Arlington Redevelopment Board - Oct 6th, 2025

Meeting held at 27 Maple Street. Materials were available from https://arlington.novusagenda.com/agendapublic/MeetingView.aspx?MeetingID=2350&MinutesMeetingID=-1&doctype=Agenda.

Review Meeting Minutes

The board approved minutes for their September 8 and September 15, 2025 meetings.

Docket 3831 - 1323 Mass Ave

This docket involves a sign permit for Fiesta Bites restaurant in Arlington Heights.

(Claire Ricker, Planning Director) Ms. Ricker say the applicant continues to remain in contact with staff, but financial constraints prevent him from installing new signs at this time.

(Rachel Zsembery, ARB Chair) Ms. Zsembery asks if there's been any progress on having the two boarded windows replaced.

(Claire Ricker) Ms. Ricker says the tenant continues to work with their landlord on that matter.

(Rachel Zsembery) Ms. Zsembery asks if planning staff could continue to pursue removal of the non-conforming signage, if the board chooses to close the hearing.

(Clair Ricker) Ms. Ricker says she can work with Inspectional Services on that matter.

(Eugene Benson, ARB) Mr. Benson doesn't believe the board has the ability to unilaterally close the hearing; he thinks the applicant has to request a withdrawal. He suggests continuing the hearing, and asking the applicant to write a request to withdraw.

(Rachel Zsembery) Ms. Zsembery suggests approving the permit, with conditions that the applicant continue working with the Department of Planning and Community Development.

(Steve Revilak) Mr. Revilak would be okay with conditional approval.

(Rachel Zsembery) Ms. Zsembery asks Ms. Ricker if she has a sense of the applicants timeline.

(Claire Ricker) Ms. Ricker says that Mr. Sanchez hasn't provided a timeline, but six months may be fair.

(Rachel Zsembery) Ms. Zsembery suggests a motion to approve with the condition that the applicant continue to work with planning staff to bring their signs into conformance and replace the boarded-up windows.

(Kin Lau, ARB) Mr. Lau suggests giving the applicant one year, since they're having financial hardships.

(Eugene Benson) Mr. Benson would like to add "the cabinet signs remain unlit" as a condition, and add a finding that the applicant has made changes that the board requested.

The board votes to approve the special permit, 5--0.

Docket 3869 - 1513--1519 Mass Ave

This docket involves a special permit to construct a mixed use building with 15 apartments.

(Claire Ricker) Ms. Ricker says the board granted the applicant a special permit for a smaller building on January 15, 2025. The properties were previously in the B1 district but are now zoned B2A. The Attorney General's Office approved all but two town meeting articles on October 2nd. Town counsel advised the developer that the new zoning wasn't in place, and suggested continuing the hearing.

(Rachel Zsembery) Ms. Zsembery asks if the board has room in their schedule on November 3rd.

(Claire Ricker) Ms. Ricker says this will be one of three hearings on November 3rd.

(Eugene Benson) Mr. Benson asks if this will be a new special permit, or a modification to the existing special permit.

(Claire Ricker) Ms. Ricker says they've applied for a new special permit.

(Eugene Benson) Mr. Benson suggests having a conversation with Town Counsel about the implications of having two special permits for a single property.

(Rachel Zsembery) Ms. Zsembery thinks that amending the existing special permit is a better way forward.

The board votes to continue the hearing to November 3rd, 5--0.

Docket 3879 - 892 Mass Ave

This docket involves sign permits for Activate SBP.

(Claire Ricker) Ms. Ricker says this is an application for a wall sign, two door signs, and thirteen window signs. The applicant wishes to reduce transparency in order to provide privacy for their clients, and are seeking relief from the transparency requirements in the zoning bylaw.

(Gretchen Paulson, Applicant) Ms. Paulson says their business is a wellness and injury prevention practice. She says it's crucial to maintain privacy for their patients.

(Kin Lau) Mr. Lau asks if the applicants are only seeking relief from the transparency requirements.

(Claire Ricker) Ms. Ricker answers in the affirmative.

(Kin Lau) Mr. Lau is okay with the screening, but he's not okay with the logos on the windows. He'd be okay with the screening if it had something other than the business's logo. He'd like to see some kind of pattern.

