Somerville Planning Board 09-04-2025

September 4, 2025
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Meeting Minutes: Somerville Planning Board

Meeting Date: September 4th, 2025 Governing Body: Somerville Planning Board Type of Meeting: Regular Meeting Attendees:

  • Michael Capuano, Chairman
  • Jahan Habib, Clerk
  • Lynn Richards, Member
  • Luc Schuster, Member
  • Steve Carey, Staff
  • Madison, Case Planner

Executive Summary: The Somerville Planning Board convened on September 4th, 2025, addressing several key items. The Board approved the August 7th draft meeting minutes. Continuances were granted for 379 1/2 and 1 Myrtle Street to the September 18th meeting. A presentation was heard from MassDOT and DCR regarding a proposed bicycle-pedestrian bridge over the Mystic River, which was continued to allow for legal clarification of the Planning Board's role. Finally, a major amendment request for 59 Bow Street was presented, with the public comment period remaining open until September 12th, 2025, and the item continued to the September 18th meeting.

1. Meeting Minutes - August 7th, 2025

  • Discussion:
    • No comments or questions were raised regarding the draft minutes.
    • Luc Schuster noted he was not present at the August 7th meeting but could still vote if the minutes accurately reflected the meeting.
  • Motion: Michael Capuano moved to approve the draft meeting minutes of August 7th, 2025.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The draft meeting minutes of August 7th, 2025, were approved (4-0-0).

2. Continuance Request - 379 1/2

  • Discussion:
    • A written request for continuance was submitted by the applicant.
    • No additional comments were offered by the applicant.
  • Motion: Michael Capuano moved to continue the item for 379 1/2 to September 18th, 2025.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The item for 379 1/2 was continued to September 18th, 2025 (4-0-0).

3. Other Business - 1 Myrtle Street

  • Discussion:
    • Steve Carey, representing the applicant, stated they were unable to attend the meeting.
    • The item was requested to be continued to September 18th, 2025.
  • Motion: Michael Capuano moved to continue the item for 1 Myrtle Street to September 18th, 2025.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The item for 1 Myrtle Street was continued to September 18th, 2025 (4-0-0).

4. Chapter 91 Request and Presentation - Mystic River Bridge

  • Presenters:
    • Richard Jarba, MassDOT and DCR
    • William Conroy, MassDOT Project Manager
    • Melissa Lenker, MassDOT
    • Dick Grotenhaus, AECOM (Designer)
  • Project Description: Proposed bicycle-pedestrian bridge over the Mystic River, connecting DCR Draw 7 Park (Somerville side) and the Encore Casino area (Everett side).
    • Purpose: To provide public benefits and access to communities along the Mystic River.
    • Ownership/Operation: MassDOT will manage contracting and permitting; DCR will own and operate the bridge.
    • Design: Supported by five piers (three in the river), V-arches, and a steel arch over the center span. The bridge will be 18 feet wide clear (increased from an original 12 feet).
    • Location: Crosses the Mystic River between Draw 7 Park and the Encore site.
    • Compliance: Chapter 91 compliance is required due to its location in filled tidelands and flow tidelands. The project aims to promote public access, maintain navigable waterways, comply with fill and structure requirements, and preserve water-related public rights.
    • Schedule:
      • 25% design completed.
      • Permitting completion: March 2026.
      • Design-build RFP issuance: March 2026.
      • Construction start: Fall 2026.
      • Construction end: Spring 2029.
  • Discussion:
    • Lynn Richards questioned the Planning Board's role, particularly regarding design review, given the project's scale and potential impact on Somerville's vibrancy. She noted the limited design information presented.
    • Steve Carey and Michael Capuano acknowledged the limited role of the Planning Board, primarily for endorsement of compliance with state regulations.
    • Richard Jarba clarified that the Chapter 91 application and public comment period were initiated in June, and detailed engineered drawings are available and under review by DEP and the Army Corps. He also noted that the Somerville Planning Board previously went through a similar process for the Draw 7 Park Chapter 91 license.
    • William Conroy (MassDOT) stated that a 25% design public hearing is scheduled for October 21st, 2025, where the public can provide feedback on the design, including ADA compliance and safety for cyclists. He also noted this is the first time MassDOT has sought a Chapter 91 sign-off from a planning board.
    • Dirk Grotenhaus (AECOM) clarified that the Planning Board has the option to solicit comments for DEP waterways.
    • Michael Capuano requested clarification from the city's legal department regarding the specific role and scope of comments the Planning Board should provide for a Chapter 91 project, given its novelty for both the Board and MassDOT.
  • Motion: Michael Capuano moved to continue this agenda item to September 18th, 2025, pending legal clarification of the Planning Board's role.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The Chapter 91 request for the Mystic River Bridge was continued to September 18th, 2025 (4-0-0).

