) Mr. Perrault says there will be no cultivation on site, so they're not required to have a waste room.

(Kin Lau) Mr. Lau asks about accommodation for pre-order and delivery services.

(Shane Perrault) Mr. Perrault says that one of the six point-of-sale systems will be dedicated to pre-order pick ups. They will not offer delivery services.

The Chair opens the hearing to public comment.

(Kathy Walsh, 17 Pine Ave) Ms. Walsh says she's a fourth-generation 67-year resident of Arlington. She raised a family on Pine Street, her grandfather was the architect who designed the Capitol Square theater, and her dad worked for the town. She feels betrayed by town officials and she never voted to allow the sale of marijuana. She's very disappointed with the Select Board. This is a walking route for children, and a motorcyclist was killed last year near 251 Summer Street. She thinks there are a huge number of people opposed to the marijuana establishment. She never thought there would be one in a residential area. She's concerned about crime, drug use, lighting issues, security cameras, and traffic congestion. She thinks the dispensary will negatively impact her property values. The Select Board approved this quietly, and none of the abutters were in favor. The original application had Calyx as the only occupant of the building.

(Shaoqing Yang, 277--279 Summer St) Ms. Yang says her house abuts the dispensary site for 100', and all activity will take place next to her house. She thinks it's important to address noise and privacy. She thinks the board for asking about fencing, but her house is on a hill so a fence won't provide much privacy. She'd prefer a high retaining wall with a fence and evergreen trees. She says evergreens are necessary so there will be privacy in winter. She's concerned about loss of visibility from her driveway. Her neighbor had an accident a while ago. She asks the board to change the configuration of the curb cut.

(Yuzhi Chen, 281 Summer St) Ms. Chen says she knows the local conditions very well. Her husband was hit by a rushing driver last year and his car was totaled. She's seen other accidents and has photos of traffic. There are often cars lining up in the street. A gas station is totally different than a marijuana dispensary. There could be a lot more traffic accidents. It will be very congested. She has a problem with the site having two entrances and two exist. The two entrances are really bothering her. It's a residential neighborhood with young kids, and the dispensary will be a bad influence. Her major concern is traffic. 150 more cars per day will make traffic worse. She says cars block her driveway all the time. She hopes the town will consider the dispensary.

(Michael Walsh, 17 Pine Ave) Mr. Walsh says he's lived on Pine Ave for the last 47 years. He met with the town engineer about the drainage plan. There used to be an open ditch on the site to collect water, and the storm drain was added in 1977. He says water comes down Pine Ave so a catch basin is critical. There will be 12--16" of water if that drain is blocked. The dumpster and loading dock will make the building more non-conforming. Mr. Walsh says the Select Board did quite a bit of study and he watched videos of their hearing. This was originally supposed to be a one-business operation and not two businesses. He doesn't understand how an auto business will work next to a dispensary. He notes that the ARB asked Calyx to go back to the Select Board in August 2023. His biggest concern is drainage, but he's also concerned about the dumpster. That area is currently used to store snow plows. There is a chain link fence between his property and the gas station. He's hoping for some kind of solid fence to block headlights. He says the light poles on this property haven't been used for 30 years. He thinks there will be deliveries. He says the point of a special permit or a variance is that there's a hardship. He believes that Calyx will make $6M in their first year, and doesn't understand why they can't put in a conforming building.

There are no more comments from the public.

(Kin Lau) Mr. Lau says the marijuana use is outside the board's approval, and that it's done by the Select Board. The Redevelopment Board's job is to make it fit in as best we can. There has been a business on this site for a long time.

(Steve Revilak) When Mr. Revilak moved to Arlington, there was a credit union at the end of his street. The credit union moved away some time ago, and now the building has a recreational marijuana dispensary. Mr. Revilak says there are three differences between the dispensary and the credit union. First, the signs are different, because they're different businesses. Second, the dispensary has different window treatments because of opacity requirements. Third, there isn't an ATM there any more. Mr. Revilak says the third change is what's affected him the most; now he has to go someplace else to get cash.

Mr. Revilak says the dispensary at the end of his street is a very quiet low-key business. There haven't been issues with crime or traffic. He doesn't expect the proposed dispensary to be very different in that regard.

(Kin Lau) Mr. Lau says he's asked the Police Department if there were any crime or traffic issues associated with the other dispensaries in town. He's waiting to hear back from them.

(Vince Baudoin) Mr. Baudoin heard the concerns about traffic. This is a business district and we can try to mitigate the traffic concerns. He asks why they need so many parking spaces.

(Mary Winstanley O'Connor) Ms. Winstanley O'Connor says they wanted a lot of parking to ensure there weren't vehicles queuing on Summer St, waiting to get into the parking lot.

(Vince Baudoin) Mr. Baudoin says the board can take a second look at fencing and screening if the applicants come back, taking abutter concerns into consideration. He's okay with leaving drainage to the town engineer.

(Shaina Korman-Houston) Ms. Korman-Houston would like to see how the applicants address some of the requests from the board.

The board provides the applicants with a list of things to look into for the next hearing. These include:

• Changing the fence from PVC to wood
• Working with work with town engineer to verify that the stormwater management system will be adequate for the site. The board would like a letter from the Town Engineer stating that the drainage is adequate.
• Having a landscape architect evaluate planting along the parking buffer
• Having plans indicate the extent of work on site and providing details of boundary transitions
• Striping the loading area
• Clarifying the design of monument sign (there are two designs shown in the application materials)
• Adding more detail to the fencing plan, including the relationship between new fencing and existing fencing.
• Indicating that the paved path will be removed
• Indicating which trees will be removed
• Provide an allowance for the other business to have signs
• Indicating on plans that the gooseneck lights will be pointing down
• Providing more detail about the windows, and indicating which windows will be kept and which will be replaced.
• Verifying the wall signs have the required 12" vertical clearance
• Indicating which windows and frosted and which will not
• Providing details of how the dumpster will be screened and secured
• Providing a light study, including details of spill-over onto neighboring properties.
• Identifying a snow storage location on the plans
• Having plans indicate that the pylon sign will be removed.
• Confirming bike parking details
• Providing details on the curbing and transitions.

(Kin Lau) Mr. Lau says the board will look into whether an interior trash room is required.

The board votes to continue the hearing to September 28, 5--0.

Open Forum

There are no speakers for tonight's open forum.

New Business

(Claire Ricker) Ms. Ricker informs the board that the new member, Michelle Shortsleeve, has been confirmed by the Select Board and she'll attend our next meeting.

Meeting adjourned.