Executive Summary
The Somerville Planning Board met on February 5, 2026, to deliberate on several development projects and administrative items. Key actions included the approval of a creative mural installation for a transformer at 379 Somerville Avenue and a modification to the loading zone conditions for 366 Broadway. Notably, while the Board approved special permits for parking and residential use at 44 White Street, the site plan approval for the three-story apartment building failed following a tie vote. The meeting concluded with a request for a future staff presentation regarding the Planning Board's roles and responsibilities under the Chapter 40B comprehensive permit process.
Call to Order and Administrative Matters
The meeting was called to order at 6:04 p.m. by Chair Michael Capuano. The meeting was conducted via remote participation pursuant to Chapter 2 of the Acts of 2025.
Attendance:
- Board Members Present: Michael Capuano (Chair), Amelia Aboff (Vice Chair), Jahan Habib (Clerk), Lynn Richards, Michael McNeely, and Luc Schuster (Alternate).
- Staff Present: Alvaro (Clerk), Kit (Planning), Justin Schreiber (Mobility Department).
Approval of Minutes
The Board reviewed the draft meeting minutes from December 18, 2025.
- Action: The Board moved to adopt the minutes as presented.
- Vote: 6-0 (Unanimous).
- Aye: Jahan Habib, Lynn Richards, Luc Schuster, Michael McNeely, Amelia Aboff, Michael Capuano.
379 Somerville Avenue (CZ20-000104)
The Board reviewed a major amendment to a previously granted site plan approval and special permit regarding the installation of a utility transformer that deviated from original plans.
Discussion:
- Applicant representative Will Chalfant (KDI Architects) proposed a "fish tank" art installation to beautify the transformer area.
- The project involves extending the storefront frame and commissioning local artist Felipe Ortiz to paint a mural on the transformer and surrounding area.
- Board members praised the creative solution to an unfortunate utility placement.
Official Action:
- Motion: "I move to approve with the conditions outlined in the staff memorandum the major amendment to a previously granted site plan approval and special permit to CZ20-000104. Construct an apartment building in the MR5 zoning district which required site plan approval."
- Vote: 6-0 (Unanimous).
- Aye: Jahan Habib, Lynn Richards, Luc Schuster, Michael McNeely, Amelia Aboff, Michael Capuano.
44 White Street
The Board considered applications for a special permit to exceed parking maximums, a use special permit for residential housing, and site plan approval for a three-story apartment building in the MR4 zoning district.
Discussion:
- The applicant requested two additional parking spaces beyond the maximum allowed, citing the unique logistics of the site (located on the Cambridge border) and the goal of attracting families.
- Chair Capuano noted the project provides family-sized housing, which the Board has historically encouraged.
Official Actions and Votes:
- Special Permit (Parking Maximum):
- Motion: To approve the request to exceed the parking maximum as described in the memo dated October 9, 2025.
- Vote: 5-1.
- Aye: Habib, Richards, Schuster, Aboff, Capuano.
- Nay: McNeely.
- Use Special Permit (Residential):
- Motion: To approve the request to create residential housing use in the MR4 district.
- Vote: 6-0 (Unanimous).
- Site Plan Approval:
- Motion: To approve the site plan to develop a three-story apartment building.
- Vote: 3-3 (Fails).
- Aye: Habib, Richards, Capuano.
- Nay: Schuster, McNeely, Aboff.
- Outcome: The site plan approval did not pass due to the tie vote.
366 Broadway (PNZ 21-175)
The Board reviewed a request to modify a condition of a previously issued special permit regarding the timing and location of a loading zone.
Discussion:
- The Mobility Department recommended moving the loading zone from Thurston Street to Broadway to better accommodate delivery reality and prevent bus lane obstructions.
- Board members expressed concerns regarding the impact on the future bike network and pedestrian safety at the Broadway crosswalk.
- Justin Schreiber (Mobility) clarified that the specific signage and curb use would ultimately be determined by the Traffic Commission prior to the issuance of a Certificate of Occupancy.
Official Action:
- Motion: "I move to approve with the conditions outlined in the staff memorandum the request to change a condition of a previously issued special permit PNZ 21-175 and the MR4 Zoning District."
- Vote: 6-0 (Unanimous).
- Aye: Habib, Richards, Schuster, McNeely, Aboff, Capuano.
Other Business
The Board discussed the agenda for the upcoming February 19, 2026, meeting.
- 40B Presentation: The Board requested a staff presentation on the Chapter 40B comprehensive permit process, focusing on the Planning Board's legal roles, responsibilities, and how other communities operationalize their involvement.
- Adjournment: The meeting adjourned at 7:00 p.m. following a unanimous 6-0 vote.