Article 53 Cullinane Presentation¶
May 6, 2026
Arlington Town Meeting Members
Town of Arlington
730 Massachusetts Avenue
Arlington, MA 02476
Dear Town Meeting Members,
The Arlington Chamber of Commerce writes in support of Article 53, which preserves the original
meaning of the commercial bonus provision in Section 5.8.4.E(1) of the Zoning Bylaw — the requirement
that 60% of the ground floor at street level be occupied by eating and drinking establishments, business
services, childcare, or retail uses in order to qualify for additional height in the Mass Ave / Broadway
Multi-Family overlay districts.
The Chamber has long advocated for substantial, well-sized commercial spaces along Broadway and
Massachusetts Avenue. When we commented on the original MBTA Communities proposal in October
2023, we expressed concern that even a 60% requirement, applied to the ground-floor footprint, could
produce storefronts too small to support the kinds of retail, food, service, and childcare uses that
residents rely on. We urged the Town to consider a higher first-floor percentage on zero-setback
buildings and to incentivize second-floor commercial space, precisely because ground-floor commercial
space needs to be substantial enough to be leasable, to draw foot traffic, and to anchor an active
streetscape.
Against that backdrop, we are concerned by recent discussions of whether “60% of the ground floor”
might be calculated using Gross Floor Area, a measure that does not appear in the bonus rule and that is
distinct from the ground floor itself. In practice, calculating the 60% on a base that excludes lobbies,
amenity space, back-of-house, and parking can produce considerably smaller commercial footprints than
a reading tied to the building’s ground-floor footprint. From the Chamber’s perspective, the smaller the
commercial space, the harder it is to attract and retain the businesses we want. That outcome would run
counter to what the Chamber has advocated for since 2023 — commercial spaces sized to be
commercially viable.
Article 53 offers a helpful clarification: by drawing on language from the state building code, it ties “the
ground floor” to the building’s footprint, so the commercial requirement scales naturally with the size of
the building. That is the version of the rule Town Meeting debated and adopted in 2023, and it is the
version that produces commercial spaces large enough to be leasable, occupiable, and genuine
contributors to our commercial corridors.
Bonuses for additional height and reduced setbacks are not required by state law. They are concessions
Arlington has chosen to offer in exchange for genuine public benefit. The Chamber believes those
concessions are most valuable when paired with substantial commercial space. Article 53 helps ensure
that the bonus continues to deliver that benefit, supports our small businesses and tax base, and reflects
the careful public process that produced the 2023 bylaw.
Inserted by Joanne Cullinane, precinct 21
For these reasons, the Arlington Chamber of Commerce respectfully asks Town Meeting to support
Article 53. We thank Joanne Cullinane, Larry Slotnick, and the petitioners for bringing it forward, and we
thank Town Meeting for your continued attention to the conditions that make Arlington a place where
people want to live, work, shop, and visit.
Sincerely,
Beth Locke
Executive Director
on behalf of the Chamber Board of Directors
Inserted at the request of Larry Slotnick, precinct 7, and Joanne Cullinane, precinct 21
Commentary·Views (opinion)
Commentary: Article 53 seeks
to preserve the intent of
MBTA Act overlay ‘Bonus
Rule for Commercial Use’
March 17, 2026
by
YA Guest Opinion
By Joanne Cullinane and Larry Slotnick
As Town Meeting Members, we closely followed debates and public engagement
sessions as Arlington was crafting its MBTA Act overlay in 2022-23. At that time,
Arlington created a zone where multi-family housing (3+ units) may be built “as of
right,” and created relaxed dimensional rules for that housing.
We have attended recent Redevelopment Board meetings where the first
projects seeking bonus floor awards in the overlay (28-unit and 14-unit buildings,
respectively, where 2- and 3-unit multi-families stand) are under review for
compliance. Bonuses were not meant to be discretionary. Yet we see discretion
threatening to overtake the process due to a misinterpretation and misapplication
of the bylaw.
This is why we submitted Article 53 in the Town Meeting warrant for the 2026
legislative session.
The vast majority of residents who speak at board meetings have expressed
anger and dismay as the board floats the idea of reinterpreting the clear and
verifiable threshold found in our commercial bonus rule so as to water down
(Article 55 addresses the board’s idea of watering down the thresholds contained
in separate bonuses for extra affordability) the size, and therefore the viability, of
the new commercial spaces required to qualify for extra mass and height.
