Executive Summary
The Somerville Planning Board met on August 6, 2026, to deliberate on several development projects and administrative matters. Key actions included the adoption of the Arts and Innovation District Urban Design Framework and the approval of Design Option 5 for the 32 Webster project. The Board also held an extensive discussion regarding 32-40 White Street, focusing on the inclusion of three-bedroom units to meet MR4 zoning intent; the case was ultimately continued to August 20, 2026, to allow the applicant to explore financial relief or alternative designs.
Meeting Information
- Date: August 6, 2026
- Time: 6:01 PM
- Governing Body: Somerville Planning Board
- Meeting Type: Public Meeting (Remote Participation)
- Attendees:
- Michael Capuano, Chair
- Amelia Aboff, Vice Chair
- Coralie Cooper, Member
- Luc Schuster, Member
- Sarah Lewis, Staff
- Alvaro, Staff
Continuances
The following items were continued to the August 20, 2026, Planning Board meeting:
- 222 Broadway: Previously continued.
- 120 Middlesex Avenue:
- Action: Motion to continue approved.
- Vote: 3-0 (Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).
- 6 Wheatland Street:
- Action: Motion to continue approved.
- Vote: 4-0 (Luc Schuster: Aye; Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).
Arts and Innovation District Urban Design Framework
Sarah Lewis presented the edited version of the Arts and Innovation District Urban Design Framework, incorporating feedback from the Planning Board and the Urban Design Commission (UDC).
- Key Revisions:
- Format tweaks for legibility, including increased spacing and image captions.
- Inclusion of links for all reference documents.
- Removal of the duplicative 'forward' section.
- Addition of a massing diagram on page 23 showing the maximum envelope permitted under current zoning.
- Official Action: The Board voted to adopt the framework as proposed and amended.
- Vote: 4-0 (Luc Schuster: Aye; Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).
32 Webster Design Recommendation
The Board reviewed design options for the 32 Webster project as part of a previously imposed condition of approval.
- Discussion: Staff recommended Design Option 5, noting it complements the existing neighborhood and the nearby US 2 building. The design features unique balcony points.
- Official Action: The Board voted to adopt Option 5 as satisfactory of the condition.
- Vote: 4-0 (Luc Schuster: Aye; Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).
Approval of Minutes
- Minutes Reviewed: June 18, 2026.
- Official Action: The Board voted to adopt the June 18, 2026, draft minutes as final.
- Vote: 4-0 (Luc Schuster: Aye; Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).
32-40 White Street
The applicant team, including Ryan Wittig, Philip Seymour, and David Swanson, returned to discuss requested revisions regarding unit mix.
- Applicant Presentation:
- The applicant explored adding a three-bedroom unit by merging two one-bedroom units, reducing the total count from 29 to 28 units.
- Financial Impact: The applicant claimed this change would result in a value loss of $350,000 to $400,000, rendering the project 'unviable.'
- Current Proposal: 29 units total, including 5 affordable units, an 8.8% fractional payment to the Affordable Housing Trust, 24 market-rate units, and 3 Tier 2 accessible units.
- Board Discussion:
- Vice Chair Aboff cited the MR4 zoning intent: "To create dwelling unit types, sizes and bedroom counts ideal for larger households in apartment buildings."
- Chair Capuano informed the applicant that the project likely lacked the votes for approval in its current form and suggested seeking legal counsel or zoning relief.
- Official Action: The Board voted to continue the item to August 20, 2026.
- Vote: 4-0 (Luc Schuster: Aye; Coralie Cooper: Aye; Amelia Aboff: Aye; Michael Capuano: Aye).