Meeting Minutes: City of Somerville Zoning Board of Appeals
Meeting Date: October 15, 2025 Governing Body: City of Somerville Zoning Board of Appeals Meeting Type: Regular Meeting Attendees:
- Susan Fontano, Chair
- Anne Brockleman, Vice Chair (Acting Clerk)
- Ann Fullerton
- Brian Cook
- Sisia Daglian
- Kit Luster, Planning, Preservation, and Zoning Staff
Executive Summary
The Zoning Board of Appeals convened to approve previous meeting minutes and address a new case concerning 36 Beacon Street. The applicant, 36 Beacon LLC, sought two hardship variances for the construction of rear egress stairs and to further reduce nonconforming landscape and permeable area. Following extensive discussion regarding the proposed project's impact on setbacks, permeable area, and neighbor concerns, the Board voted to continue the case to November 5, 2025, to allow the applicant to provide further clarification and address the Board's and public's concerns. The Board also announced the confirmation of a new member, Olivia, by the City Council.
1. Approval of Minutes
- Motion: Anne Brockleman moved to approve the meeting minutes of September 17, 2025, as submitted.
- Second: Sisia Daglian seconded the motion.
- Vote:
- Brian Cook: Aye
- Ann Fullerton: Aye
- Anne Brockleman: Aye
- Sisia Daglian: Aye
- Susan Fontano: Aye
- Outcome: The motion passed unanimously (5-0). The minutes of September 17, 2025, were approved.
2. Case ZP25-000075 & ZP-25-000084: 36 Beacon Street
Applicant: 36 Beacon LLC Property Address: 36 Beacon Street
Variances Sought:
- Hardship Variance (ZP25-000075): Relief from SZO 3.2.11.B to construct rear egress stairs within the rear setback in the urban residence district.
- Hardship Variance (ZP-25-000084): Relief from SZO 14.1.7.B.2 to further reduce nonconforming landscape and permeable area in the urban residence district.
Applicant Presentation (David Cameron, Owner, 36 Beacon Street):
- Project Description: Proposed construction of a rear egress stair to address an existing interior ladder, which is not code compliant. The property is a historic row house near Inman Square.
- Egress Stair Details:
- The existing interior ladder is not code compliant, necessitating an exterior stair.
- The proposed stair is a switchback design, built to code minimums, with a small platform.
- Materials: Trex decking, vinyl handrails, wooden dimensional lumber, and supporting timber. Siding to match existing.
- Historical Preservation Committee approved the design in 2020; minor changes (wood to vinyl) require re-review.
- Setback Issue: The proposed stair will be within the 20-foot rear setback, specifically 12 feet from the lot line. The rear fence is approximately 23 feet from the property.
- Impermeable Area Issue:
- Existing lot coverage is 70.4%, exceeding the required maximum of 65%.
- The project requires relief for an additional 6.8% reduction in nonconforming landscape and permeable area.
- The applicant stated that the rear yard is currently gravel/earth and 100% permeable. The proposed stair will have gaps in the decking to allow water infiltration.
- Water Issues: A neighbor raised concerns about stormwater runoff and basement flooding. The applicant acknowledged awareness of water issues and stated that $12,000 had been spent on re-roofing to address potential causes, though the direct link to the roof is unconfirmed.
- Interior Stair Feasibility: The applicant explained that an interior stair is not feasible due to dimensional constraints (14-foot width) and code requirements for landings and tread/riser dimensions. The existing "covered porch" area is primarily used for unheated storage.
Public Comment:
- Sonia Daly (4 Our Street, Cambridge):
- Expressed extreme concern as an abutter (owner of 32 and 34 Beacon Street).
- Key Point: "The roof of the entire row of apartments is designed to drain stormwater to the back of all the buildings. Years ago, an addition was built behind 36 that created an L-shaped section of the roof that creates a huge waterfall of stormwater runoff onto our property. This creates considerable more flooding in the basement of 34 Beacon Street... A big deck type stairway would aggravate the situation by not allowing the water to go into the ground."
