Land Use Committee

November 20, 2025
Watch Video View Transcript
AI Disclaimer: Summaries and transcripts above were created by various AI tools. By their nature, these tools will produce mistakes and inaccuraies. Links to the official meeting recordings are provided for verification. If you find an error, please report it to somervillecivicpulse at gmail dot com.

Podcast Summary

Subscribe to AI-generated podcasts:
RSS Spotify Apple Podcasts

Executive Summary

The Land Use Committee of the Somerville City Council met on November 20, 2025, primarily to address several zoning and development matters. Key actions included the approval of amendments to the Memorandum of Agreement, development objectives, and the amended Demonstration Project Plan for 90 Washington Street. The committee also discussed proposed amendments to the zoning ordinance regarding pre-submittal meetings and a zoning map amendment for properties on Highland Avenue and Willow Avenue. Additionally, a draft amendment to the Zoning Ordinances for Transit-Oriented Height and Density Bonuses was presented and discussed, with a focus on Gilman Square. Most items, awaiting further Planning Board recommendations or public comment closure, were left in committee for future action.

Governing Body: Somerville City Council, Land Use Committee Meeting Date: November 20, 2025 Meeting Type: Remote Participation Committee Meeting Attendees:

  • Councilor Lance Davis
  • Councilor Naima Sait
  • Councilor Jake Wilson
  • Councilor Ben Ewen-Campen
  • Councilor Matt McLaughlin
  • Yasmin Radassi, Legislative Liaison with IGA
  • Dan Bartman, Planning Director of PPC
  • Samantha Carr, Land Use Analyst

Agenda Item 1: Approval of Minutes

Official Action: Approval of the minutes from the Land Use Committee meeting of November 6, 2025.

  • Discussion: No discussion occurred.
  • Vote: Approved.
    • Roll Call Vote:
      • Councilor Davis: Yes
      • Councilor Sait: Yes
      • Councilor Wilson: Yes
      • Councilor Ewen-Campen: Yes
      • Councilor McLaughlin: Yes
    • Outcome: 5-0 in favor.

Agenda Items 6, 7, 8, and 9: 90 Washington Street Redevelopment

Official Action: Approval of items related to the 90 Washington Street redevelopment, taken out of order due to a time constraint for Mr. DeMose.

  • Agenda Item 6 (25-1594): Requesting approval of the amended 90 Washington Street Demonstration Project Plan.

  • Agenda Item 7 (25-1595): Requesting approval of an amendment to the Memorandum of Agreement between the City Council and Redevelopment Authority regarding the redevelopment of 90 Washington Street.

  • Agenda Item 8 (25-1596): Requesting approval of the development objectives for the redevelopment of 90 Washington Street.

  • Agenda Item 9 (25-1605): Executive Director of the Office of Strategic Planning and Community Development, conveying a summary of the 90 Washington process review and development objectives.

  • Discussion:

    • Councilor Ewen-Campen expressed support for the changes, stating they "make sense based on where we are" and "will help us move forward."
    • The committee agreed to approve items 6, 7, and 8, and mark item 9 as "work completed."

  • Vote: Approved items 6, 7, and 8; Item 9 marked as work completed.

    • Roll Call Vote:
      • Councilor Davis: Yes
      • Councilor Sait: Yes
      • Councilor Wilson: Yes
      • Councilor Ewen-Campen: Yes
      • Councilor McLaughlin: Yes
    • Outcome: 5-0 in favor for items 6, 7, and 8.

Agenda Item 2: Amendment to Zoning Ordinance (Pre-submittal Meetings)

Official Action: Requesting ordainment of an amendment to multiple sections of the zoning ordinance to make pre-submittal meetings optional for most permits and to improve clarity and consistency.

  • Discussion:
    • Councilor Ewen-Campen suggested recommending the item out of committee to the full council to avoid needing to return to committee, or discharging it.
    • Yasmin Radassi, Legislative Liaison, clarified that no action could be taken as the public comment period for the public hearing was still open until November 21st.
    • The committee decided to leave the item in committee until the public comment period closes and the Planning Board makes its recommendation.
  • Outcome: Left in committee.

Agenda Item 3: (No specific details provided in transcript, but discussed as an item to be left in committee)

  • Discussion: No specific discussion points were recorded for this item, but it was mentioned in the context of items awaiting Planning Board recommendations.
  • Outcome: Left in committee.

Agenda Item 4: Zoning Map Amendment (363 Highland Ave & 110 Willow Ave)

Official Action: 12 registered voters requesting a zoning map amendment to change the zoning district of 363 Highland Avenue from Mid-Rise 4 (MR4) to Mid-Rise 5 (MR5) and from MR4 to Mid-Rise 6 (MR6), and 110 Willow Avenue from MR4 to MR6.