5. Major Amendment Request - 675 Somerville Avenue and 3 Craigie Street (ZP24-000099 & ZP24-000098)

  • Applicant: 675 Somerville LLC
  • Representatives:
    • Adam Dash, Attorney, 48 Grove Street, Somerville
    • Alexander Varelis, 675 Somerville LLC
    • Sylvia Ilya Sheldahl, BOS Urban Architecture
    • Paxton Sheldahl, BOS Urban Architecture
    • Christian Humania, Offshoots (Landscape Architects)
    • Krista Lucas, Howardstein Hudson (Traffic Engineer)
  • Project Description: Proposed redevelopment of the property at 675 Somerville Avenue and 3 Craigie Street. Demolition of existing gas station and auto shop to construct a new three-story, 14-unit rental building with commercial space on the first floor in the MR3 zoning district, with no parking.
  • Previous Meeting: August 21st, 2025.
  • Key Revisions/Responses to Previous Comments:
    • Commercial Deliveries: All commercial deliveries will be made via the Somerville Avenue front entrance, not the egress alley.
    • Egress Alley Gate: The proposed gate in the egress alley will have a soft-close feature to reduce noise.
    • Trash Handling:
      • The applicant reviewed suggestions for a two-cubic-yard dumpster but found it infeasible due to zoning requirements for commercial and residential lobby sizes.
      • The transformer location in the back is fixed due to Eversource requirements and power source from Craigie Street.
      • Proposed solution: Fully enclosed trash area within the building and a fully fenced recycling area in the back of the egress corridor, adjacent to the abutter's parking lot. This is deemed compatible and less impactful than the current situation.
    • Fencing: The proposed fencing along the building's length has been removed to ensure unobstructed use and maintenance of the fire escape. Fencing will be along the backyard property line on top of the drainage barrier, not interfering with safety or access.
    • Water Runoff: A continuous curb will prevent water runoff, and a drain at the egress landing will direct water towards the property.
    • Egress Path Planting: A living wall is not recommended due to insufficient sunlight and the need to keep the path clear for emergency egress.
    • Curb Cuts & Loading Zone:
      • Three curb cuts (two on Somerville Ave, one on Craigie Street) will be closed.
      • A designated loading zone is proposed for typical deliveries (USPS, FedEx, UPS).
      • Krista Lucas reported that the Mobility Division is implementing a "quick build" project on Somerville Avenue to create protected bike lanes by swapping parking and bike lane locations, which will address double-parking concerns before this project's completion.
      • All regulations and the Transportation Access Plan (TAP) will go to the Traffic Commission for approval.
      • The project will continue to coordinate with the Mobility Division for final curbside restrictions.
    • Unit Mix: The applicant is not proposing three-bedroom units, as the current mix aligns with the MR3 zone's purpose for smaller households (Zoning Ordinance 4.1.3.D).
  • Planning Board Discussion:
    • Lynn Richards commended the detailed response to concerns, particularly regarding traffic. She emphasized the city's responsibility to proactively facilitate non-solo car travel, suggesting institutionalizing drop-off zones for developments with more than 3-5 units.
    • Luc Schuster expressed support for the project, noting the thoughtful responses to previous questions.
    • Michael Capuano thanked the applicant for the presentation and addressing concerns, calling it a "really good project" and a "great improvement to the neighborhood and city."
  • Motions:
    1. Motion: Michael Capuano moved to approve, with the conditions outlined in the staff memorandum, the site plan approval to develop a general building in the district.
      • Second: Jahan Habib
      • Vote:
        • Jahan Habib: Aye
        • Lynn Richards: Aye
        • Luc Schuster: Aye
        • Michael Capuano: Aye
      • Outcome: The site plan approval was approved (4-0-0).
    2. Motion: Michael Capuano moved to approve, with the conditions outlined in the staff memorandum, the request to establish a residential housing use in the zoning district.
      • Second: Jahan Habib
      • Vote:
        • Jahan Habib: Aye
        • Lynn Richards: Aye
        • Luc Schuster: Aye
        • Michael Capuano: Aye
      • Outcome: The request to establish a residential housing use was approved (4-0-0).

