Somerville Planning Board 08-07-2025

Meeting Minutes: Somerville Planning Board

Meeting Date: August 7, 2025 Governing Body: Somerville Planning Board Type of Meeting: Regularly Scheduled Meeting Attendees:

Michael Capuano, Chairman
Amelia Aboff, Vice-Chair
Jahan Habib, Clerk
Lynn Richards, Member
Michael McNeely, Member
Steve Carey, City Staff
Madison Anthony, City Staff
Pablo Picker, Applicant (181 Pearl Street, 199 Elm Street)
Paul Miller, Architect (181 Pearl Street, 199 Elm Street)
Curtis Puncher, Landscape Architect (181 Pearl Street, 199 Elm Street)
Anne Vigorito, Attorney (379 Somerville Avenue)
Will Chalfant, Architect (379 Somerville Avenue)
Elan Sessoon, Developer (379 Somerville Avenue)
Amanda Gall, Weston Sampson (Draw 7 Chapter 91)
Crystal Huff, Ward 5 Resident
David Hossack, 16 Wyndham Street Resident

Executive Summary: The Somerville Planning Board convened for its regularly scheduled meeting on August 7, 2025. Key actions included the approval of a Chapter 91 signature for the Draw 7 Beach Nourishment Permit, and continuances for the 59 Bow Street and 379 Somerville Avenue applications. The Board also discussed and conditionally approved site plan and special permit applications for 181 Pearl Street, emphasizing accessibility, the inclusion of a residential parking sticker prohibition, and material review. The 199 Elm Street application was continued to allow for further design revisions, particularly regarding building aesthetics and public art.

1. Call to Order

The meeting was called to order at 6:01 p.m. by Chairman Michael Capuano.
The meeting was conducted via remote participation pursuant to Chapter 2 of the Act of 2025.

2. Continuances

2.1. 59 Bow Street (ZP 2400098 and ZP 2400099)

Action: The Chair moved to continue this agenda item to the August 21st meeting.
Motion: Michael Capuano
Second: Amelia Aboff
Vote:
- Jahan Habib: Aye
- Michael McNeely: Aye
- Lynn Richards: Aye
- Amelia Aboff: Aye
- Michael Capuano: Aye
Outcome: Motion passed unanimously (5-0).

3. Notices of Public Hearing

Clerk Jahan Habib read the notices of public hearing for the following cases:
- 181 Pearl Street:
  - ZP25-000030: 181 Pearl Street LLC seeks site plan approval to develop an apartment building in the MR3 zoning district.
  - ZP25-000055: 181 Pearl Street LLC seeks a special permit to establish a residential housing use in the MR3 zoning district.
- 199 Elm Street:
  - ZP25-000031: Picker Construction seeks site plan approval to develop a general building in the MR4 zoning district.
  - ZP25-000054: Picker Construction seeks a special permit to include residential development in the MR4 zoning district.
  - ZP25-000066: Picker Construction seeks a special permit to construct a mechanical penthouse that exceeds the maximum height in the MR4 district.
- 379 Somerville Avenue:
  - ZP25-000078: Rick Stone Builders Corp proposes a major amendment to previously approved plans CZC20-000104 to construct an apartment building in the MR5 zoning district, requiring site plan approval.

4. Draw 7 Chapter 91 Signature

Applicant: Amanda Gall, Weston Sampson, on behalf of DCR.
Project: Request for signature for the Draw 7 Chapter 91 Beach Nourishment Permit.
Discussion:
- The permit is related to beach nourishment activities in Draw 7, specifically below the high tide line.
- The project involves cleaning debris (glass, bricks, concrete blocks) from the beach and replacing it with appropriate grain size material.
- A robust sampling program will be conducted by the contractor to ensure material matches existing conditions.
- The project also includes improvements to vegetation, parking lot, amenities, utilities to the dam, and universally accessible pathways within the main park area.
- This is not a public hearing.
Action: The Chair moved to approve the signature pursuant to Chapter 91.
Motion: Michael Capuano
Second: Michael McNeely
Vote:
- Jahan Habib: Aye
- Michael McNeely: Aye
- Lynn Richards: Aye
- Amelia Aboff: Aye
- Michael Capuano: Aye
Outcome: Motion passed unanimously (5-0).

