Newton City Council - December 15, 2025

Meeting Date: December 15, 2025 Governing Body: Newton City Council Type of Meeting: Regular Meeting Attendees: Councilor Marc C. Laredo, Councilor Richard A. Lipof, Councilor Alison M. Leary, Councilor David A. Kalis, Councilor Victoria L. Danberg, Councilor Bill Humphrey, Councilor David Micley, Councilor Andrea W. Kelley, Councilor John Oliver, Councilor Randy Block, Councilor Stephen Farrell, Councilor Alan Lobovits, Councilor Maria Scibelli Greenberg, Councilor Andreae Downs, Councilor Joshua Krintzman, Councilor Tarik J. Lucas, Councilor Susan Albright, Councilor Rena Getz, Councilor Julia Malakie, Councilor Rebecca Walker Grossman, Councilor R. Lisle Baker, Councilor Martha Bixby, Councilor Pamela Wright.

Executive Summary: The Newton City Council convened for its final meeting of the term, marked by farewell remarks from retiring councilors and the disposition of several agenda items. Key discussions included land use petitions, particularly a contentious request for a non-accessory parking lot at 56 Chapel Street, which ultimately failed to pass. The Council also addressed various committee reports, including Public Safety and Transportation, Finance, and Real Property Reuse, with several items referred to the incoming 2026-2027 term.

• Led by Councilor Oliver.

• A motion was made by Councilor Kalis, seconded by Councilor Leary, to allow councilors-elect inside the rail.
• Vote: All in favor, motion passed.

• Remarks:
  • Reflected on his tenure on the Land Use Committee, highlighting the steep learning curve and the quasi-judicial nature of land use decisions.
  • Emphasized the balance between specific permit rules and broader community concerns like housing, stormwater, affordability, traffic, and preservation.
  • Recommended prioritizing ordinance and finance changes to address broader issues, eliminating special permits for de minimis homeowner changes, and clearly defining abutter engagement.
  • Advocated for maintaining a culture of respect and collaboration within the Council.
• Land Use Committee Report (Chair Kelley):
  • The committee met twice in December.
  • December 2nd Meeting:
    • Item 216-25: Request to rezone two parcels to MR1 (Dudley Road project). Approved withdrawal without prejudice.
    • Item 217-25: Request to withdraw without prejudice for a Dudley Road project (zone change and housing construction). Approved withdrawal without prejudice.
    • Item 264-25: Request to exceed Floor Area Ratio (FAR) at 11 Richfield Road. Approved withdrawal without prejudice.
    • Item 306-25: Request to rezone 41 Farwell Street. Approved 7-0.
    • Item 307-25: Request to allow a three-unit multi-family dwelling and zone change from Limited Manufacturing to MR2 at 41 Farwell Street. Approved 6-0.
    • Item 348-25: Request to extend a nonconforming four-unit multi-family dwelling with outdoor decks at 51-53 Eddy Street. Approved 6-0-1.
    • Class 1 Auto Dealer Licenses:
      • Item 350-25: MAG Retail Holdings. Approved 6-0.
    • Class 2 Auto Dealer Licenses:
      • Item 351-25: Reagan Inc. Approved 6-0.
      • Item 352-25: Newton Center Shell. Approved 6-0.
      • Item 353-25: Velocity Motors. Approved 6-0.
      • Item 354-25: Luxury Motors. Approved 6-0.
      • Item 355-25: Yes Auto Sales Group. Approved 6-0.
      • Item 356-25: MAP Development. Approved 6-0.
      • Item 361-25: Newton Trade Center Associates. Approved 6-0.
  • December 9th Meeting:
    • Item 219-25: Request for a special permit to allow four single-family dwellings and to waive side and rear setback requirements at 11 Parsons. Approved withdrawal without prejudice 8-0.
    • Item 304-25: Request to allow ground floor residential, four stories, exceeding height, and associated parking waivers at 1100-1102 Beacon Street. Approved withdrawal without prejudice.

