Somerville Planning Board 12-04-2025

Meeting Date: December 04, 2025 Governing Body: Somerville Planning Board Type of Meeting: Regularly Scheduled Meeting Attendees:

• Michael Capuano, Planning Board Chair
• Amelia Aboff, Planning Board Vice-Chair
• Jahan Habib, Planning Board Clerk
• Lynn Richards, Planning Board Member
• Luc Schuster, Planning Board Alternate
• Michael McNeley, Planning Board Member

Executive Summary: The Somerville Planning Board convened for its regularly scheduled meeting, addressing several key items. The Board voted to recommend the adoption of two administrative zoning amendments proposed by Mayor Ballantyne, concerning pre-submittal meetings and home-based daycares. A significant discussion revolved around a zoning map amendment request for 363 Highland Avenue and 110 Willow Avenue, with the Board ultimately issuing a negative recommendation for the combined proposal but expressing support for the 363 Highland Avenue parcel's upzoning if resubmitted separately. The Board also acknowledged receipt of materials for a Chapter 91 approval for the Draw 7 Park pedestrian bridge and approved a special permit for a B-Tone Pilates Studio at 152-158 Broadway. A continued hearing for 44 White Street was further continued to December 18, 2025, to allow for staff review of updated plans.

• Discussion: The Board noted that the 45-day period for making a recommendation on the Chapter 91 approval for the pedestrian bridge at Draw 7 Park, as stipulated by applicable regulations, had lapsed since the submission by MassDOT on August 19, 2025.
• Action: The Chair moved to acknowledge receipt of the materials submitted by the Commonwealth in support of their application for the Chapter 91 Bridge.
• Motion: To acknowledge receipt of the materials submitted by the Commonwealth in support of their application for the Chapter 91 Bridge.
• Mover: Michael Capuano
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

• Presenter: Kit Lester, Planning Department
• Summary of Proposal: This amendment proposes making pre-submittal meetings optional for special permits, site plan approval, hardship variances, land plotting, and wireless communications. Pre-submittal meetings would remain mandatory for subdivision plan approvals and master plan special permits. The amendment also includes language cleanup, clarifying references to manual submittals (now online via CitizenServe) and correcting language related to state law in administrative appeals.
• Key Discussion Points:
  • Purpose of Pre-Submittal Meetings: Kit Lester clarified that these meetings are the first step in the pre-application process, allowing applicants to understand requirements and engage with city staff. They do not replace neighborhood meetings or public input opportunities.
  • Rationale for Change: Data from 2024 and 2025 showed that 42% and 64% of pre-submittal meetings, respectively, involved professionals already familiar with the process, indicating the mandatory nature was creating unnecessary barriers.
  • Public Input: No public testimony was offered in support or opposition.
• Action: The Chair moved to recommend adoption of this proposal to the Land Use Committee.
• Motion: To recommend adoption of the proposed amendment to sections 10.1, 10.3, 15.1.2, 15.1.6, 15.1.8, 15.2.1, 15.2.2, 15.2.3, 15.3, 15.2, 15.4, 15.3.1, 15.3.2, and 15.5.2 of the Zoning Ordinance.
• Mover: Michael Capuano
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

• Presenter: Kit Lester, Planning Department
• Summary of Proposal: This amendment updates the zoning ordinance to comply with changes to Massachusetts General Law Chapter 40A, Section 3, which requires family child care homes and large family child care homes to be permitted in all districts allowing residential housing. The amendment reclassifies "home-based child daycares" as an accessory use to residential housing and makes necessary corrections to the main use table in Article 9 to reflect past amendments.
• Key Discussion Points:
  • Compliance with State Law: The amendment is primarily to ensure the city's zoning is consistent with updated state law.
  • Language Cleanup: It also addresses discrepancies and updates in the use table.
  • Public Input: No public testimony was offered in support or opposition.
• Action: The Chair moved to recommend adoption of this proposed amendment.
• Motion: To recommend adoption of the proposed amendment to Tables 4.1.13, 4.2.13, 4.3.13, 4.4.13, 5.1.14, 7.2.7, 7.4.8, 8.4.16C, and 9.1.1 of the Zoning Ordinance.
• Mover: Michael Capuano
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