5. 379 Somerville Avenue (ZP25-000078)

Applicant Team: Anne Vigorito (Attorney), Will Chalfant (Architect), Elan Sessoon (Developer), Jerry McDonough.
Project: Major amendment to previously approved plans CZC20-000104 to construct an apartment building in the MR5 zoning district.
Discussion:
- The project previously received zoning relief approximately four years prior.
- Recent changes related to Eversource requirements necessitated four variances from the Zoning Board of Appeals (ZBA).
- The Board noted that discussions between the applicant team and Planning Staff are needed regarding suggested revisions, particularly concerning the transformer shield and alternatives.
- Chairman Capuano stated the Board was not ready to proceed due to the recent ZBA variances and the need for staff review.
- Applicant requested clarification on deliverables for the next meeting. Steve Carey advised reaching out to Sarah Lewis and Lexi Payne for guidance on deliverables and timelines.
Action: The Chair moved to continue this agenda item to the August 21st meeting.
Motion: Michael Capuano
Second: Amelia Aboff
Vote:
- Jahan Habib: Aye
- Michael McNeely: Aye
- Lynn Richards: Aye
- Amelia Aboff: Aye
- Michael Capuano: Aye
Outcome: Motion passed unanimously (5-0).

6. 181 Pearl Street (ZP25-000030 and ZP25-000055)

Applicant Team: Pablo Picker (Owner/Developer), Paul Miller (Neighbor Architects), Curtis Puncher (Ground Inc., Landscape Architect).
Project: Development of a three-unit apartment building in the MR3 zoning district, requiring site plan approval and a special permit for residential housing use.
Key Discussion Points:
- Site Context: Located in East Somerville near Gilman Square, at the corner of Pearl and Dana, adjacent to McGrath Highway. Good access to transit (bus lines, Gilman Square T Station).
- Proposal: Three-story, 3,600 gross square feet building with three residential units.
- Design Features:
  - Planters wrapping Dana and Pearl Street, with a new street tree and built-in bench on Pearl Street.
  - Integrated ramp for accessible entrance off Pearl Street leading to a courtyard and lobby with interior bike parking.
  - Permeable paving throughout the site.
  - All-electric building.
  - Primary cladding: aluminum panel in "silversmith" color, with mint green accents for balconies and red brick cladding on planters.
  - Copper-colored metal panel accent at entry.
- Accessibility: Ground floor unit is a two-level duplex with a lift for accessibility. Second and third-floor units are walk-up.
- Unit Mix: All three units are two-bedroom units.
- Landscape Design: 100% native trees, shrubs, grasses, and perennials. One white oak street tree added. Achieved a green score of 0.33 (target 0.3).
- Parking: No car parking proposed or required. Emphasis on interior bike parking.
Public Testimony:
- Support: No public testimony in support.
- Opposition/Concern: No public testimony in opposition or expressing concern.
Board Discussion:
- Amelia Aboff inquired about interior unit accessibility. Paul Miller confirmed the ground floor unit is accessible via a lift, while upper units are walk-ups.
- Chairman Capuano raised the issue of residential parking stickers for projects without parking. Madison Anthony (Staff) noted it was not a standard condition for this project but supported its inclusion. Pablo Picker confirmed the project's design assumed residents would not have cars and emphasized interior bike parking.
- Proposed Condition: Prohibition of residential parking stickers for tenants.
- Amelia Aboff requested a condition for material samples, including color samples, to be provided to staff for final review before construction, aligning with UDC recommendations.
Action 1 (Site Plan Approval - ZP25-000030): Following public testimony, review of submitted materials, and deliberation, the Board moved to approve the site plan approval with conditions as amended in the staff memorandum and discussed tonight.
- Motion: Michael Capuano
- Second: Amelia Aboff
- Vote:
  - Jahan Habib: Hi
  - Michael McNeely: Hi
  - Lynn Richards: Hi
  - Amelia Aboff: Hi
  - Michael Capuano: Hi
- Outcome: Motion passed unanimously (5-0).
Action 2 (Special Permit - ZP25-000055): Following public testimony, review of submitted materials, and deliberation, the Board moved to approve the request to establish a residential housing use in the MR3 zoning district with conditions laid out in the staff memorandum and as discussed tonight.
- Motion: Michael Capuano
- Second: Amelia Aboff
- Vote:
  - Jahan Habib: I
  - Michael McNeely: Hi
  - Lynn Richards: I
  - Amelia Aboff: I
  - Michael Capuano: I
- Outcome: Motion passed unanimously (5-0).