Allowing this would abandon the types of desirable commercial spaces we
intended to reward and would subvert the 2023 Town Meeting vote.
Bonuses are not required under state law, and few towns have them in their
MBTA Act overlays. Bonuses provide additional concessions on top of the
generous baseline concessions that already allow developers to build four-story
buildings in the Mass. Avenue/Broadway portions of the overlay, i.e., automatic
baseline relief, allows for 52-foot-tall buildings with no open space requirements,
and no floor-area-ratio minimums or unit maximums. Bonuses on top of such
relief should be difficult to obtain and reserved for developers who deliver
significant benefits.
Our bonus rules were drafted, circulated, presented to the Redevelopment
Board, redrafted, and presented to Town Meeting, with the exact language now
found in our bylaw after this came to a vote at Special Town Meeting 2023. The
commercial bonus – the most generous – states that a developer may petition for
a fifth floor on Broadway – or a fifth and sixth floor on Mass. Avenue – along with
a zero setback (i.e., building to the sidewalk) if they set aside “60 percent of the
ground floor” at street level for commercial space. Arlington needs substantially
sized commercial spaces for its tax base, and undersized commercial spaces
hurt neighborhood vitality by sitting empty.
The bonus rule language Town Meeting voted on in 2023 is clear. It fosters
predictability, proportionality, and accountability. As a straightforward description
of the building’s footprint, it requires that the ratio of commercial space grow in
direct proportion to the building’s footprint. Yet a few individuals are now invoking
Gross Floor Area. GFA never refers to the ground floor and is never mentioned in
our bonus rules.
This GFA misreading – on which the board is not in agreement – would allow
developers to exclude whatever amount of the ground floor they desire for other
uses first, before calculating the commercial space required for a bonus. It
literally turns commercial space into an afterthought. It also creates a rule with no
lower limit for how little of a space can be used to justify a massive bonus. Such
a bonus is a freebie and not what Town Meeting voted for.
A novel GFA misreading promoted by a few at this late stage would create a
process that is unpredictable and unverifiable – things the MBTA Act was meant
to rectify and which are incompatible with As of Right zoning. Nor would simply
slapping a minimum threshold on a misinterpretation that invokes GFA retain the
proportionality and accountability contained in our current law. An untethered
minimum would be open to serious misuse. A minimum size constraint should be
added only if the building footprint rule is upheld first.
The GFA misreading would set an erroneous precedent based upon a
misinterpretation. If unchecked, it would reshape every MBTA Act overlay project
on Mass. Avenue and Broadway, from East Arlington to the Heights. New
calculations should not be substituted to allow bonuses in every building, under
conditions never incorporated into our bylaw language after a period of public
input involving thousands of people.
Please support Article 53, which preserves the definition of “60 percent of the
ground floor” baked into our commercial bonus rule. It does so by adding
clarifying language from the state’s building code. Article 53 preserves clarity,
proportionality, and accountability, and yields a mix of purely residential buildings
and some that include the properly sized commercial spaces we asked for under
our bonus rules. If the process is to be respected, we must preserve our bonus
rules, as written, debated, and passed by Town Meeting.
This commentary was published on March 18, 2026. Joanne Cullinane is a Town
Meeting member from Precinct 21, and Larry Slotnick is a Town Meeting member
from Precinct 7, and they submitted Article 53 for this year’s Town Meeting
session. Slotnick formerly served on YourArlington’s board of directors. Town
Meeting is slated to have its opening session on Monday, April 27.
Submitted by Joanne Cullinane, Precinct 21
In this statement, the former ARB Chair expresses wholehearted support for our clarification of
how the commercial space required to qualify for a developer bonus was intended to be calculated,
and on the meaning of ‘ground floor’ as understood by the Board in discussions and hearings on
the MBTA Act Overlay as it took shape. This statement is from the Board’s hearing on Article 53 on
March 30, 2026.
Our original motion, like our substitute motion, defined ground floor as everything under the roof of
the floors above and this is what Rachel agrees was the agreed upon standard.
