Land Use Committee

The meeting was called to order as a joint remote/hybrid meeting of the Land Use Committee and the Planning Board.

• Land Use Committee Attendees: Councilor Lance Davis, Councilor Jesse Clingan, Councilor Naima Sait, Councilor Matt McLaughlin, and Councilor Ben Ewen-Campen (Chair). A quorum was established.
• Planning Board Attendees: Amelia Aboff (Chair), Jahan Habib (Clerk), Lynn Richards, Michael McNeley, and Coralie Cooper. A quorum was established.

The committee considered the minutes from the previous meeting.

• Action: The minutes of the Land Use Committee meeting of December 4, 2025, were approved without discussion.

Elliot Borenstein of Somerville YIMBY presented a proposal to amend Zoning Ordinance sections 3.1.8.C, 3.1.9.C, 3.1.10.C, 3.1.13.K, 3.1.13.L, 3.2.12.L, and 3.2.12.M.

Key Proposal Points:

• Replace the restrictive 'face width' rule with a flat 15% fenestration requirement.
• Remove setbacks at the front, rear, and ridge of the roof for dormers.
• Allow three full stories in Neighborhood Residence (NR) districts, up from two and a half.
• Eliminate the 50% cumulative width maximum for dormers.

Public Comment Summary:

• Christopher Beeland (38 J St): Supported the amendment, stating, "Please stop asking this question. Just let people do what they want with their dormers. The city has a declared housing emergency."
• Susan Findale (39 Simpson): Expressed concern regarding the original intent of setbacks, noting that removing them could impact light for neighboring small plots.
• Wig Seymour: Emphasized the need for contextual sensitivity and maintaining a live-work balance in the city.

Outcome: The public hearing was kept open for written testimony until Friday, May 1, 2026, at noon.

Jameson Brown (Hamilton Company) and Tim Tallon (Elkus Manfredi Architects) requested a zoning map amendment for 2 and 9 Union Square and 286, 290, and 298 Somerville Avenue from Commercial Core 5 (CC5) to Mid-Rise 6 (MR6).

Project Details:

• Housing: Proposed 150 to 200 total units, including 30 to 40 affordable units (20% on-site).
• Civic Space: Proposal includes a new outdoor park/civic space and potential indoor civic space (e.g., a branch library).
• Rationale: Proponents argued that commercial lab development is no longer economically viable due to high vacancy rates, while housing demand remains high.

Public Comment Summary:

• Brian Hochleitner (DLA Piper, counsel to US2): Opposed the request, calling it "extraordinary request for relief with what's effectively spot zoning" that violates the Master Land Disposition Agreement (MLDA).
• Bill Shelton (65 Boston St): Opposed the loss of commercial tax base, noting only 18.8% of the city's tax base is commercial.
• Michelle Hansen (Warren Ave): Opposed the amendment, stating, "What we have here in the city... is an affordability crisis... we're going to say hey you know what we don't need that tax money."
• Tori Antonino (65 Boston St): Expressed concern that the amendment could jeopardize the Community Benefits Agreement (CBA) negotiated with US2.

Outcome: The public hearing was kept open for written testimony until Friday, May 15, 2026, at noon.

Former Councilor Bill White presented four related amendments regarding 'lot splits' and 'backyard cottages' (Accessory Dwelling Units).

Key Proposal Points:

• File 26-0327: Amend ZBA rules to ensure lot splits are not handled as 'secret' administrative approvals but require public notice and site plan review.
• File 26-0329 & 26-0330: Limit backyard cottages to 900 square feet (matching state standards) and require them to be 'ancillary' rental units rather than separate luxury condominiums.
• File 26-0328: Require affordability mandates (inclusionary housing) to be calculated based on the total number of units across both lots resulting from a split.

Legal Argument: Bill White stated: "The Zoning Board of Appeals cannot enact rules and regulations that bypass the requirements of Chapter 40A. You cannot allow a zoning code to be amended by rules and regulations of a zoning board of appeal."

Public Comment Summary:

• Denise Provo: Supported the amendments, arguing current practices create a "shantytown effect" with three wooden buildings in a row and no green space.
• Aaron Weber (32 Summit Ave): Opposed the amendments, arguing that "building housing should be allowed by right" and that ADUs generate needed tax revenue.
• Becca Wolfson: Supported the rental requirement for ADUs, sharing a personal story of displacement due to triple-decker renovations.
• Julian Bradley Lewis: Opposed the amendments, stating they would add "red tape" and that small-scale projects cannot subsidize affordable units.

Outcome: The public hearing was kept open for written testimony until Friday, May 15, 2026, at noon.

Councilor Ewen-Campen provided an update on a request from the Mayor regarding Section 8.1 of the Zoning Ordinance.

• Proposed Changes: The Chair is preparing amendments to rethink parking setbacks for affordable projects and to allow 100% affordable buildings to reach nine stories (utilizing mass timber) instead of the currently proposed eight.
• Action: The item was kept in committee for future deliberation.