Somerville Planning Board 05-21-2026

• Date: May 21, 2026
• Governing Body: Somerville Planning Board
• Meeting Type: Regular Meeting (Remote Participation)
• Attendees:
  • Michael Capuano, Chair
  • Amelia Aboff, Vice-Chair
  • Jahan Habib, Clerk
  • Michael McNeely, Member
  • Lynn Richards, Member
  • Coralie Cooper, Member
• Staff Present: Dan Bartman, Director of Planning, Preservation, and Zoning; Kit Luster, Case Manager.

The Board reviewed the draft minutes from the April 16, 2026, meeting.

• Action: The Board voted to adopt the minutes as presented.
• Vote (6-0-0):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Coralie Cooper: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye

The Board entered into an executive session to discuss matters under current litigation.

• Action: Motion to enter recess for executive session approved.
• Vote (6-0-0):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Coralie Cooper: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye

The following items were continued to future meetings:

• 222 Broadway: Requested continuance to July 16, 2026. Approved (6-0-0).
• 1 McGrath Highway: Previously continued to June 4, 2026 (No action taken).
• 120 Middlesex Avenue (ZP26-000038): EWCH Assembly Road, LLC proposes a 19-story lab building in the Assembly Square Mixed-Use District (ASMD). Requested continuance to June 4, 2026. Approved (6-0-0).

A proposal by 26 registered voters sought to amend the zoning ordinance to increase the height of detached, semi-detached, and duplex buildings in the NR District from 2.5 to 3 stories and reduce restrictions on dormers.

• Staff Perspective: Dan Bartman noted that while the city supports relaxing dormer standards, it opposes the change to three stories as it nullifies the distinction between a half-story and a full floor.
• Board Discussion: Members expressed a preference for maintaining building diversity and suggested a neutral recommendation while the administration develops its own proposal.
• Action: The Board issued a null recommendation with comments.
• Vote (6-0-0):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Coralie Cooper: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye

US 2 Associates requested a zoning map amendment for several parcels in Union Square to facilitate residential development.

• Staff Perspective: Opposed the change, citing the need to adhere to the Master Land Disposition Agreement and the Community Benefits Agreement signed with the Somerville Redevelopment Authority.
• Board Discussion: Members raised concerns regarding "opportunistic spot zoning" and the potential to undermine a decade of master planning.
• Action: The Board issued a null recommendation with context regarding the city's legal covenants.
• Vote (6-0-0):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Coralie Cooper: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye

The Board considered five separate amendments related to Backyard Cottages, Accessory Dwelling Units (ADUs), and lot splits (Files 26.0330, 26.0329, 26.0328, 26.0327, and 26.0234).

• Staff Perspective: The administration is currently drafting a comprehensive amendment to bring the city into compliance with the state's new ADU law, expected by late summer.
• Board Discussion: Chair Capuano expressed strong concerns regarding ministerial lot splits, stating, "I have been fighting since the last time we got sued on this in 2010... it should require more public input than it does." Members also discussed massing and the definition of "accessory" ownership.
• Action: The Board issued null recommendations for all five amendments to allow the Land Use Committee to consider them alongside the forthcoming administration proposal.
• Vote (6-0-0 for all): All members voted Aye on each individual motion.

32 Webster Holdings LLC / Kinvara Capital proposed a 29-unit residential building in the MR4 district (ZP25-000097, ZP25-000108, ZP26-000040). The project includes a special permit request for a mechanical penthouse height of 15' 8" to accommodate an elevator overrun.

• Project Details:
  • 29 units (Studios, 1-bedroom, and 2-bedroom).
  • 20% affordability (5 units on-site plus a 0.8 fractional buyout).
  • Net-zero ready/Passive House construction.
  • 29 long-term bike spaces.
• Public Comment: Michael Katz (3 Emerson St) expressed concern regarding the building's height and potential shadows on his solar panels, stating, "I'm concerned about the afternoon sun... I'd prefer not for them to be useless."
• Board Discussion:
  • Unit Mix: Members criticized the lack of 3-bedroom family units. Chair Capuano noted, "We are as a community trying to encourage families to stay here... there needs to be some additional flexibility in some of that unit count."
  • Design: The Chair described the design as "generic," suggesting it looks like every building built in the last 10 years.
  • Bikes: Member Richards questioned the adequacy of 29 bike spaces for 35+ bedrooms.
• Action: The hearing was continued to June 4, 2026.
• Vote (6-0-0): All members voted Aye.