Somerville Planning Board 10-16-2025

Meeting Minutes: Somerville Planning Board

Meeting Date: October 16, 2025 Governing Body: Somerville Planning Board Type of Meeting: Regular Meeting Attendees: Amelia Aboff (Chair), Jahan Habib (Clerk), Lynn Richards, Michael McNeely, Luc Schuster

Executive Summary: The Somerville Planning Board convened remotely to approve minutes from previous meetings and address several development cases. Key actions included the approval of minutes from September 4th and September 18th, 2025. The Board voted to continue the case for 379 Somerville Ave to November 6th, 2025, at the applicant's request. A new case for 1 Myrtle Street, involving a clear view sunroom and window modification, received site plan approval with conditions. The Board also began discussion on a complex application for 44 White Street, involving site plan approval, a special permit for residential housing use, and a special permit to exceed parking maximums. This discussion was continued to the November 6th, 2025 meeting to allow for further staff input and Board deliberation, particularly concerning parking requirements and the project's alignment with city goals.

1. Minutes Approvals

1.1. September 4th, 2025 Meeting Minutes

Discussion: Members reviewed the draft minutes. No revisions or edits were suggested.
Motion: To approve the September 4th, 2025 draft minutes as the record of that meeting.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (4-0-0)

1.2. September 18th, 2025 Meeting Minutes

Discussion: Members reviewed the draft minutes. No revisions or edits were suggested.
Motion: To approve the September 18th, 2025 draft minutes as the record of that meeting.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Jahan Habib: Aye
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (5-0-0)

2. Hearings

2.1. Case: 379 Somerville Ave

Description: Previously opened and continued case.
Staff Report (Lexi): The applicant requested a further continuance.
Motion: To continue the case for 379 Somerville Ave to the meeting on November 6th, 2025.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (4-0-0)

2.2. Case: 1 Myrtle Street

Description: Clear View Sunroom and Window seeks to modify an apartment building in the Mid-Rise 3 (MR3) zoning district, requiring site plan approval.
- Application Number: ZP25-000086
Applicant Presentation: No applicant representative was present to make a presentation.
Public Testimony:
- No members of the public raised hands to speak in favor or with concerns.
Board Discussion:
- Amelia Aboff noted that the item appeared to be a minor issue brought before the Board due to zoning ordinance requirements.
- No further discussion from Board members.
Motion: To approve the request for site plan approval with the conditions identified in the staff memo dated October 2nd.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Jahan Habib: Aye
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (5-0-0)

