City Council - Summary

Meeting Minutes: City Council Meeting

Governing Body: City Council Meeting Type: Regular Meeting Meeting Date: Thursday, October 23rd Attendees:

Councillor Wilson
Councillor Ewen-Campen
Councillor Scott
Councillor McLaughlin
Councillor Burnley
Councillor Sait
Councillor Strezo
Councillor Clingan
Councillor Mbah
Councillor Davis (Presiding)

Executive Summary: The City Council convened for a regular meeting on October 23rd, addressing several key issues. Major items included the approval of a significant Tax Increment Financing (TIF) agreement with Transmedic Group for a new headquarters in Assembly Innovation District, a resolution supporting public higher education in Massachusetts, and a comprehensive presentation on the draft Combined Sewer Overflow (CSO) plan. The Council also commended the Charter Review Committee for their work and discussed amendments to the 90 Washington Street redevelopment plan.

1. Call to Order & Roll Call

The meeting was called to order by Councillor Davis.
Roll call confirmed all councillors present, establishing a quorum.

2. Moment of Silence

Councillor Ewen-Campen requested a moment of silence for:
- Robin Dash: Longtime Ward 3 resident, artist, and educator at New England Conservatory, Brandeis, and the School of the Museum of Fine Arts. Passed away October 18th.
- Ellen Davidson: Longtime Ward 3 resident, activist, special education teacher, and author of "Open Minds to Equality." Passed away October 15th at age 77.
Councillor McLaughlin requested a moment of silence for:
- Marilyn Contreras: Melrose resident, dedicated senior program and policy analyst for the Massachusetts Department of Housing, and influential figure in Somerville's City Charter movement.
A moment of silence was observed for the aforementioned individuals.

3. Approval of Minutes

Item 1.3: Approval of the minutes of the regular meeting of September 25th, 2025.
- Outcome: Approved.

4. Public Hearings

Item 3.1: Grant of location from Eversource to install a total of seven feet of conduit in White Street from the Cambridge Somerville line to a point of pickup at White Street Place.
- Discussion: Jackie Duffy from Eversource stated the conduit is necessary to provide electric service to 14 White Street Place, a 25-unit building.
- Outcome: Approved.

5. Resolutions

Item 4.1: Resolution by Councillor Mbah in support of public higher education in Massachusetts.
- Discussion:
  - Councillor Mbah introduced the resolution, affirming support for Governor Healey's DRIVE Act, a $400 million investment in Massachusetts public higher education, including $200 million from Fair Share Amendment funds to offset federal funding reductions.
  - Dan Roark, Somerville resident and graduate worker at UMass Lowell (UAW Local 1596), spoke in support, highlighting the impact of federal funding cuts on research and jobs in higher education. He emphasized the need for state funding to backfill these cuts.
  - Joy Salon, Program Manager for Graduate Programs at UMass Boston (Sociology Department), testified on behalf of students and faculty affected by federal cuts, noting the loss of assistantships and tuition waivers. She stressed the importance of public higher education for first-generation and non-traditional students who contribute to the local community.
  - Marissa Fried, Somerville resident, public educator, and graduate student at Lesley University and UMass Amherst, spoke about the importance of accessible and affordable higher education. She noted the increase in enrollment since free access to community colleges was established and urged support for the DRIVE Act to counter politically motivated federal attacks on higher education.
  - Councillor Mbah requested the resolution be sent to the state delegation and the Governor's office.
  - Councillor Ewen-Campen thanked Councillor Mbah and the speakers, emphasizing the importance of the UMass system and condemning federal cuts.
- Outcome: Approved. All councillors signed on as sponsors.
Item 4.7: Resolution by Councillor McLaughlin commending the members of the Charter Review Committee on their years of volunteer service to the community.
- Discussion:
  - Councillor McLaughlin recognized the committee's work in creating a new city charter, which will be on the ballot. He read an excerpt from the Somerville Journal from 1899 regarding the last charter passage, highlighting the historical context and the predominantly female composition of the current committee.
  - Bev Schwartz, Charter Review Committee member, thanked the council and committee members for their dedication. She encouraged residents to visit the website "yes-on-charter.info" for more information.
- Outcome: Approved.