• Remarks:
  • Described his six-year term as challenging and unpredictable, citing the pandemic, labor strikes, global conflicts, and federal instability.
  • Highlighted accomplishments:
    • Constituent assistance during the pandemic.
    • Approval of additional housing.
    • Reforms to leaf blower policies and private tree protection.
    • Landmarking of the historic Strong Block of Waban Square.
    • Updating the Newton City Seal.
    • Passing key street design improvements for safety.
    • Organizing a letter against the Trump administration's false claims.
    • Securing a strong pilot ordinance on electrification.
    • Significant reforms to Council rules.
    • Addressing Ward 5 potholes and sidewalk breaks.
    • Reviving the Council scholarship for political science and government students.
  • Emphasized the importance of representing unheard voices and being a listener.
  • Announced his pursuit of a master's degree in public history and a certificate in graphic and web design.
  • Expressed anticipation for returning to government in the future.
• Zoning and Planning Committee Report (Chair Baker):
  • All items were voted "no action necessary" (NAN) to be addressed in the next term.
  • Items voted NAN:
    • Item 2-36-24: Discussion of climate resiliency updates and plans.
    • Item 258-24: Discussion and possible amendments to zoning ordinances concerning the manufacturing district in Nonantum.
    • Item 26-25: Discussion and possible ordinance amendments to remove the minimum parking requirement from multi-residence Transit Zones.
    • Item 27-25: Request to amend the definition of two-family detached.
    • Item 295-24: Discussion on parking in village centers.
    • Item 302-24: Aligning zoning to proposed use in new development.
    • Item 41-24: Amend the setbacks in MR zones to encourage preservation of existing buildings.
    • Item 63-24: Requesting an update on the implementation of the climate action plan.
    • Item 80-25: Requesting discussion on the current state of Newton's commercial office space.
    • Item 85-24: Requesting discussion and possible amendments to enhance the preservation of existing homes.

• Remarks:
  • Thanked city staff for their dedication and work.
  • Thanked Mayor Fuller for breaking down internal staff silos and piloting "testing before investing" for road safety.
  • Acknowledged the hard work and compromises of her colleagues.
  • Highlighted accomplishments:
    • Passing good ordinances.
    • Progress on energy initiatives.
    • Smart project placements and supportive zoning.
    • Progress on parking reform.
    • Noted the interesting shift in voting patterns during discussions on legal marijuana sales.
  • Offered advice: Have courage, lead with empathy, and listen to experts, especially engineers.
• Public Safety and Transportation Committee Report (Chair Grossman):
  • The committee met on December 3rd.
  • Public Auto License Renewals:
    • Item 329-25: Tom Mountain. Approved 6-0.
    • Item 330-25: Michael Gimmelfarb. Approved 6-0.
    • Item 331-25: Lisanne Belouchet. Approved 6-0.
    • Item 332-25: Rajiv Kumar. Approved 6-0.
    • Item 333-25: Abdurrahmane Fela. Approved 6-0.

• Remarks:
  • Thanked Ben Alderman, George Mansfield, and Ken Parker for encouraging her to run in 2004.
  • Emphasized that government is a team effort and thanked past and present colleagues.
  • Thanked her family, especially her husband John Ficcarelli, for their support and comic relief.
  • Thanked her campaign committee and all who ran for office, stating it kept them honest.
  • Thanked Mayors Cohen, Warren, and Fuller, and Mayor-elect Laredo for their dedication.
  • Specifically thanked Mayor Fuller for her support of arts and culture.
  • Expressed gratitude to city staff, department heads, DPW, Inspectional Services, Law Department, Assessing and Treasury, Executive Office, Public Buildings, and the Comptroller's Office.
  • Special thanks to parking control officers for their tough work.
  • Thanked colleagues for collecting "kiddie toys" for her children's dental health program in Mexico.
  • Listed accomplishments over 11 terms:
    • More diverse housing (3,000+ units built or permitted).
    • Expanded stretch code for strong building and energy standards.
    • Projects like Austin Street, Trio, Dunstanese, Northland, Riverside, with significant affordable housing components.
    • Physically safer streets and sidewalks with "puck lights" and extended curbs.
    • Development of bike paths, including the first controversial path from Hammond Street to Newton Center.
    • Comprehensive Plan, Bike and Pedestrian Plan, Climate Action Plan.
    • No commercial parking (championed by Councilor Krintzman).
    • Rewriting the zoning code and passing VCOD.
    • Tightening building and engineering standards.
    • 12 years into a 20-year infrastructure plan replacement (previously 200-year).
    • Purchase and renovation of the West Newton Armory for 40+ deeply affordable units for veterans.
    • Purchase and preservation of Webster Woods under Mayor Fuller.
  • Recalled unforgettable moments: passing VCOD, Riverside, acquiring the Armory, sidewalk snow ordinance, first bike path.
  • Lessons learned: Government is a team effort, the hard work of public servants, the fragility of public health (COVID-19), and the importance of government in a crisis.
  • Advice: Go electric, support all types of housing and public transit, think bold, expand composting, give blood, support vaccinations, keep Newton's water supply fluoridated, support inclusion, work on eliminating double poles, get off fossil fuels, plant trees, and pass the volunteer poet laureate position.
• Programs and Services Committee Report (Chair Krintzman):
  • No report this evening.