• Applicant Representative: Attorney Adam Dash, 48 Grove Street, Somerville, representing Altitude Properties LLC.
• Property Owners: Lorenzi Bravo and Gorka Bravo (Altitude Properties LLC).
• Architect: Peter Quinn, Peter Quinn Architects.
• Summary of Proposal: The petition seeks to rezone 363 Highland Avenue (currently leased to Recorded Future) from Mid-Rise 4 (MR4) to a combination of MR5 and MR6, and 110 Willow Avenue (NSTAR facility) from Civic to MR6. The developers argue that redevelopment of 363 Highland Avenue is not viable under the current MR4 zoning. The proposed changes would allow for increased housing density, potentially up to 220-230 units, with underground parking for approximately 75 cars.
• Key Discussion Points:
  • Site Description: 363 Highland Avenue is located between West and Whipple Streets, with frontage on the community path. 110 Willow Avenue is an NSTAR facility across Whipple Street.
  • Proposed Zoning: MR6 from Willow to Whipple, including the larger area with parking lot, and MR5 at Highland Avenue.
  • Massing Models: Peter Quinn presented massing models showing potential MR5 and MR6 buildings, noting that the MR6 building would appear similar in height to MR5 due to an 8-foot dip in Whipple Street.
  • Shadow Study: A shadow study was presented, comparing shadows from current MR4 zoning to the proposed MR5/MR6, indicating a slight increase in shadow, particularly in the morning and winter.
  • Community Support: Attorney Dash stated that the Davis Square Neighborhood Council voted in support of the map change for both parcels.
  • City Staff Position: Kit Lester confirmed that the Planning Preservation Zoning (PPZ) department is supportive of this amendment.
  • Board Concerns (110 Willow Avenue - Civic Space):
    • Amelia Aboff and Michael McNeely expressed strong concerns about rezoning 110 Willow Avenue from Civic to MR6. They argued that the Civic zoning was intentional, reflecting the parcel's potential for new green space, utility infrastructure, or other civic functions, which are scarce in Davis Square. They worried about creating financial incentives that would hinder the city's ability to repurpose the land for public benefit.
    • Jahan Habib echoed unease regarding the change for the civic space and sought clarification on the implications for the existing utility use.
    • Michael Capuano provided historical context, emphasizing that the comprehensive zoning overhaul involved extensive community input and intentional parcel-by-parcel decisions, particularly for civic spaces. He cited the example of Nunziato Field, a former school site preserved as a park, as a precedent for prioritizing civic use over private development.
  • Board Support (363 Highland Avenue - Housing Density):
    • Lynn Richards and Luc Schuster expressed support for increasing housing density at 363 Highland Avenue, particularly given its proximity to transit and the current "blighted" state of the Recorded Future parcel.
    • Luc Schuster suggested a nuanced recommendation, supporting MR6 for 363 Highland Avenue but not for 110 Willow Avenue.
  • Developer's Response: Attorney Dash clarified that the NSTAR facility is not expected to move, and the rezoning would offer an opportunity for them to redevelop or sell underutilized portions of their property, potentially leading to "something better than just scrubby mess back there."
  • Piecemeal Zoning Concerns: Amelia Aboff and Michael Capuano raised concerns about making piecemeal zoning changes, advocating for a comprehensive approach to Davis Square planning, similar to the original intent of the Davis Square Neighborhood Plan.
• Action: Amelia Aboff moved for a negative recommendation on the application, with a footnote explicitly stating support for MR6 zoning for the 363 Highland Avenue parcel if resubmitted as a map change without the 110 Willow Avenue parcel.
• Motion: To make a negative recommendation on the zoning map amendment request for 363 Highland Avenue and 110 Willow Avenue, with comments indicating support for MR6 zoning for 363 Highland Avenue if resubmitted separately, and opposition to the map change for 110 Willow Avenue.
• Mover: Amelia Aboff
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: No
• Outcome: Motion passed (5-1). The Board will transmit a negative recommendation to the Land Use Committee, with detailed comments reflecting the discussion.

• Applicant Representative: Attorney Anne Vigorito, 424 Broadway.
• Discussion: Attorney Vigorito requested a continuance due to ongoing staff review and the unavailability of the development team during the holiday season. She requested a continuance to the second meeting in January 2026 (January 29th).
• Action: The Chair moved to continue the hearing to January 15, 2026, with the understanding that a further continuance could be granted if the January 29th date is confirmed.
• Motion: To continue the hearing for 379 Somerville Avenue to the January 15, 2026 meeting.
• Mover: Michael Capuano
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0). The hearing is continued to January 15, 2026.