7. 199 Elm Street (ZP25-000031, ZP25-000054, ZP25-000066)

Applicant Team: Pablo Picker (Developer), Paul Miller (Neighbor Architects), Curtis Puncher (Ground Inc., Landscape Architect).
Project: Development of a general building with ground-floor commercial space and residential units above in the MR4 zoning district, requiring site plan approval and special permits for residential development and a mechanical penthouse exceeding height limits.
Key Discussion Points:
- Site Context: East side of Elm Street, southern end of Davis Square, identified for enhancement in Summer Vision. Good access to transit (bus lines, Davis Square T stop) and amenities.
- Proposal: Four-story building with 1,700 sq ft ground-floor commercial space and 10 residential units above (15,000 gross sq ft).
- Design Features:
  - Ground floor commercial space with folding windows.
  - Building steps back to create a courtyard, preserving light for adjacent Revival Cafe and its mural.
  - Material palette: precast concrete at base (charcoal), buff-colored brick above, bright blue glazed brick for stair towers.
  - Two new street trees and two new public bike racks.
  - No car parking proposed. Large bike room in residential lobby.
  - All 10 residential units are Group 1 accessible (adaptable).
  - No gas brought into the building; all-electric.
  - Rooftop amenity space with green roof, private and communal areas, vegetable planters (42 inches high, acting as guardrails).
  - Mechanical penthouse (elevator bulkhead) required for accessible roof deck access.
- Unit Mix: Two 2-bedroom units, three 1-bedroom units, three studios. Two affordable units (one studio, one 1-bedroom).
- Landscape Design: Hedge maple street trees (suitable for overhead wires). Permeable pavers at setback and rear patio. Rooftop planting with 10-inch soil depth and 100% native species. Achieved a green score of 0.357 (target 0.3).
- Transformer: Underground transformer vault planned.
Public Testimony:
- Support:
  - Crystal Huff (Ward 5 Resident): Expressed excitement for the project, appreciating accessibility, compatibility with the street, exceeding green score minimum, and the all-electric design (no gas pipes). Inquired about the definition of "Group 1 accessible."
- Opposition/Concern:
  - David Hossack (16 Wyndham Street Resident): Raised concerns about trash storage and rats, requesting binding conditions for internal trash storage (basement) and no commercial patio storage. Also requested a condition prohibiting residential parking permits for tenants. Expressed general frustration with height restriction variances, noting potential precedent for neighbors.
Board Discussion:
- Paul Miller responded to concerns:
  - Trash: Committed to basement storage for both commercial and residential, noting the passive house design will prevent rats.
  - Accessibility: Clarified "Group 1 accessible" as adaptable units, requiring fully accessible entrances and turning space, with kitchens/bathrooms designed for future modification. "Group 2 accessible" (fully accessible from day one) is required for 5% of units in buildings with 20+ units.
- Lynn Richards praised the design of the entrance and its integration with Revival Cafe's mural. Expressed concern about blank side walls and suggested commissioning a mural for one or both walls as temporary public art. Pablo Picker and Paul Miller were open to the idea.
- Amelia Aboff commended the thoughtful and tasteful design.
  - Unit Mix: Suggested considering a Group 2 accessible unit for one of the affordable units if larger units are not feasible.
  - Aesthetics: Inquired about adding a cornice line detail to cap the building, suggesting soldier course brick as an option.
  - Materials: Requested a condition for materials approval, specifically for the accent color of the stair tower.
  - Eversource Transformer: Expressed concern about the lack of confirmed feasibility from Eversource for the underground transformer, noting its critical impact on design. Madison Anthony confirmed that if transformer plans change, it would require a plan revision to the Board.
- Michael McNeely echoed concerns about the Eversource transformer and unit mix (suggesting combining accessibility with affordability). Commended the applicant for proactively designing an all-electric building without gas, especially for a restaurant space, noting it addresses a previous policy pushback. Appreciated the trash mitigation plan.
- Jahan Habib appreciated the restaurant consideration and inquired about alternative commercial uses if a restaurant does not pan out. Pablo Picker mentioned a yoga studio as a potential alternative.
- Chairman Capuano reiterated the need for a residential parking sticker prohibition.
- The Board requested the applicant return with options for defining the top of the building and a plan for a mural.
Action: The Chair moved to continue this agenda item to the August 21st meeting.
Motion: Michael Capuano
Second: Amelia Aboff
Written Comment Period: The written comment period will remain open until 9:00 a.m. on Friday, August 15th, 2025. Comments can be sent to planningboard@somervillema.gov.
Vote:
- Jahan Habib: Hi
- Michael McNeely: Hi
- Lynn Richards: Hi
- Amelia Aboff: Hi
- Michael Capuano: Hi
Outcome: Motion passed unanimously (5-0).

8. Other Business

Steve Carey proposed adding an "Other Business" item to future agendas to allow Planning Board members to ask questions of staff or each other regarding board administration, not specific projects. This formalizes an informal practice.
No specific items were raised by Board members during this session.

9. Adjournment

The meeting was adjourned at 7:27 p.m.
Motion: Michael Capuano
Second: Amelia Aboff
Vote:
- Jahan Habib: All right
- Michael McNeely: Hi
- Lynn Richards: Hi
- Amelia Aboff: All right
- Michael Capuano: All right
Outcome: Motion passed unanimously (5-0).

Podcast Summary