Link to video: https://youtu.be/m4EkPg7BtTQ?si=NJFplRkPGqGtemXl&t=6039
“Uh, I am in support of this article.. Um.. I do.. believe that this is the appropriate way that
we need to define the ground floor area area specific to the meaningfully sized commercial..
development that was contemplated when this was approved by Town Meeting and in all of
the discussions and hearings that we had as a redevelopment board leading up to the final
warrant article.. Um, for the magnitude of the bonus provided and the sizes of these
developments, we should be receiving uh meaningful uh commercial development spaces
so I’m in favor.”
Inserted at the request of Larry Slotnick, pct 7, and Joanne Cullinane, pct 21
Arlington Zoning Bylaw, 2.8 Basic Provisions:
Gross Floor Area: The sum of the horizontal areas of all stories of a building or
buildings on a lot, measured from the interior faces of exterior walls, or in the case of a
common wall separating two buildings, from the centerline of such common wall as
regulated under Section 5.3.21.
Link to Arlington’s zoning bylaw:
https://www.arlingtonma.gov/home/showpublisheddocument/43413/6390339806212300
00#page=14
Submitted by Joanne Cullinane, precinct 21
Presentation by the Town’s Economic Development Coordinator to the Redevelopment Board on August 5,
2024. These are the portions of the Q&A where they discuss types of spaces that businesses looking to set
up in Arlington are seeking. This discussion is relevant because the board’s re-interpretation of ground floor
at street level to exclude portions of the ground floor - though we still don’t know fully what they are
excluding - would shrink the size of the commercial space gained in exchange for the extra height and mass
conferred to developers via this bonus.
Stand-alone square foot minimums floated by Board members in passing would not be proportional to the
building, as the original 60% of Footprint is, and were also below what was described as in demand by
businesses looking to set up here.
https://youtu.be/HWIOtWojpGY?si=B-M9HoCeLGAd2sze&t=7106
1:58:25 - 2:00:56
2:02:35 - 2:04:25
>> RACHEL: Let's start with Steve. Any questions or comments for Katie?
>> STEVE: Thank you for the overview. I hope‑‑ would it be possible to have the slide deck added to our
agenda? I'd like to show it to some people. I do have two questions.
>> KATIE: Yes!
>> STEVE: First, the director of the Chamber of Commerce, Beth Locke, she appeared before the
Redevelopment Board last April to talk about active business development from her perspective.
And one of the bit of feedback they recall getting from that meeting was that there are a lot of
businesses looking‑‑ that would like to be in Arlington. But we have spaces that are not appealing
or we don't have the right kind of spaces or not the kind of spaces they're looking for.
So my first question is do you agree or disagree with that? And why?
>> KATIE: Yes, I definitely agree with that. I get calls weekly from people looking to move into Arlington,
and I keep a list of them. Like, overall, our commercial stock for space is very old.. and it's very
small. I'd say overall, we‑‑ our spaces are, like, 2,000 square feet and under, generally, which suits
some people, but not most people.
Um, and what we do have is very old, so it requires a lot of upfront costs, which can be really daunting to a
lot of small‑business owners.
Um, there's, of course, the outliers. 30 Mystic Street is the big outlier, and that's been vacant for about a
year so it takes a long time to make the right match for those kinds of spaces. So that's kind of the flip side
of the problem, where you have this.. This unicorn of a lot, and trying to make the right fit for that is really
difficult, as well.
But, absolutely, I have a lot of people coming to me saying they really want to move into Arlington because
it's such a great community, but making that match.
Um, we've also...um.. sometimes had the problem where I finally get in touch with people, and they have
trouble reaching brokers. So we do have these vacant storefronts, but the real estate agents aren't picking
up the phone, or they're not having an easy time getting in touch with them.…….
https://youtu.be/HWIOtWojpGY?si=ocDMjZXqvZ8uGF1J&t=7356
2:02:35 - 2:04:25
>> GENE: Yeah, thank you very much for the presentation. I just want to uh follow up on part of Steve's
question, which was I think one of the questions we all had is, so what types of spaces are people
looking for that Arlington doesn't have? I mean, you said, you know, the spaces are too small, too
old. Like, what size? What are they looking for, and are they retail, are they office? What are we
talking about?
>> KATIE: Not office. Less office, more retail. More fitness. We're already seeing a lot more
fitness‑centered businesses come into Arlington. But I'm still getting a lot more calls that even more want to
come in.