(Darcy Gould, Applicant) Ms. Gould says they've proposed to logo for every other window. She says they had another window setup, and replacing it would cost money. She thinks the existing white frost is better, and asks about the hearing process.

(Shaina Korman-Houston, ARB) Ms. Korman-Houston asks how high the frosting extends.

(Gretchen Paulson) Ms. Paulson says it extends to about six feet.

(Shaina Korman-Houston) Ms. Korman-Houston wonders if the windows could be opened a little bit more, to squeeze out space that isn't opaque.

(Eugene Benson) Mr. Benson says the applicants also need relief for having their wall sign in the different location -- it's supposed to be over the door rather than the window.

(Claire Ricker) Ms. Ricker acknowledges this. There's a safety light above the door, so they've proposed to put the wall sign over the front windows.

(Eugene Benson) Mr. Benson says the bylaw requires 60% transparency between two and eight feet. He says the transparency isn't a sign, but the letter A is. He asks what people would see if the windows were not opaque.

(Gretchen Paulson) Ms. Paulson says they'd see people getting physical therapy treatment, and doing strength and conditioning exercises.

(Eugene Benson) Mr. Benson asks if that would be the case for every window?

(Gretchen Paulson) Ms. Paulson answers in the affirmative.

(Eugene Benson) Mr. Benson asks what's behind the doors.

(Gretchen Paulson) Ms. Paulson says that's part of the same area.

(Eugene Benson) Mr. Benson asks if they're proposing signs for the doors.

(Claire Ricker) Ms. Ricker says there was a rendering with signs on the doors, but this didn't come out in the PDF in the agenda.

(Steve Revilak) Mr. Revilak asks about the height of the band where the wall sign will go. The bylaw requires space above and below wall signs; for the sign they've proposed, the band would need to be 34" tall.

(Claire Ricker) Ms. Ricker says that dimension isn't shown in the sign package.

(Steve Revilak) Mr. Revilak says he likes the logos on the windows. He asks if Mr. Lau would be okay with smaller logos, that covered less than 25% of the window area.

(Kin Lau) Mr. Lau says he'd be okay with the white frosting.

(Rachel Zsembery) Ms. Zsembery says she's not okay with the white frosting. The board has approved screening for other establishments where we worked with the applicants to create patterns that were not advertising. For example, Apothica used a pattern on their windows. She'd like to see screening that activates the streetscape, and would like to see the door signs removed.

(Kin Lau) Mr. Lau asks if there's a vestibule behind the door.

(Gretchen Paulson) Ms. Paulson answers in the negative.

The chair opens the hearing to public comment.

(Jamie Fisher, 111 George St) Ms. Fisher says this isn't a standard gym, and Activate SBP offers services that are hard to find. This is exactly the kind of business we want in town. The business adds to the sense of community and the ability to work in a private and welcoming space is important. She hopes the permit is approved and that we don't put up hurdles for our businesses.

(Leslie O'Brien, 24 Woodbury Lane) Ms. O'Brien says Activate SBP was a lovely find, which improved her quality of life. She says they've built a community within the business, and she wants them to be successful.

(Megan Beers, 169 Mount Vernon St) Ms. Beers supports the sign application. She says it stands in contrast to businesses with large, garish storefronts. She emphasizes the need for privacy, and asks the board to welcome small businesses.

There are no more comments from the public.

(Steve Revilak) Mr. Revilak asks if there's training equipment behind the doors.

(Gretchen Paulson) Ms. Paulson says there's a treadmill and the door to their bathroom.

(Rachel Zsembery) Ms. Zsembery appreciates the hospitality the applicants are providing with their business, and would like to see that reflected in the window screening. She doesn't want to see a cold storefront. She has no problem with the transparency reduction, but could not approve a solid color.

(Kin Lau) Mr. Lau asks about using a pattern.

(Rachel Zsembery) Ms. Zsembery says she'd be okay with colors or lines, as long as it's active.

(Shaina Korman-Houston) Ms. Korman-Houston would like to see a pattern.

(Eugene Benson) Mr. Benson thinks the transparency treatment is necessary and likes the "A" logos. If he were in the applicants chairs, Mr. Benson says he'd e bewildered by the request to make the windows active. He doesn't think that's clear guidance.

