City of Somerville Zoning Board of Appeals Meeting Minutes
Meeting Date: November 5, 2025 Governing Body: City of Somerville Zoning Board of Appeals Meeting Type: Regular Meeting Attendees:
- Susan Fontano (Chair)
- Ann Brockelman (Vice Chair)
- Zach Zaremba
- Brian Cook
- Sisia Daglian (Acting Clerk)
- Olivia Mobayed (New Member)
- Kit Lester (Staff)
- Alvaro Esparza (Staff)
- Christian Contenard (Staff)
- Josh Mannion (Inspectional Services)
Executive Summary: The Somerville Zoning Board of Appeals convened remotely to address two primary cases. The first case, concerning 36 Beacon Street, involved two hardship variances related to lot coverage and rear setback for a proposed stair addition. After extensive discussion and public testimony, both variances were approved with specific conditions. The second case, for 156-158 Summer Street, involved a hardship variance for the installation of an electrical transformer in the frontage area. This variance was also approved with conditions, acknowledging the financial and site-specific hardships faced by the applicant.
1. Welcome and Introductions
- Chair Susan Fontano welcomed attendees and introduced the Zoning Board of Appeals members: Zach Zaremba, Ann Brockelman (Vice Chair), Brian Cook, Sisia Daglian (Acting Clerk), and new member Olivia Mobayed.
- Staff members present included Kit Lester, Alvaro Esparza, Christian Contenard, and Josh Mannion from Inspectional Services.
2. Approval of Meeting Minutes
Motion: Sisia Daglian moved to approve the meeting minutes for October 15, 2025.
- Second: Ann Brockelman
- Vote:
- Brian Cook: Aye
- Ann Brockelman: Aye
- Zach Zaremba: Aye
- Olivia Mobayed: Aye (after reviewing)
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: Approved unanimously.
Motion: Sisia Daglian moved to approve the meeting minutes for October 1, 2025.
- Second: Ann Brockelman
- Vote:
- Brian Cook: Aye
- Ann Brockelman: Aye
- Zach Zaremba: Aye
- Olivia Mobayed: Abstain
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: Approved (5 Ayes, 1 Abstention).
3. ZP25-000075 & ZP25-000084: 36 Beacon Street (Continued from October 15, 2025)
- Applicant: David Cameron
- Case Description: Review of two hardship variances for a proposed stair addition:
- ZP25-000075: Hardship variance for further reducing non-conforming landscape and permeable area (lot coverage).
- ZP25-000084: Hardship variance for encroachment into the 20-foot rear setback.
Discussion Points:
Lot Coverage (ZP25-000075):
- Applicant clarified the definition of lot coverage per Somerville Zoning Ordinance 2.4.2.c, which includes the footprint of the structure, ground story building components, accessory structures, and paved surfaces. Permeable pavers count towards lot coverage based on runoff coefficient (0.33 if manufacturer data is unavailable).
- Existing non-conforming lot coverage is 70.4%; maximum allowed is 65% per 3.2.11.8.
- The proposed stair addition (167 sq ft) would further reduce permeable area. Applicant noted that the area beneath the stairs would be gravel/dirt, allowing infiltration, but the footprint is considered non-permeable.
- Brian Cook requested the applicant provide the exact percentage of additional non-conformance for the motion. The additional non-conformance was identified as 6.8%.
Rear Setback (ZP25-000084):
- The proposed stair encroaches 7 inches into the 20-foot rear setback.
- Applicant stated that while the encroachment is minor, redrawing and re-stamping plans would incur significant time (2 weeks) and cost ($500-$1000).
- Board members (Sisia Daglian, Susan Fontano) expressed a preference for the design to conform to the 20-foot setback, even if it meant a minor adjustment.
- Brian Cook noted that former board member Ann Fullerton had previously emphasized no further encroachment into the 20-foot setback.
- The Board agreed that the 20-foot setback requirement should be a condition of approval, with staff to follow up, rather than requiring revised drawings.
Materiality:
- Applicant confirmed the rear skirt of the stairs would be white vinyl to match existing vinyl on the back of the building.
- The front porch is being restored to its historic condition, including sandblasting brick.
Public Testimony:
- Opened: 6:42 PM
- No public comments were received.
- Closed: 6:47 PM
Board Deliberation and Motions:
Motion (ZP25-000075 - Rear Setback): Sisia Daglian moved to approve the hardship variance for ZP25-000075, finding that all criteria for a hardship variance under the Somerville Zoning Ordinance have been satisfied.
- Criteria Findings:
- Special circumstances: Relates to the narrow lot shape and past extensions, limiting space for an external stair.
- Substantial hardship: Financial hardship (cost of internal stair modification) and safety hazard (non-conforming building code).
- No substantial detriment to public good: The structure is not highly visible from the public way, and there was no significant public opposition.
- Conditions:
- Decision to be recorded with the Middlesex South Registry of Deeds.
- Digital copy of recorded decision (stamped by Registry) to be submitted to the Planning, Preservation, and Zoning Division.
- A modification be made from the filed plans to ensure the rear deck conforms to the 20-foot rear setback.