Unsurprisingly, more childcare facilities want to come into Arlington. But overall, you're looking at least
to like 3,000 5,000 square feet ..want to come in. That's really the sweet spot. Um. Anywhere up to
8,000 square feet.
There are‑‑ not to go on‑‑ like‑‑ I'm‑‑ I'll start talking about specific properties. We have some on, like,
Dudley Street that could work. But then property owners, once they get over a certain threshold of square
footage, they want tenants to take the whole building, which makes sense from an economic standpoint.
But that's very difficult for tenants.
But, yeah, retail, fitness. Less so restaurants, um, which I'm not as surprised about because we do have
quite a healthy hospitality sector in Arlington. We do have a lot of eateries. Those are the two that I see
trending right now, and childcare.
Submitted by Larry Slotnick, pct 7 and Joanne Cullinane, pct 21
We include this to prevent confusion since compliance was raised as a potential issue in the
Redevelopment Board’s report to Town Meeting in regards to Article 53.
This 24 second video clip from the Q&A / open comment period of the second MBTA Act
Overlay public hearing at Town Hall on July 25, 2023, features the CEO of Utile explaining that
bonuses are not part of the modeling that they did for the state as all bonuses are extra/optional
and do not affect a Town’s compliance in any way.
https://drive.google.com/file/d/1xBSFCL5bm8uUlqjE3v2J-Vk3RUs5KqJu/view?usp=sharing
Inserted at the request of Joanne Cullinane, pct 21, and Larry Slotnick, pct 7
https://youtube.com/clip/Ugkx8LWikYKyEBlVF-
KUJmtAhtrUj6P4hu_3?si=osYcEICkHFkxefWt
This clip is from the ARB’s final hearing on Article 12, in 2023, in which all of the terms of the
MBTA act overlay were reviewed for a final time, and agreed upon in a unanimous 4-0 vote.
This was at a public hearing at Town Hall on October 2, 2023 and this is the only part of the
evening when the Board addressed the commercial bonus rule.
The context was that they were reviewing whether 60% was a high enough percentage of the
ground floor to require for a commercial bonus in the overlay because it was stated that the
Chamber of Commerce had just written to them asking that the ground floor percentage be
higher and that second floor commercial be incentivized as well. The Chamber’s position was
that 60% of the ground floor would in most cases yield spaces that are too small.
The CEO of Utile was asked to explain why 60% was optimal, per his company’s
recommendation, and he explained that it worked on buildings with both large and small
‘Footprints’ (i.e. whether the Footprint of the building was 10,000 square feet or 2000 square
feet). He described not just the percentage but the methodology under which this percentage
was to be applied.
Link to full video available within this YouTube screen for full viewing.
(Cover Letter for Dominic Vecchione Letter, Submitted by Joanne Cullinane, precinct 21)
In this August 10, 2025 letter (below), Dominic Vecchione raises concerns about the shadows
and safety that rows of five-story buildings with no setbacks created for neighbors and
pedestrians. The letter speaks to the fact that watering down bonuses so that they are available
on even very small lots creates issues that are compounded by this lowering of the bar
(“canyonization” and safety hazards, especially for the children on this commuting route).
The letter (below) speaks to the tradeoff between burden and benefit and why the 60% ground
floor commercial bonus rule was intended to be a high bar and strict threshold. The commercial
use bonus was not intended to enable any lesser amount of commercial to be used to satisfy
the 60% ground floor threshold. Instead, developer bonuses were meant to bring the maximum
intended benefit and to be available only on lots with the necessary space. To realize this
intended benefit, and get a variety of building sizes and shapes, the rules should be strictly
enforced, and a full 60% of the ground floor ‘footprint’ allotted to commercial use so that the
neighbors - and the town - receive maximally viable businesses and a variety of building types.
+++++++++++++++++++++++++++++++++++
Dominic Vecchione
email: dgvarch@gmail.com
August 10, 2025
I am providing comments to the plans submitted for the property at 126 Broadway,
Arlington MA.
There are several areas where the proposed plan does not comply with the Zoning
Bylaws.
1. Arlington Zoning Bylaws Req. for open space is 30% of the lot size.
A. Proposed open space is 18% open space which is a reduction by
40%
2. Arlington Zoning Bylaws Req. front set back is 20’-0”.
A. Proposed Front set back is 0’-0” which is a reduction by
100%
3. Arlington Zoning Bylaws Req. Side yard setback is 10’-0”.
A. Proposed Side yare setback is 5’-0” which is a reduction of
50%.