• Remarks:
  • Reflected on 24 years of service, recalling his mother's involvement in Ted Mann's mayoral campaigns and his own early experiences.
  • Emphasized the value of community involvement.
  • Remembered working with many past councilors, including Wendell Bauchman, Dick McGrath, Carlton Merrill, Terry O'Halloran, Sidra Schnipper, Sal Salvucci, George Mansfield, Alan and Jay Ciccone, and his father Mike Lipof.
  • Shared the unique experience of serving with his father.
  • Thanked all colleagues for their collaboration.
  • Honored Mayor Setti Warren, praising him as a compassionate, thoughtful leader who restored trust in government.
  • Mentioned supporting Jake Auchincloss's campaign and thanked Congressman Auchincloss for his advice and friendship.
  • Thanked former Council President Scott Lennon for his leadership.
  • Praised Mayor Fuller's dedication during the COVID-19 pandemic.
  • Publicly thanked his wife, Jan, for her encouragement, advice, support, and unconditional love.
  • Offered twofold advice to the Council:
    1. Transition from an activist with a single goal to an advocate for all 88,000 residents, requiring collaboration with those of differing opinions.
    2. Build relationships with colleagues through informal interactions like coffee, fostering understanding and friendship for collaborative work.
  • Stated his goal was to help Newton retain its history while evolving, always seeking middle ground and positive outcomes.
  • Pledged to remain involved in supporting Newton.
• Public Facilities Committee Report (Chair Albright):
  • Item 103-24: Councilor Albright on behalf of the Public Facilities Committee requesting an update on planning and construction of the Bullows Pond Dam. Voted no action necessary 6-0.
  • Item 418-24: Her Honor the Mayor requesting a discussion of the Bullows Pond Dam Rehabilitation Project and the preferred safety design. Voted no action necessary 6-0.
    • Note: The committee sent a "sense of the committee" report to Mayor Fuller and Mayor-elect Laredo regarding these items.
  • Item 358-25: Her Honor the Mayor requesting the appropriation of $2,304,983.75 from account 6135.99 sewer fund surplus available for appropriation to fund phase two of the pump station rehabilitation CIP project. Approved 5-0.
  • Item 56-25: On second call.

• The committee met on December 8th.
• Item 357-25: Request to accept and expend a $5,000,000 MassWorks Grant to support the Craft Street Culvert Replacement Project. Approved 7-0.
• Item 358-25: Requesting appropriation of $2,304,983.75 for phase two of the pump station rehabilitation CIP project. Approved 7-0.
• Item 359-25: Requesting authorization to transfer $425,000 for funding the settlement of the FY25 to FY27 Teamsters Collective Bargaining Agreement. Approved 8-0.
• Item 360-25: Requesting authorization to transfer $45,000 for vacation special leave disbursements for the Mayor and COO. Approved 8-0.
• Item 362-25: Requesting information regarding Mayor-elect Laredo's plan to staff the executive department. Voted no action necessary 8-0.

• Item 36-24: Reuse of parcel of land on Grove Street and Hancock Street.
  • A motion was made to refer the item to the 26-27 term.
  • Vote: 7-0. Item referred to the 26-27 term.

• Thanked retiring councilors: Councilor Gentile (Ward 4), Councilor Humphrey (Ward 5), Councilor Downs (Ward 5), Councilor Lobovits (Ward 4), Councilor Danberg (Ward 6), and Councilor Lipof (Ward 8).
• Praised Councilor Gentile for his advocacy, ability to stick to his convictions, and skill in building compromise, particularly on the Village VCOD Act.
• Commended Councilor Humphrey for his exemplary ward service, passion, and encyclopedic knowledge of rules and procedure.
• Acknowledged Councilor Downs' expertise in transportation, biking, and parking issues, and her calm, factual approach.
• Recognized Councilor Lobovits for his calm, deliberative, and thoughtful approach to the Land Use Committee's quasi-judicial work. Noted his continued involvement with the Newton Highlands Task Force.
• Highlighted Councilor Danberg's extensive accomplishments and passionate advocacy for arts and culture, and her role in the sidewalk snow ordinance.
• Praised Councilor Lipof for his measured, thoughtful approach, always seeking the right thing, and his family's long legacy of service.
• Reflected on his 14-year tenure, emphasizing the importance of collegial ward colleagues and team effort.
• Urged new councilors to form similar bonds and solve local residents' problems.
• Stressed the value of listening to colleagues and being open to changing one's mind, even with preconceived notions.
• Advocated for compromise as an essential function of legislative bodies.
• Expressed gratitude to the clerk's office, department heads, and city employees.