• Notice of Public Hearing: Read by Jahan Habib: "The Law Offices of Michael La Rosa seeks to establish Formula Business Principal Use, a B-Tone Pilates Studio in the Mid-Rise 5 MR5 District, which requires a special permit."
• Applicant Representative: Michael La Rosa, Law Offices in Cambridge.
• Applicants: Cara and Bill Beatt.
• Summary of Proposal: The applicants seek a special permit to open a B-Tone Pilates studio, a boutique fitness studio, in approximately 2,100 square feet of ground-floor commercial space at 158 Broadway. Due to standardized decor and branding, B-Tone falls under the definition of a formula business, requiring a special permit under Section 9.1.7.D of the zoning ordinance.
• Key Discussion Points:
  • B-Tone Concept: Cara Beatt described B-Tone as "Reformer Fitness Pilates Remixed," focusing on slow movements for fast results, low impact, and catering to all fitness levels. Classes are 45 minutes with a maximum of 12 clients per instructor.
  • Community Engagement: The applicants have connected with East Somerville Main Streets and plan community involvement, including donation classes.
  • Formula Business Rationale: Michael La Rosa and Cara Beatt clarified that while B-Tone meets the technical definition of a formula business, it is not a large corporation. Each location is individually owned, and the concept originated locally. There are few comparable studios in East Somerville.
  • Public Input: No public testimony was offered in support or opposition.
• Action: Amelia Aboff moved to approve the special permit with conditions laid out in the staff memorandum.
• Motion: To approve with the conditions laid out in the staff memorandum, the request to establish a formula business principal use in the Mid-Rise 5 (MR5) District at 152-158 Broadway.
• Mover: Amelia Aboff
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

• Applicant Representative: Attorney Anne Vigorito.
• Team Members: Jacob Simmons, Narius (Khalsa Design), Steve Saragusa.
• Summary of Proposal: The applicant presented revised plans addressing previous Board requests, specifically regarding bicycle parking. The new plan includes nine bicycle parking spaces: five inside a bike room (four on the floor, one on the wall) and four outside. Steve Saragusa confirmed communication with the Mobility Department regarding the bike parking.
• Key Discussion Points:
  • Bicycle Parking: The applicant provided a visual of the proposed bike racks. Steve Saragusa explained the challenges of providing zoning-compliant short-term bike parking within the garage due to ground-level and physical barrier requirements, leading to the placement of four spaces outside.
  • Staff Review: Kit Lester confirmed that the specific plan presented this evening had not been formally reviewed by Mobility or Inspectional Services for zoning compliance.
  • Board Member Comments:
    • Michael Capuano: Expressed satisfaction with the applicant's efforts to meet previous requests, including family-sized housing and increased bike parking. He dismissed concerns about backing out of the driveway, noting the low-speed nature of White Street.
    • Michael McNeely: Acknowledged the provision of family housing but maintained concerns about the backing-out issue and the adequacy of the bike parking solution (preferring more indoor spaces). He reiterated his belief that the project's location warrants zero parking due to its proximity to transit and amenities, and that the proposed parking is inconsistent with Somerville's vision.
    • Luc Schuster: Leaned towards supporting the project, acknowledging the inconvenience of street parking for residents with cars. He questioned the feasibility of more indoor bike parking, given that four spaces were placed outside.
    • Lynn Richards: Emphasized "transportation fluency," advocating for choices in transportation modes rather than a binary car/no-car approach. She highlighted the need for flexibility for families, especially for emergencies, and supported providing car access while encouraging reduced vehicle miles traveled (VMT). She also inquired about electrical outlets for e-bikes in the indoor parking, which the owner confirmed would be provided.
    • Jahan Habib: Appreciated Lynn Richards' comments on transportation fluency and acknowledged the applicant's willingness to work with the Board and staff to create a viable, family-oriented project.
  • Continuance Rationale: The Board determined that a vote could not be taken until the updated plans for bicycle parking had been formally reviewed by city departments for zoning compliance, to ensure no variance would be required.
• Action: The Chair moved to continue the hearing to December 18, 2025.
• Motion: To continue the hearing for 44 White Street to December 18, 2025.
• Mover: Michael Capuano
• Seconder: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0). The hearing is continued to December 18, 2025.

Adjournment: The Chairman moved to adjourn the meeting. Mover: Michael Capuano Seconder: Amelia Aboff Vote:

• Jahan Habib: Aye
• Lynn Richards: Aye
• Luc Schuster: Aye
• Michael McNeely: Aye
• Amelia Aboff: Aye
• Michael Capuano: Aye Outcome: Motion passed (6-0). The meeting was adjourned.