4. Arlington Zoning Bylaws Req. Height is 2 ½ stories or 35’-0”
A. Proposed Height is 5 stories or 50’-0” which is an increase of
48%
5. Arlington Zoning Bylaws Req. off street parking is 14 spaces
A. Proposed off street parking is 6 spaces which is a reduction of
56%.
The Shadow study (below) does not properly show that there is an impact to the property
at
128, 130 & 132 during the winter for (4) months +/- and that the property at 128
Broadway
will have a shadow cast on it for approx. (7) months a year. A project should not have
such a
Large impact on its adjacent neighbors.
The
Shadow study(below) and the perspective (above) do not meet the Town of Arlington
Design guidelines for commercial Corridor, this will create a Canyon effect and is not
inviting at the street
The Town of Arlington Fire Department should be consulted, since there is the
potential of another project with a wall located 5' from the Property line. If this is the
case then this could be a vertical Canyon between two buildings located only 10'
apart. Which could create an issue in a Fire. The question is should this wall and
windows be protected with a 1hr fire rating for safety?
Scale of project on the right will overpower the existing homes.
The above is a comparison of a well-known building in town to demonstrate what the height
will be
CONCLUSIONS:
The project at 126 Broadway Arlington Ma, not only will change the fabric and
character of the neighborhood but will set the stage for all future
development.
It appears that the size and scale of the project will increase density by over 100%
on
an existing (2) family lot. To maximize profit, it appears that most of the Zoning
Bylaws are being ignored
Based on the height and scale of the project it will dominate the existing homes and
will create a Canyon effect on homes and Broadway; this will be more noticeable
during the winter months when the lack of sunshine is more
noticeable
While development is essential the project needs to be sensitive to its surroundings
and not at the expense of the neighborhood.
I hope that the board considers all of these factors and rejects the proposal in its
current form.
Thank you
Dominic Vecchione
3 Country Club Dr.
Arlington MA. 02474
email: dgvarch@gmail.com
cell: 781-385-9110
August 10, 2025
October 2, 2023
Arlington Redevelopment Board
Town of Arlington
730 Massachusetts Avenue
Arlington, MA 02476
Dear Member of the Arlington Redevelopment Board,
The Arlington Chamber of Commerce has long been committed to the prosperity and growth of
our local businesses and the vitality of our community. We believe that updated zoning
ordinances that encourage economic development can play a pivotal role in fostering a vibrant
and sustainable community.
The Arlington Chamber of Commerce believes that the MBTA Working Group’s proposal
presents a strong plan for both housing and commercial growth. Arlington’s existing and future
small businesses will benefit from an increased customer base and foot traffic resulting from
additional housing units.
The Chamber supports incentivizing mixed-use development - on both the first and second
floors - of five and six-story buildings along Broadway and Mass Ave respectively. Arlington is in
need of higher quality commercial space to attract a desirable mix of retail and commercial
businesses. However, we urge the board to consider increasing the first floor percentage
requirement on zero foot setback buildings and incentivize second floor commercial space to
create an active ground floor design and promote a lively pedestrian streetscape. We are
concerned that, in most cases, the 60% requirement will result in spaces that are too small for
the types of businesses and retail that support needs of the local population.
The Chamber also supports the idea of excluding parcels on Mass Ave., east of Orvis Road,
from MBTA communities overlay in favor of a future master plan focused specifically on
protecting small businesses, reinforcing the area’s character, and requiring standards for quality
storefronts.
In closing, we thank you for your dedication to our community and working to achieve smart
growth options that both meet the MBTA Community guidelines and increase housing
availability in the town of Arlington. Given the small portion of available commercial space in our
town, we ask the select board to maintain their focus on preserving available spaces for
business and enhancing those available in the future, and leveraging zoning changes to lower
Inserted at the request of Joanne Cullinane, precinct 21
the barriers for economic development. We also urge you to consider those aspects of the
upcoming zoning changes that will support future economic growth to not only accommodate
population growth, but also to create a thriving and dynamic economic climate that makes
Arlington a desirable place to live, work, shop, and visit.