• Vote: Ayes: 23, Nays: 0, Abstention: 1, Recusal: 1 (on item 362-25 by President Laredo).
  • On item 362-25, the vote was 22-1-1.

• Item 56-25: Betsy Harper, 19 Fairmont Ave, petitioning for a main drain extension near 1617 Chapin Road.
  • Chair Albright reported that Weston and Sampson's third-party review found the main drain extension met standards, but lot designs were incomplete.
  • Betsy Harper requested to withdraw her petition without prejudice.
  • Motion: Councilor Albright moved to substitute the withdrawal without prejudice for the committee's previous denial. Seconded by Councilor Leary.
  • Vote on Substitution: All in favor, motion passed.
  • Motion: Councilor Albright moved to approve the withdrawal. Seconded by Councilor Danberg.
  • Vote on Withdrawal: All in favor, motion passed by voice vote.

• Procedure: Each item required a three-quarters vote to accept late and refer to the new council.
• Item 364-25: Appeal of a Traffic Council decision regarding the Beacon Street parking lot.
  • Motion: To suspend the rules to allow the appeal to be accepted and referred.
  • Vote: All in favor, motion passed by voice vote. Item referred to the next council.
• Item 363-25: Appeal regarding the Langley Road Triangle.
  • Motion: To suspend the rules to allow the appeal to be accepted and referred.
  • Vote: All in favor, motion passed by voice vote. Item referred to the next council.

• Item 36-24: Reuse of parcel of land on Grove Street and Hancock Street.
  • Motion: To refer the item to the 26-27 City Council.
  • Vote: All in favor, motion passed by voice vote. Item referred to the next council.