- Also concerned about potential paving of the backyard and the aesthetic impact of a three-story deck overlooking private areas.
- Noted previous construction projects caused vibrations and cracks.
Board Discussion and Questions:
- Ann Fullerton:
- Requested the exact setback dimension from the living area of the porch to the lot line, emphasizing the need for it to conform to the 20-foot setback.
- Suggested installing a dry well under the porch, draining roof leaders directly into it, to mitigate water runoff concerns. The applicant agreed to consider this.
- Anne Brockleman:
- Questioned the stated hardship, suggesting it's due to the "unusual character of the existing structure" (specifically the inherited rear addition) rather than the historic nature of the row house itself, as other historic row houses have sufficient rear yard depth.
- Sought clarification on the second hardship variance (ZP-25-000084), distinguishing between "lot coverage" and "permeable area," and requested metrics for the original requirements.
- Sisia Daglian:
- Asked for further explanation on why an interior stair is not feasible, specifically regarding a U-shaped stairwell.
- Raised concerns about egress from the backyard to a public way, noting the current path is through "no man's land" (City of Cambridge land) without an easement, potentially creating a new building code issue.
- Inquired if removing the existing concrete walkway would alleviate the impervious area issue. The applicant stated he would consider removing a portion of the concrete walk.
- Susan Fontano (Chair):
- Encouraged the applicant to engage with neighbors to address their concerns.
- Emphasized the need for clear and accurate documentation of the hardship variances and proposed solutions.
- Kit Luster (Staff):
- Read the ISD review comment for ZP-25-000084: "Lot has an existing non-conforming lot coverage of 70.4 when the maximum is 65% per Somerville Zoning Ordinance 3.2.11.A, a hardship variance for relief from SCO 14.1.7.b.ii for further reducing non-conforming landscape and permeable area."
- Offered to seek further clarification from ISD regarding the distinction between permeability and lot coverage.
Applicant's Response to Board:
- Agreed to adjust the wording of the hardship to reflect the "unique character of the existing structure."
- Agreed to reduce the non-stair portion of the porch by approximately 1.5 feet to meet setback requirements.
- Expressed willingness to work with the committee on documenting the permeable area calculations.
- Acknowledged the need to investigate egress to a public way from the backyard.
Decision on Continuance:
- Applicant Request: David Cameron formally requested a continuance of the case.
- Motion: Anne Brockleman moved to grant the request for the applicant to continue cases ZP25-000075 and ZP25-000084 for 36 Beacon Street to November 5, 2025.
- Second: Ann Fullerton seconded the motion.
- Vote:
- Sisia Daglian: Aye
- Anne Brockleman: Aye
- Brian Cook: Aye
- Ann Fullerton: Aye
- Susan Fontano: Aye
- Outcome: The motion passed unanimously (5-0). The case is continued to November 5, 2025.
- Conditions for Continuance: Staff (Kit Luster) will work with the applicant and ISD to:
- Add a condition for the porch section of the structure to not extend into the 20-foot setback.
- Amend the findings regarding the first hardship variance to reflect the "unusual character of the existing structure."
- Clarify the second hardship variance (lot coverage versus permeability) and provide an updated memo.
- Request an ISD reviewer to attend the next hearing to address questions.
3. Other Business
- New Board Member: Kit Luster announced that the City Council confirmed a new member for the Zoning Board, Olivia. Olivia is a transportation planner who has lived in Somerville for approximately four years. She is expected to be sworn in and potentially ready for the November 5th meeting.
4. Adjournment
- Motion: Anne Brockleman moved to adjourn the ZBA meeting of October 15, 2025.
- Second: Brian Cook seconded the motion.
- Vote:
- Sisia Daglian: Aye
- Ann Fullerton: Aye
- Anne Brockleman: Aye
- Brian Cook: Aye
- Susan Fontano: Aye
- Outcome: The motion passed unanimously (5-0). The meeting adjourned at 7:14 p.m.