6. Tax Increment Financing (TIF) Agreement

Item 7.1: Request of the Mayor requesting authorization to enter into a Tax Increment Financing agreement with a full building occupant of a lab building.
- Discussion:
  - Mayor Katjana Ballantyne presented the TIF agreement with Transmedic Group, a med-tech company considering Somerville's Assembly Innovation District for its new headquarters. She emphasized the economic development opportunity, job creation, and tax revenue benefits, especially given current commercial real estate trends.
  - Tom Gallaghani, Executive Director of OSPCD, introduced the Transmedic leadership team.
  - Gerardo Hernandez (CFO), Nick Corcoran (SVP Supply Chain Operations), and Farhan Zafar (Chief of Cardiothoracic Programs) from Transmedic Group presented their company's mission and technology.
    - They showcased the Organ Care System (OCS) technology, which keeps organs alive outside the human body, and their National OCS Program (NOP), a network of 18 hubs and 22 jets for organ transport.
    - They highlighted the impact of OCS on increasing organ utilization and transplantation rates, noting that 98% of organs placed in their system are successfully transplanted.
    - They detailed plans for a new headquarters in Somerville, including administrative functions, command centers, vivarium clinical labs, manufacturing, R&D, and a flight simulator.
    - They emphasized Somerville's appeal due to talent access and the city's partnership.
    - Transmedic committed to donating $30,000 annually to Somerville's robotics program.
  - Councillor Scott inquired about the utilization of Transmedic's plane network and confirmed that planes are used exclusively for organ transplantation.
  - Councillor Burnley asked about external threats to the company, to which Transmedic representatives responded that class-action lawsuits are common for publicly traded companies and that their future growth is strong, with plans for increased organ utilization and international expansion. They clarified that US organs do not go to Europe, and transparency is maintained through tracking systems.
  - Councillor McLaughlin expressed excitement for the project, acknowledging decades of work on Assembly Row and encouraging Transmedic employees to support East Somerville businesses.
  - Rachel Ned Carney, Director of Economic Development, presented the details of the TIF agreement:
    - A 10-year TIF agreement for 188 Assembly Park Drive.
    - Base Tax Revenue: $51.28 million over 10 years (based on existing property value and 3% background growth).
    - Transmedic Investment: Anticipated $175 million to $225 million in tenant fit-out (modeled at $200 million).
    - Additional Taxes Generated by Investment (Pre-TIF): $41.28 million.
    - TIF Value (Tax Exemption): $18 million (approximately 44% of the increment generated by their investment).
    - Net New Revenue to City (from increment): $23.28 million.
    - Total Revenue to City (over 10 years): $74.56 million.
    - Post-TIF Revenue (Year 11 onwards): $11 million annually.
    - Tax Exemption Schedule:
      - Years 1-2 (FY27-28): 1% exemption (Biomed Realty pays during fit-out).
      - Years 3-4: 85% exemption.
      - Years 5-6: 75% exemption.
      - Year 7: 55% exemption.
      - Year 8: 45% exemption.
      - Years 9-10: Adjusted to reach exactly $18 million in total relief.
    - Opportunity Cost: Emphasized the current vacant lab space market (10 years of supply) and the risk of prolonged vacancy if this opportunity is missed.
    - Job Creation: Transmedic commits to 900 jobs, with 600 new jobs. A clawback provision exists if 70% of the 900-job commitment is not met.
    - Community Benefits (outside TIF): Commitment to host a minimum of six high school interns annually, engage with Career and Technical Education Programs, and collaborate on workforce training programs.
    - A partial reduction of approximately $2.275 million in the building permit fee (from over $4 million) was also included.
  - Councillor Ewen-Campen confirmed the similarity to the 299 Broadway TIF and the assessor's expectation of declining appraised values for vacant lab buildings.
  - Councillor Wilson supported the deal, acknowledging the financial challenge of a $3 million hit in FY29 but deeming it worthwhile.
  - Councillor Mbah inquired if this TIF would serve as a template for other vacant buildings, to which Director Carney responded that each case is custom, but the city is open to similar conversations.
  - Councillor Burnley asked about benefits beyond tax revenue, and Director Carney clarified that specific community contributions are separate from the TIF agreement to avoid jeopardizing the TIF's core employment-based clawback.
  - Councillor Clingan expressed support for the deal, praising the company's ethics and the city's negotiation efforts. He urged the company to ensure ethical labor practices for their build-out.
  - Councillor Sait supported the mission and asked about amending the benefits part of the TIF, to which Director Carney reiterated that community benefits are handled in a separate agreement.
  - Councillor Scott moved to approve the authorization.
- Motion: Councillor Scott moved to authorize the Mayor to enter into a Tax Increment Financing agreement with a full building occupant of a laboratory building.
- Vote:
  - Councillor Wilson: Yes
  - Councillor Ewen-Campen: Yes
  - Councillor Scott: Yes
  - Councillor McLaughlin: Yes
  - Councillor Burnley: Aye
  - Councillor Sait: Yes
  - Councillor Strezo: Yes
  - Councillor Clingan: Yes
  - Councillor Mbah: Yes
  - Councillor Davis: Yes
- Outcome: Approved (10-0).
- Motion: Councillor McLaughlin moved for reconsideration in the hopes that reconsideration fails.
- Outcome: Reconsideration failed.