6. Major Amendment Request - 59 Bow Street (ZP24-000099 & ZP24-000098)

  • Clerk's Reading: Jahan Habib read the public hearing notice for ZP24-000099 and ZP24-000098, seeking a major amendment to previously issued Site Plan Approval and Special Permit PNC 21-017 in the MR5 zoning district.
  • Applicant: 59-61 Bow Street LLC
  • Representatives:
    • Anne Vigorito, Attorney, 424 Broadway, Somerville
    • Tanya Carrier, CULSA Design
    • Noria Spalas, CULSA Design
    • Ilan Sassoon, Applicant
  • Project Description: Major amendment to a previously approved project (March 2024).
  • Key Revisions:
    • Unit Count & Type Mix: Reduced from 15 units to 13 units. This changes the affordable unit count from 3 to 2.6, requiring a fractional share payment to the city.
    • Floor Plans:
      • Elimination of the basement level due to high groundwater and shoring difficulties.
      • Bike storage moved to grade level for easier access.
      • Two ground-floor units eliminated to accommodate bike storage and mechanical areas.
      • Slight increase in commercial area on the first floor.
    • Fifth Story: A two-bedroom unit was changed to a one-bedroom unit.
    • Common Areas: A new common lounge area and two roof decks were added on the fifth floor, replacing six eliminated balconies.
    • Building Exterior & Design:
      • Balconies eliminated on the Bow Street Place side due to proximity to electrical wires (Eversource requirement).
      • Minor change to the restaurant entry door.
      • Minor material change on the Bow Street side (brick wrapped to massing breaks, then cementitious panel).
      • Brick detailing accent at the commercial area entry.
    • Unit Breakdown (Original vs. Proposed):
      • Total Units: 15 -> 13
      • Two Bedrooms: 3 -> 2
      • One Bedrooms: 9 -> 9
      • Studios: 3 -> 2
    • Eversource Approval: A work order number from Eversource was provided as confirmation of approval for the transformer vault location on Bow Street Place.
  • Planning Board Discussion:
    • Michael Capuano confirmed that the revisions were primarily driven by the infeasibility of the basement and balcony issues, leading to outdoor space reconfiguration.
    • Michael Capuano requested that staff (Madison) review the Eversource confirmation to ensure it meets the city's requirements.
    • Ilan Sassoon clarified that the provided work order number with an engineering stamp is Eversource's standard confirmation of an approved design plan.
    • Madison confirmed that all other aspects of the project have been reviewed for compliance.
  • Public Testimony:
    • No one spoke in support of the application.
    • No one spoke in opposition to the application or expressed concern.
  • Motion: Michael Capuano moved to continue this agenda item to September 18th, 2025.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The major amendment request for 59 Bow Street was continued to September 18th, 2025 (4-0-0).
  • Note: The written comment period for this project will remain open until September 12th, 2025, at 9:00 AM (planningboard@somervillema.gov).

7. Adjournment

  • Motion: Michael Capuano moved to adjourn the meeting.
  • Second: Jahan Habib
  • Vote:
    • Jahan Habib: Aye
    • Lynn Richards: Aye
    • Luc Schuster: Aye
    • Michael Capuano: Aye
  • Outcome: The meeting was adjourned (4-0-0).

Last updated: Oct 6, 2025

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