- Second: Ann Brockelman
- Vote:
- Ann Brockelman: Aye
- Zach Zaremba: Aye
- Olivia Mobayed: Aye
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: Approved unanimously (5 Ayes).
- Criteria Findings:
Motion (ZP25-000084 - Lot Coverage): Sisia Daglian moved to approve the hardship variance for ZP25-000084, finding that all criteria for a hardship variance under the Somerville Zoning Ordinance have been satisfied, with criteria similar to ZP25-000075.
- Additional Detail: The approval is for an additional 6.8% non-conformance to the lot coverage.
- Conditions:
- Decision to be recorded with the Middlesex South Registry of Deeds.
- Digital copy of recorded decision (stamped by Registry) to be submitted to the Planning, Preservation, and Zoning Division.
- Second: Ann Brockelman
- Vote:
- Ann Brockelman: Yes
- Zach Zaremba: Yes
- Olivia Mobayed: Yes
- Sisia Daglian: Yes
- Susan Fontano: Yes
- Outcome: Approved unanimously (5 Ayes).
4. ZP25-000098: 156-158 Summer Street (Somerset LLC)
- Applicant: Kevin Foley
- Case Description: Hardship variance for the installation of an electrical transformer in the frontage area, per Section 2.4.3.D.B of the Somerville Zoning Ordinance.
Discussion Points:
Background:
- Building constructed in 1924; family-owned since then.
- Insurance company requires electrical upgrade by January 1, 2026, including a new transformer, to maintain insurance coverage. Loss of insurance could lead to mortgage loss and bankruptcy.
- Existing electrical system is outdated (moving from fuse boxes to breaker panels); new power requirements (60-100 amps per apartment) necessitate a transformer.
Site Constraints:
- Limited space on the left side of the building due to a grade issue and retaining wall; Eversource prohibits transformers on sites with such grade issues.
- The only feasible location for the transformer is in the front of the building, which typically violates Somerville's ordinance against frontage transformers.
- Initial proposed location (right side, near street) did not meet city or Eversource requirements.
- Current proposed location is to the left of the water utility line, near existing shrubs.
- Applicant stated the transformer pad would be approximately 6x6 feet, with the transformer slightly smaller (less than 6 feet high).
- Shrubs would be used for landscaping on the left and right of the transformer, but not directly in front, to blend it in.
Board Comments:
- Zach Zaremba noted the property's dense, larger building area, and the presence of a transformer across the street, suggesting the case is not controversial.
- Brian Cook agreed, stating the criteria for hardship are easily met due to lot shape, building character, utility requirements, and financial hardship. He also noted the applicant's effort to minimize public impact.
- Ann Brockelman inquired about the concrete pad dimensions and clearance for landscaping. Applicant confirmed Eversource approval for the location and the intent to use shrubs for screening.
- Susan Fontano raised concerns about potential issues if Eversource changes its requirements after approval, seeking clarification from Inspectional Services. Josh Mannion (ISD) clarified that if the transformer is relocated within the frontage area, the relief would remain the same, but a revised site plan and compliance with screening requirements (10.7.4) would be needed.
Applicant Clarification:
- Mr. Foley confirmed the proposed location is exact and not a "napkin sketch," though the shrub placement is schematic.
- He emphasized the urgency due to winter weather and insurance deadlines.
- Alvaro Esparza confirmed he would provide a cleaner site plan without utility lines to the board.
Public Testimony:
- Opened: 7:06 PM
- No public comments were received.
- Closed: 7:21 PM
Board Deliberation and Motion:
- Motion: Sisia Daglian moved to approve the hardship variance for ZP25-000098, finding that all criteria for a hardship variance under the Somerville Zoning Ordinance have been satisfied.
- Criteria Findings:
- Special circumstances: Relates to the unusual character of the existing structure, occupying most of the lot with minimal setbacks, and the inability to place the transformer elsewhere due to site constraints and Eversource requirements.
- Substantial hardship: Financial hardship (loss of insurance, mortgage, potential bankruptcy) if the electrical upgrade and transformer installation are not completed.
- No substantial detriment to public good: The transformer will be shielded with shrubbery from the public way to the best of the owner's ability, minimizing visual impact.
- Conditions:
- Decision to be recorded with the Middlesex South Registry of Deeds.
- Digital copy of recorded decision (stamped by Registry) to be submitted to the Planning, Preservation, and Zoning Division.
- Second: Zach Zaremba
- Vote:
- Ann Brockelman: Aye
- Zach Zaremba: Aye
- Olivia Mobayed: Aye
- Brian Cook: Aye
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: Approved unanimously (6 Ayes).
- Criteria Findings:
5. Adjournment
- Motion: Ann Brockelman moved to adjourn the meeting.
- Second: Sisia Daglian
- Vote:
- Olivia Mobayed: Aye
- Zach Zaremba: Yes
- Ann Brockelman: Aye
- Brian Cook: Aye
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: Approved unanimously.
- Meeting Adjourned.
- Next Meeting: December 3, 2025 (No meeting on November 19, 2025).