7. Combined Sewer Overflow (CSO) Plan

Item 8.3: Officer's communication from the Director of Infrastructure and Asset Management, conveying the draft combined sewer overflow plan.
- Discussion:
  - Richard Raish, Director of Infrastructure and Asset Management, presented the draft Long-Term Control Plan for Combined Sewer Overflows.
  - Context: This is a formal regulatory process involving Somerville, Cambridge, and MWRA, reviewed by DEP and EPA. The draft report is due by year-end, followed by public review in 2026, and administrative orders for design/construction in 2027.
  - Impact: The plan will result in a federal/state administrative order, binding the city's sewer CIP for a generation and impacting future capital and operating budgets.
  - Process: Included community engagement (6 meetings, 4 workshops, 2 council presentations, 1 Cambridge City Council hearing), computer modeling (using 2050 typical year incorporating climate change), and evaluation of 39 alternative projects.
  - High-Level Conclusions:
    - Full-scale sewer separation is not recommended: Due to difficulty in keeping stormwater out of separate sanitary systems, downstream MWRA constraints, and prohibitive cost/land-taking requirements.
    - 25-year level of control is unachievable: Large storms overwhelm systems, leading to sanitary sewer overflows and flooding. Stormwater itself contains contaminants, limiting water quality improvement if only CSOs are addressed.
    - Limitations of regulatory process: The current process focuses on a small area (9 sq miles) and doesn't adequately address regional stormwater control, unlike successful programs in other major cities.
    - Balancing act: The plan aims for a higher level of control than minimal, balancing practicality with environmental goals.
  - Recommended Plan by Watershed:
    - Alewife Watershed: Limited sewer separation, two storage tanks in Cambridge, and a 9-foot diameter, 1-mile microtunnel to Dillboy Stadium.
      - Construction: 13-18 years.
      - Cost: $340 million (split between Cambridge, Somerville, and MWRA).
      - CSO Elimination: Zero discharges in a typical year.
    - Mystic Watershed: Sewer separation in Winter Hill (near Foss Park, part of MROS project) and a storage tank in Assembly Square (envisioned near Staples parking lot).
      - Construction: 5-10 years.
      - Cost: $170 million (split 50-50 between Somerville and MWRA).
      - CSO Elimination: Reduction from 8 to 2 events in a typical year, and 30 million to 7 million gallons/year (treated discharge).
    - Charles River: Targeted sewer separation and storage in Cambridge and Boston (no direct Somerville projects).
      - Construction: Up to 38 years.
      - Cost: $360 million (split between MWRA and Cambridge).
      - CSO Elimination: Focus on reducing untreated discharges.
  - Historical Performance (Past Decade):
    - Alewife Brook: 92% reduction in events (109 to 9), 80% reduction in volume (107 to 35 million gallons).
    - Mystic: 94% reduction in events (102 to 6), 96% reduction in volume (240 to 9-10 million gallons).
  - Cost & Financial Capacity:
    - EPA methodology indicates Somerville has the financial capacity to undertake the plan without it being a "burden" on ratepayers.
    - Provisional Bill Impacts: Anticipated 20-15% annual rate increases for the next five years, then leveling off to 5-2% per year. Overall, a threefold increase over 30 years.
    - The city aims to build cash reserves to strategically fund projects with a mix of cash and debt, maintaining a positive bond rating.
  - Next Steps: MWRA board presentation/vote, final report submission by year-end, public review in 2026, administrative order in 2027.
  - Councillor Ewen-Campen questioned MWRA's contribution, noting that MWRA was created to fix CSO problems. Director Raish explained the complexities of cost-sharing negotiations and the limitations of MWRA's charter regarding stormwater.
  - Councillor Burnley sought clarification on the 208% increase over 30 years and the front-loading of costs to maintain the city's bond rating. He also asked about specific areas for sewer separation.
  - Councillor Scott acknowledged the thorough work and the necessity of the plan despite rate increases, noting that full sewer separation would be 8x more expensive.
  - Councillor Davis asked about the impact of the stormwater fee and impervious surface billing plan on individual homeowners, to which Director Raish explained that properties with larger impervious areas would bear more of the increase, aiming for fairness.
- Outcome: Placed on file with a copy to the Finance Committee for further discussion.