(Steve Revilak) Mr. Revilak agrees with Mr. Benson. He likes the logos, but would be okay with a pattern.

(Rachel Zsembery) Ms. Zsembery says she's not in favor of the logos, but would be okay with lines or a pattern.

(Shaina Korman-Houston) Ms. Korman-Houston thinks a line pattern would be appropriate. She suggests looking at Wheelworks in Somerville. Most of their windows are transparent, but they have images of gears and wheels, which are related to their business as a bike shop.

(Kin Lau) Mr. Lau asks if we have a consensus.

(Rachel Zsembery) Ms. Zsembery thinks we can proceed.

(Steve Revilak) Mr. Revilak would like to offer examples of window screening the board has approved. The first is Arlington EATS at 117 Broadway. They're a food pantry, and requested extra screening to provide privacy of their patrons. Their window covers have pictures of food. Another is Eskar, a dispensary at the corner of Sunnyside Ave and Broadway. Their windows are dark, with geometric patterns.

(Rachel Zsembery) Ms. Zsembery suggests two findings: that the board is okay with the wall sign above the window rather than the door, and that screening in excess of 25% is okay. She proposes a condition that the applicants work with staff for administrative approval of a more active pattern for the window film.

(Eugene Benson) Mr. Benson asks about the door sign.

(Claire Ricker) Ms. Ricker says the staff memo was in error; they are proposing one door sign.

The board approves the permit, 5--0.

Board Retreat Agenda

(Claire Ricker) Ms. Ricker says the board's retreat is scheduled for Sunday October 19th. She's interested in agenda items, as the agenda has to be set by October 15th.

(Rachel Zsembery) Ms. Zsembery suggests 2026 warrant articles, an update on the comprehensive plan, and update on the Arlington Heights Business District, and an update on the Affordable Housing Overlay.

(Kin Lau) Mr. Lau suggests setting goals for next year, planned unit development districts, and maybe something in the area around the boys and girls club.

(Shaina Korman-Houston) Ms. Korman-Houston would like to discuss our internal process for handling warrant articles, and if there are any tweaks we should make.

(Eugene Benson) Mr. Benson would like to discuss the timeline for the next town meeting. He asks about the time and place of the retreat.

(Clair Ricker) Ms. Ricker says she's booked the Public Safety Community room until noon.

(Rachel Zsembery) Ms. Zsembery suggests starting at 9:00.

The board agrees on meeting from 9:00 to noon.

(Steve Revilak) Mr. Revilak suggests picking an item from the Housing Production Plan to work on in 2026, and bring to town meeting in 2027.

(Kin Lau) Mr. Lau would like to talk about enforcement. Perhaps there could be a position shared by DPCD and Inspectional Services.

Ms. Zsembery and Ms. Ricker will work on the agenda. Mr. Benson suggests sending proposed zoning bylaw changes to Ms. Ricker.

Open Forum

There are no speakers for tonight's open forum.

New Business

(Claire Ricker) Ms. Ricker wanted to inform the board that all of the warrant articles from the spring town meeting were approved by the Attorney General's Office, with the exception of ADUs and 17 Palmer St. The AGO will provide decisions for those articles by October 23.

(Kin Lau) Mr. Lau says he's noticed a signage issue. The smoke shop across the street from Stop and Shop has oversized signage.

(Rachel Zsembery) Ms. Zsembery thinks the discussion about enforcement will be very important.

(Steve Revilak) Mr. Revilak saw a news item about the Arlington Heights Business District on the town website. He asks if that will be ready for town meeting.

(Rachel Zsembery) Ms. Zsembery says that staff hasn't had many resources to work on this, given all of the other things going on. There may be a warrant article to request funding.

(Steve Revilak) Mr. Revilak asks if the district will use site plan review or special permits.

(Rachel Zsembery) Ms. Zsembery says that hasn't been discussed.

(Steve Revilak) Mr. Revilak asks if the True Fitness parcel is out of the picture.

(Claire Ricker) Ms. Ricker says yes. The owners have hired a consultant to do their own planning.

Meeting adjourned.