Sincerely,
Bet Loc
Beth Locke
Executive Director
on behalf of Chamber Board of Directors
From: Carla Paynter Valentine
Sent: Monday, April 6, 2026 3:33 PM
To: Kin Lau; Stephen Revilak; Rachel Zsembery; Shaina Korman-Houston; Vincent Baudoin
Subject: Dear Arlington Redevelopment Board- in regards to 126-128 Broadway
Dear Arlington Redevelopment Board,
I am an Arlington resident- I live on Ernest road.
I know you all are doing so much work for our community. However in regards to the 126-128
Broadway development, adjustments to the proposal are necessary.
I intended to say the below at the meeting tonight 4/6, but can't- sick child. and I sent Claire this
correspondence too late for it to be included. I wanted to send along to you all for your
consideration:
"Arlington Redevelopment Board meeting 126-128 Broadway
With respect to the time and effort put into this proposal by the Board and the Applicant, there are
adjustments that need to be made.
I echo my Arlington neighbors. To the Board, please start listening to us.
Let's work together to address the over capacity issue this proposal presents:
Let’s
-Respect the bylaws and bonus rules, 60% commercial space necessary, ground floor defined per
state definitions- so get rid of the 5th floor on this proposal
-Reduce the number of units to 14.
-Get at least 22.5% affordable units in= 4 affordable units
-Ensure that the commercial space and the building itself brings the maximum benefit to the
town/community.
To prove this proposal presents an over capacity issue-
Let’s compare this proposal to a comparable plot, 117 Broadway (diagonally across the street)
117 Broadway:
• Is Approx, a .25 acre plot of land (larger than 126-128 Broadway)
• No residential house around it (this is significant)
• 4 stories tall (with the 4th story set-back completely, all around the building, all four sides-
which looks really good)
• 14 units (half the number of 126-128 proposal- all affordable)
• 17 parking spaces (enough parking for one car per unit, plus parking for the commercial
space)
Inserted by Joanne Cullinane, pct 21
• 12 - 96 gal trash receptacles, 12- 96 gal recycling receptacles, 2 compost receptacles
• Commercial space held by Arlington Eats (they dispose of their waste in these receptacles-
their cars park in the parking lot)
This proposal 126-128 Broadway
• Is Approx.a .23 acre plot of land (smaller than 117)
• Residential houses all around it (this is noteworthy- this is significant)
• Proposed 5 stories tall (set-back on one side- front, no set-back on three other sides of the
building)
• Proposed 28 units (double that of 117- on a smaller plot of land-how many affordable?-)
• Proposed only 10-12 parking spaces (less than ⅗ of 117 broadway;s capacity for parking-
not enough parking for each resident)
• Proposed only, 4- 96 gal trash receptacles= two, 2 cubic yard wheeled containers for trash
(⅓ of 117 broadway’s capacity for waste), proposed 4-6 96 gal recycling receptacles (⅓ of
117 broadway’s capacity for waste), no proposed compost receptacles
• Commercial space rented by unknown- (unknown how they will have room to dispose of
their waste, and unknown where employees will park).
Questions for the Applicant:
-Did you talk to any of the neighbors around this lot? If so, how many? What do you know about our
community, what research have you done? What do you know about the goings on of the
Broadway/Everett intersection?- it’s quite busy
-Where are you going to tell your other 16-18 residents to park their cars? Where are you going to
tell the employees of the commercial space to park their cars?
-Where are you going to tell your residents to dispose of their waste (there aren’t enough
receptacles)? Where are you going to tell the commercial space employees to dispose of their
waste? What if residents want to compost?
-What will you charge for a 1 bdrm? What will you charge for a 2 bdrm? How will your rental prices
affect my rent?- i live close by
-Will there be sound proofing in all the interior walls/floors to improve the quality of living?
To the Board:
This proposal is over- capacity. Let’s make some changes and get the most benefit for the
community and town:
-This lot has a capacity of 14 units (maximum)
-Get at least 22.5% affordable units in= 4 affordable units.
-Ensure the commercial space and the building itself brings the maximum benefit to the town.
60% of the ground floor needs to be used for commercial space., the definition of the ground floor,
per state definitions, as “everything under the horizontal projection of the roof or floors above"."
Thanks for your time and consideration and your service to Arlington. -Carla