8. 90 Washington Street Redevelopment

Items 7.2, 7.3, 7.4, 8.2: Request of the Mayor requesting approval of the amended 90 Washington Street demonstration project plan; Request of the Mayor requesting approval of an amendment to the memorandum of agreement between the city council and the redevelopment authority regarding the redevelopment of 90 Washington Street; Request of the Mayor requesting approval of the development objectives for the redevelopment of 90 Washington Street; and an Officer's communication from the Executive Director of the Office of Strategic Planning and Community Development conveying a summary of the 90 Washington process review and development objectives.
- Discussion:
  - Ben Demers, Senior Planner with OSPCD, presented updates on the 90 Washington Street redevelopment.
  - Context: The 4-acre parcel, acquired by the SRA in 2019 for a public safety building and complementary development, incurred significant unexpected costs ($39 million total). In January 2025, the city shifted focus to private redevelopment to recoup funds, excluding the public safety component.
  - Guiding Documents (Proposed Amendments):
    - Demonstration Project Plan (DPP) & Memorandum of Agreement (MOA):
      - Remove the goal of creating a public safety building.
      - Add an explicit goal of recouping funds from the sale of the land.
      - Replace "Technical Advisory Committee" with "Civic Advisory Committee" (CAC) to reflect current practice.
      - Lengthen the time for a developer to break ground (currently 3 years) to allow for greater flexibility in negotiations.
  - Development Objectives & Program of Uses (for RFP):
    - Recouping Funds: Top priority for the RFP.
    - Land Uses: New housing (including affordable, diverse sizes), new commercial space (ground floor retail, grocery, dining, pharmacy), new civic space (for non-profits, community groups), and green space (active/passive recreation, gathering areas, buffer for Cobble Hill Apartments).
    - Development Objectives: Mixed-use building formats (housing above retail), dense development (matching densest zoning districts, concentrated on western portion), flexibility in form/massing, sustainable design (stretch energy code, resilient design), no surface parking, robust urban canopy/natural landscape, diversity/equity/inclusion in development process (WMBE participation).
  - Implementation: The parcel is currently zoned "civic" and will need to be rezoned. The current intention is to rezone in partnership with the selected development partner, allowing flexibility.
  - Councillor Burnley inquired about the "right of reverter" provision if ground is not broken within the specified timeframe, confirming it would remain in the updated plan.
  - Councillor McLaughlin noted the upcoming public hearing on November 6th at the Land Use Committee.
  - Councillor Davis (from the chair) expressed optimism about the revised approach, noting that maximizing the highest and best use of the parcel (dense housing near transit) aligns with recouping costs and getting the project right.
- Outcome: Referred to the Land Use Committee and Planning Board. Public hearing scheduled for November 6th.

