Zoning and Planning Committee - February 23, 2026

• Governing Body: Zoning and Planning Committee
• Meeting Date: February 23, 2026
• Meeting Type: Regular Virtual Meeting
• Chair: Councilor R. Lisle Baker
• Attendees: Vice Chair Pamela Wright, Councilors Susan Albright, Lisa Gordon, Rena Getz, David Kalis, Cyrus Dahmubed, Sean Roche, Randy Block, Julie Irish, and Council President John Oliver.
• Staff and Officials: Andrew Lee (Associate City Solicitor), Ms. Hueval (Acting Director of Planning), Nora Colello (Chief of Long-Range Planning), Anthony Ciccarello (Commissioner of Inspectional Services).

The committee discussed a request from the Mayor to amend the definition of two-family detached housing to address unintended consequences of the recently enacted facade ratio ordinance.

• Key Discussion Points:
  • Nora Colello (Chief of Long-Range Planning) presented two options to increase design flexibility.
  • Option 1: Change the term 'two-family detached' to 'two-unit' and explicitly allow attached garages to touch.
  • Option 2: Simplify the definition to allow various configurations, such as units connected only by garages, to accommodate unusually shaped lots or grade changes.
  • The current definition of 'dwelling unit' excludes garages, which has led to an interpretation that garages cannot touch, resulting in multiple curb cuts and increased paving.
• Committee Feedback:
  • Councilor Albright expressed concern about returning to 'linguine garages' and requested an architectural analysis of potential outcomes.
  • Councilor Roche suggested limiting front-facing garages to single-car widths to improve streetscape aesthetics.
  • Commissioner Ciccarello noted that shared garage structures require fire-separated walls.
• Action: A motion to Hold the item for further study and architectural review was approved unanimously.

Councilors Albright, Kelley, Krintzman, Greenberg, and Roche requested a discussion to delay the effective date of the 60% facade build-out ordinance from March 1, 2026, to June 1, 2026.

• Arguments for Delay:
  • Councilor Albright argued that the current four-month transition is insufficient for projects already in the permitting pipeline, noting that approximately 60-70 applications are currently being processed.
  • Councilor Roche suggested a 'grandfathering' mechanism for projects that have already recorded their intention to build.
• Arguments Against Delay:
  • Commissioner Ciccarello stated that ISD has been fast-tracking reviews and that a delay would be unfair to applicants who have already modified their plans to comply with the new rules.
  • Council President Oliver argued that the council already extended the date once in October and that further delays undermine the ordinance's purpose.
• Votes:
  • Motion to set a public hearing: Failed (3-5). In favor: Councilors Albright, Dahmubed, and Kalis. Opposed: Councilors Baker, Wright, Getz, Gordon, and President Oliver.
  • Motion for No Action Necessary (NAN): Passed (5-3). In favor: Councilors Baker, Wright, Getz, Gordon, and President Oliver. Opposed: Councilors Albright, Dahmubed, and Kalis.

Council President Oliver and Vice Chair Wright presented four concepts aimed at preserving Newton's existing housing stock and discouraging 'McMansions.'

• Proposed Concepts:
  1. Aligning Zoning with Use: Requiring residential controls (FAR, setbacks, open space) when a Business Use (BU) lot is converted to 100% residential use.
  2. Teardown Regulations: Implementing a sliding scale for Floor Area Ratio (FAR) where additions are permitted more bulk than total teardowns and rebuilds.
  3. Large House Review: Adopting a review process similar to Wellesley or Needham to evaluate the impact of significantly large new homes on neighborhood context.
  4. Adaptive Reuse: Allowing large existing homes to be converted into up to four units with modest rear additions to preserve the streetscape while increasing density.
• Committee Feedback:
  • Councilor Albright and Councilor Dahmubed expressed strong support for the adaptive reuse concept.
  • Chair Baker expressed skepticism regarding citywide adaptive reuse, suggesting it should be monitored within the Village Center Overlay District (VCOD) first.
• Action: A motion to Hold the item was approved unanimously to allow the Planning Department to research similar ordinances in Lexington and Needham.

The committee considered the reappointment of Councilor Susan Albright to the Newton Affordable Housing Trust.

• Action: A motion to Approve the reappointment for a term expiring December 31, 2027, passed unanimously.