• Item 143-25: Request to allow non-accessory parking, associated dimensional waivers relative to surface parking lots, and to allow a retaining wall exceeding four feet in height at 56 Chapel Street in Nonantum.
  • Chair Kelley's Report:
    • This was the third time the item was before the committee.
    • A current special permit allows three housing units on the site.
    • The petitioner requested to allow a parking facility for manufacturing use in a residential district, instead of the approved housing.
    • The committee preferred public green open space if housing was not pursued, noting ample unused parking in the area.
    • The petitioner offered a "horse deal": 20 parking spaces at 56 Chapel Street in exchange for a small private open space at 85 Bridge Street (corner of Silver Lake and Adams).
    • The offer included rebuilding a 9-foot 8-inch retaining wall.
    • Committee Vote: 5 in favor, 2 opposed.
  • Councilor Oliver's Remarks (against):
    • Expressed shock that Land Use approved turning a residential lot into a parking lot.
    • Noted the property owner already has over 660 underutilized parking spaces.
    • Argued that the area does not need more surface parking, which creates a "heat island."
    • Stated that turning a residential lot into a parking lot is not consistent with Newton's values.
  • Councilor Leary's Remarks (for, compromise):
    • Acknowledged the area does not need more parking and the initial disappointment with the housing proposal being replaced by parking.
    • Supported the compromise due to the retaining wall issue and neighborhood support.
    • Highlighted the green space at Silver Lake and Adams Street (removing 20 parking spaces) as part of the compromise.
    • Noted the 56 Chapel parking lot would include pervious surfaces, light-colored materials, a pollinator garden, more green space, and 10 new EV stations.
    • Stated the arrangement for the green space is permanent and will be in the deed.
  • Councilor Greenberg's Remarks (for, compromise):
    • Acknowledged it was a difficult decision but a "tolerable compromise."
    • Emphasized the 6,000 square feet of new green space and the repair of the retaining wall for abutters.
    • Expressed concern about leaving another lot fenced for years, similar to 386 Watertown Street.
  • Councilor Albright's Remarks (for, business support):
    • Praised Ward 1 councilors for the compromise.
    • Argued for supporting businesses, especially with the building potentially being 50% empty.
    • Stated that if the business feels it needs the parking, the Council should approve it.
  • Councilor Lucas's Remarks (against):
    • Agreed with Councilor Oliver's points.
    • Desired more green space, noting the existing parking lot at 85 Bridge Street is largely unoccupied.
  • Councilor Block's Remarks (for, reluctant compromise):
    • Acknowledged the project's "stinks" given the initial approval for housing.
    • Viewed the petitioner's offer of an offsetting park on another parking area as a "reasonable trade" or "land swap."
    • Reluctantly voted in favor.
  • Councilor Danberg's Remarks (for, business support):
    • Confirmed the 56 Chapel Street lot would have 19 parking spaces.
    • Agreed with supporting businesses during a difficult time for commercial real estate.
    • Supported the land swap and greening of 20 spaces.
  • Councilor Farrell's Remarks (against, changed mind):
    • Initially voted for in committee but changed his mind.
    • Argued the land swap suggests more parking isn't needed.
    • Prioritized the need for more residential units over a parking lot.
    • Questioned the permanence of the green space and the responsibility for the retaining wall.
  • Councilor Downs' Remarks (against):
    • Associated herself with Councilor Oliver's position, stating the area does not need more parking or asphalt.
  • Councilor Malakie's Remarks (against, ambiguous):
    • Inclined to vote against, questioning the "land swap" as a temporary rearrangement and not a sufficient trade for the least used part of an existing lot.
    • Doubted the permanence of the newly created green space on Adams Street.
    • Believed if denied, the lot could be sold for the already approved three residential units.
  • Councilor Kelley's Remarks (against):
    • Reaffirmed her vote against in committee.
    • Reiterated too much unused parking and the "heat island" effect.
    • Stated the approved housing or public green space would serve a better community purpose.
    • Argued the "private open space" at 85 Bridge Street is not a public park and will be fenced.
    • Did not see a public benefit.
  • Councilor Wright's Remarks (against):
    • Supported businesses but noted the abundance of open parking spaces.
    • Did not believe more parking was right and desired more green space elsewhere.
  • Councilor Humphrey's Remarks (against):
    • Associated himself with Councilors Oliver, Downs, and Kelley.
  • Councilor Micley's Remarks (against):
    • Recommended viewing aerial photos to see the abundant parking in the neighborhood.
    • Called the site an "ideal spot for residential."
  • Councilor Baker's Remarks (against):
    • Associated himself with the chair of land use (Councilor Kelley).
    • Confirmed that if denied, the prior special permit for housing still exists, but the petitioner is not obligated to exercise it.
  • Councilor Getz's Remarks (against):
    • Not convinced by arguments for the proposal.
    • Appreciated the work that went into creating the approved housing units.
  • Councilor Grossman's Remarks (against):
    • Persuaded by colleagues voting no.
  • Councilor Albright's Rebuttal (for):
    • Reiterated the permanence of the green space.
    • Expressed surprise at the Council's unwillingness to help a business with a 50% empty building.
  • Councilor Greenberg's Rebuttal (for):
    • Highlighted the new green space as a "vast improvement" to the neighborhood, currently filled with construction trucks.
    • Emphasized it would be an amenity and help the business attract tenants.
  • Councilor Farrell's Rebuttal (against):
    • Reassured colleagues he is pro-business and pro-housing.
    • Questioned who would maintain the park in perpetuity and its public access.
    • Clarification from President Laredo: The property remains private, and there are legal reasons a landowner would not designate it a public park, though public access is intended.
  • Vote (Roll Call):
    • Albright: Aye
    • Baker: No
    • Bixby: Aye
    • Block: Aye
    • Danberg: Aye
    • Downs: No
    • Farrell: No
    • Getz: No
    • Greenberg: Aye
    • Grossman: No
    • Humphrey: No
    • Kalis: Aye
    • Kelley: No
    • Krintzman: Aye
    • Leary: Aye
    • Lipof: Aye
    • Lobovits: Aye
    • Lucas: No
    • Malakie: No
    • Micley: No
    • Oliver: No
    • Wright: No
    • Laredo: Aye
    • Outcome: Ayes: 10, Nays: 13. The item does not pass. (Requires 16 votes to pass).

• The meeting concluded, marking the end of the current term.