  • Recusal: Councilor Davis recused himself from this item, stating, "I am an abutter to the Highland Ave. Properties."
  • Discussion:
    • Councilor Ewen-Campen inquired about city staff feedback.
    • Dan Bartman, Planning Director, stated the Planning Department supports the map change and has discussed Urban Design Goals with the applicant.
    • Mr. Bartman noted they are awaiting feedback from Eversource, the property owner of 110 Willow Avenue, regarding their interest in upzoning.
    • Councilor Ewen-Campen highlighted the ward councilor's recusal and mentioned the Davis Square overall plan and the incipient neighborhood council's support.
    • Mr. Bartman confirmed the Planning Department has not yet met with the Neighborhood Council but is aware of general support for the map change.
    • Councilor Ewen-Campen noted no negative public feedback had been received and acknowledged the developer's representation of neighborhood support.
    • Councilor Wilson expressed support, stating it "seems like the sort of development that we generally hear from constituents we want to see near transit" and appreciated the willingness to improve community path access.
    • Councilor Sait expressed support and emphasized waiting for the Planning Board's recommendation and Eversource's feedback.
    • Mr. Bartman confirmed ongoing communication with Eversource and anticipated feedback within the next two weeks.
  • Outcome: Left in committee.

Agenda Item 5: Draft Amendment to Zoning Ordinances for Transit-Oriented Height and Density Bonuses

Official Action: Director of Planning, Preservation, and Zoning Draft Amendment to the Zoning Ordinances for Transit-Oriented Height and Density Bonuses for Additional Affordable Housing and Other Enumerated Community Benefits.

  • Presentation: Samantha Carr, Land Use Analyst, provided updates to maps based on feedback from previous meetings.
    • Key Updates:
      • Adding Urban Residential (UR) parcels to contextually buffer or transition between existing neighborhood residential properties and proposed mid-rise upzoning parcels, primarily off Medford and Pearl Streets.
      • Expanding the Small Business District (SBD) overlay in the core of Gilman Square to ensure a variety of commercial space sizes and enhance the pedestrian experience.
    • Small Business District Overlay Clarification:
      • The SBD overlay can be placed over any zoning district.
      • In Neighborhood and Urban Residential districts, it permits but does not require commercial spaces for small businesses, including home-based Arts and Creative Enterprise (ACE) uses and fresh food services.
      • In Mid-Rise, High-Rise, and Commercial districts, commercial spaces for small businesses are required when a new principal building is constructed (excluding apartment building types).
      • For buildings less than 100 feet wide, only one ground-floor commercial space (max 35 feet width) is permitted.
      • For buildings greater than 100 feet wide, 50% of commercial spaces must be 20 feet or less in width.
    • Four Upzoning Scenarios for Gilman Square:
      • Scenario 1: Unchanged, based on Gilman Square Neighborhood Council feedback, concentrating mid-rise mixed-use development along Medford and Pearl Streets adjacent to the train station.
      • Scenario 2: Builds on Scenario 1, incorporating UR parcels within the quarter-mile walk shed (west side of Medford Street, Marshall and School Street corridors). Expanded SBD overlay and UR transition bands between proposed mid-rise and existing neighborhood residential parcels.
      • Scenario 3: Extends UR parcel designation slightly beyond the quarter-mile walk shed up to the Broadway corridor along Marshall and School Streets, and further on Pearl and Medford Streets. Incorporates SBD overlay and UR transition parcels.
      • Scenario 4: Extends the mid-rise zone slightly along Medford and Pearl Streets (e.g., MR6 continuation, MR4 transition). Includes full-scale UR upzoning along School and Marshall Streets up to the Broadway corridor. Maintains SBD overlay and UR transition bands.
  • Discussion:
    • Councilor Davis provided historical context for the SBD overlay, noting its origin in replacing the neighborhood business zone to allow small businesses in residential areas.
    • Councilor McLaughlin expressed appreciation for all four scenarios, favoring those with Gilman Square Neighborhood Council support and Scenario 3's inclusion of UR districts.
    • Councilor Davis suggested applying these concepts citywide to other transit nodes rather than piecemeal, believing it would be faster overall. He acknowledged the need for variation across different neighborhoods.
    • Councilor McLaughlin clarified that the city is already focusing on the Broadway corridor, which covers several transit nodes, and this Gilman Square focus addresses a specific area of public interest.
    • Councilor Ewen-Campen emphasized the need for continued conversations, meeting with the Gilman Square Neighborhood Council, and walking the streets to understand the "unreality" of zoning maps. He stressed the importance of nuance beyond formula-based zoning.
    • Councilor Ewen-Campen stated, "The way it is now is kind of illogical to me, right? Like, we have a T-station there. We should be zoned for more density, period."
    • Dan Bartman confirmed the Planning Division's interest in engaging the broader Gilman Square community in the new year to discuss the maps and nuances.
    • Samantha Carr highlighted how existing conditions and streetscapes were considered in scenarios, particularly Scenario 2, to create appropriate transitions and density.
  • Outcome: Left in committee.

Adjournment

  • Motion: Councilor Ewen-Campen moved to adjourn.
  • Vote: Approved.
    • Roll Call Vote:
      • Councilor Davis: Yes
      • Councilor Sait: Yes
      • Councilor Wilson: (Not recorded, but implied by adjournment)
      • Councilor Ewen-Campen: Yes
      • Councilor McLaughlin: (Not recorded, but implied by adjournment)
    • Outcome: The meeting was adjourned.

Last updated: Nov 25, 2025

Back to Meetings