9. Committee Reports

Item 6A: Report of the Committee on Finance meeting on October 21st, 2025.
- Discussion: Councillor Wilson reported that the committee unanimously recommended approval of all items.
- Outcome: Report accepted.
- Items Approved (taken together):
  - Appropriating $56,215.42 from the bike share stabilization fund for a Blue Bike station at 495 Columbia Street.
  - Appropriating $147,724.07 from the COVID-19 stabilization fund for the 2026 warming center.
  - Creating the Brick Bottom Infrastructure Stabilization Fund and accepting a payment of $763,814.81 for public infrastructure projects.
  - Creating the Boynton Yards Infrastructure Stabilization Fund and accepting a payment of $384,025 for public infrastructure projects.
- Vote:
  - Councillor Wilson: Yes
  - Councillor Ewen-Campen: Yes
  - Councillor Scott: Yes
  - Councillor McLaughlin: Yes
  - Councillor Burnley: Aye
  - Councillor Sait: Yes
  - Councillor Strezo: Yes
  - Councillor Clingan: Yes
  - Councillor Mbah: Yes
  - Councillor Davis: Yes
- Outcome: Approved (10-0).
Item 6B: Report of the Committee on Legislative Matters meeting on October 20th, 2025.
- Discussion: Councillor Ewen-Campen reported on a home rule petition to raise thresholds for abbreviated purchasing processes for certified disadvantaged, diverse, or small local businesses.
- Outcome: Report accepted.
- Item Approved: Home rule petition to raise the sound business practices and contract thresholds under Mass General Law Chapter 30B for city contracts with certified disadvantaged businesses.
- Vote:
  - Councillor Wilson: Yes
  - Councillor Ewen-Campen: Yes
  - Councillor Scott: Yes
  - Councillor McLaughlin: Yes
  - Councillor Burnley: Aye
  - Councillor Sait: Yes
  - Councillor Strezo: Yes
  - Councillor Clingan: Yes
  - Councillor Mbah: Yes
  - Councillor Davis: Yes
- Outcome: Approved (10-0).
Item 6C: Report of the Committee on Public Utilities and Public Works meeting on October 15th, 2025.
- Discussion: Councillor Clingan reported on a brief meeting, noting a memo regarding power outages in Union Square and a discussion on MBTA furnishings (kept in committee).
- Outcome: Report accepted.

10. Referrals

Items 7.5 - 7.9: Requests of the Mayor regarding various appropriations.
- Outcome: Waived readings and sent to Finance Committee.
Items 7.10 - 7.13: Surveillance Technology Impact Reports (STIRs) for use of an unmanned aircraft system at the high school and other technologies.
- Outcome: Waived readings and sent to Legislative Matters Committee.

11. Communications

Item 8.1: Officer's communication from the Chief Assessor requesting to appear at the November 13th, 2025 meeting for the tax classification public hearing and determination of tax levy percentages for FY26.
- Outcome: Approved.
Item 9.1: Public communication from Tufts University conveying its Fall 2025 accountability report.
- Outcome: Placed on file.
Item 9.2: Public communication from Harvard University conveying its Fall 2025 accountability report.
- Outcome: Placed on file.
Item 10.1: Officer's communication from the City Clerk conveying block party licenses issued.
- Outcome: Placed on file.
Items 10.2 - 10.5: Various communications.
- Outcome: Waived readings and approved.
Item 10.6: Public communication from Bill Valletta, submitting comments regarding item 25-1557, requesting approval to create the Brick Bottom Infrastructure Stabilization Fund.
- Discussion: Councillor Wilson recommended placing it on file and encouraged everyone to read it, noting it as a "withering indictment" of issues with stabilization funds.
- Outcome: Placed on file.

12. Adjournment

Motion: Councillor Wilson moved to adjourn.
Outcome: Adjourned.

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