2.3. Case: 44 White Street

Description: The Law Office of Richard G. D. (applicant) seeks to develop a 3-story apartment building in the Mid-Rise 4 (MR4) zoning district. This involves three separate applications:
- Application 1: Site Plan Approval for a 3-story apartment building.
  - Application Number: ZP25-000038
- Application 2: Special Permit to establish a residential housing use.
  - Application Number: ZP25-000039
- Application 3: Special Permit to exceed the parking maximum.
  - Application Number: ZP25-000077
Applicant Team Presentation:
- Attorney Ann Vigorito (Applicant Representative):
  - Project located across from Star Market in Porter Square.
  - Proposes three "family-size" units (3-bedroom units), each with one parking space.
  - Two neighborhood meetings held (November 19, 2024, and March 18, 2025) with positive feedback and questions about construction.
  - Three trips to the Urban Design Commission (UDC) in January 2025, with recommendations given on February 4, 2025.
  - Seeking relief for additional parking, as current zoning would limit parking.
  - Introduced Steve Bremis (real estate broker) to discuss the need for parking for family-style units.
- Tanya Carrier (Colsa Design, Architect):
  - Proposed site plan includes increasing sidewalk area to 12 feet (per code).
  - Three parking spaces concealed by a garage door, with pervious pavers.
  - Bike parking area (secure) with two regular spaces and one oversized space for cargo bikes.
  - Building is 3 stories, fitting the site size, and complies with all dimensional standards except for the parking maximum.
  - Unit sizes: Unit 1 (duplex) - 1,854 sq ft; Unit 2 (flat) - 1,828 sq ft; Unit 3 (top floor) - 2,002 sq ft.
  - Each unit has outdoor space (patio, decks, roof deck).
  - Exterior design developed with UDC, featuring a khaki brown and bronze scheme.
  - Green roof and solar-ready area included.
  - Shadow study indicates minimal impact on adjacent properties.
- Steven Saragusa (Bowman Consulting, Traffic Engineer):
  - Submitted a parking utilization study (June 2025) and a transportation impact study waiver request (August 2025, granted).
  - Parking Utilization Study (May 2025 data):
    - White Street (11 spaces): Over 125% utilization (vehicles in non-marked spaces/loading zones).
    - Elm Street (11 spaces): 83% average utilization, 100% maximum.
    - Total (22 spaces): Approximately 94% utilized, with over 100% maximum.
  - Trip Generation: Minimal trips expected for a 3-unit building (1 trip morning peak, 2 trips weekday afternoon peak, 14 total weekday trips).
  - Vehicle Ownership: Approximately 75% of workers over 16 in the area own at least one vehicle.
  - Recommendation: Parking is recommended on-site as proposed, given the family-oriented nature of the units and high on-street parking utilization.
- Steve Bremis (Bremis Realty, Real Estate Broker):
  - 43 years as a realtor in Somerville; business operated for 70 years.
  - Units are "definitely geared towards families" due to size.
  - Impractical for families to operate without a car for activities, shopping, etc.
  - One parking spot per unit is a "tough ask" but manageable; one spot for nine bedrooms is impractical.
  - Crucial Point: Residents of White Street cannot obtain on-street parking permits because White Street belongs to Cambridge, not Somerville.
  - Emphasized the importance of one space per unit for families.
- Jacob Simmons (Developer, Property Owner):
  - Initial scoping (October 2023) and design occurred before recent zoning changes.
  - Site is a "rather small MR4 site" compared to others.
  - A 0.5 parking ratio makes sense for studios/1-bedrooms, but not for large family units.
  - Believes one space per family unit is a "net reduction" compared to typical suburban or converted family units.
  - Aims to build "true family housing," which requires space and access to amenities.
  - Acknowledged that the proposal may not meet the "text of the zoning" but aligns with the "intent" for family housing.
- Attorney Ann Vigorito (Applicant Representative):
  - Units are intended to be for-sale condos.
  - Parking is a key item on a buyer's wish list, especially for families.
  - Mentioned letters of support, including from the owner of Magpie for Kids, and Elaine Severino (former owner of 44 White Street and ZBA member).
  - Elaine Severino provided input, emphasizing the need for family-friendly units and parking, having raised her own family at the property.
  - Noted that the project started before the ordinance went into effect, leading to current challenges.
Public Testimony:
- Elaine Severino (Former Owner, 44 White Street):
  - Lived at 44 White Street for over 40 years, raising two children.
  - Submitted a letter supporting one parking space per unit.
  - Stated it would have been "very difficult" to raise a family without a car for after-school activities, shopping (e.g., Market Basket), and out-of-town games.
  - Confirmed Steve Bremis's point that White Street residents cannot get Somerville on-street parking permits because the street belongs to Cambridge.
  - Expressed hope that the Board supports the request for one space per family unit.
- Mary Kay Severino (Owner of building housing Magpie, Woburn resident, property owner on White Street):
  - Grew up in Porter Square and lived there as an adult.
  - Emphasized the importance of a parking space for families.
  - Noted that other larger 3-4 bedroom units on White Street without parking are typically occupied by young professionals or graduate students, not families, suggesting parking is a major reason.
Board Discussion:
- Luc Schuster:
  - Expressed being "torn" on the parking issue.
  - Acknowledged the growing trend of e-bike use among families in Somerville for daily activities, suggesting it's possible to live without a car.
  - However, noted that most families, even those using bikes, still own cars for weekend use or specific needs.
  - Questioned if the units would be rentals or for-sale condos, as for-sale might necessitate parking more for marketing. (Applicant confirmed for-sale condos).
  - Question: Why only three units in an MR4 zone, which could potentially accommodate a fourth unit?
    - Applicant Response (Tanya Carrier): A four-story building would require two stairs and an elevator, consuming significant space on the small lot, leading to less usable unit area and higher common area. A fourth unit would also trigger affordable housing requirements, making it less economically viable.
- Amelia Aboff:
  - Clarified the timeline of zoning changes regarding parking maximums. Stated that the parking requirement for which a special permit is sought has been in place since the new zoning ordinance adoption in December 2019, not a recent change.
  - Applicant Response (Ann Vigorito): Clarified that the change was specifically to "parking maximums" in transit areas, which went into effect in February 2025, not the general walk shed rules.
- Jahan Habib:
  - Question: Sought clarification on the discrepancy between the staff memo's mention of waivers for choice-limited residents (e.g., disabled, affordable units) to obtain parking permits and the applicant's claim that White Street residents cannot get permits due to Cambridge jurisdiction. Requested staff research for the next meeting.
- Lynn Richards:
  - Drew a comparison to a similar 3-story, 3-unit family-oriented development on Chester Street (Davis Square) that also sought 3 parking spaces.
  - Question: Requested staff to clarify the legal differences in parking requirements between the 44 White Street project and the Chester Street project for the next meeting.
  - Expressed skepticism about "young families" affording $1.5M-$2M condos, questioning the demographic target.
  - Shared personal experience of raising a child in Somerville with a car for specific needs (e.g., health emergencies) but also extensive bike use.
- Michael McNeely:
  - Requested a timeline of city consultations, application submission, and any ordinance changes to understand if "goalposts moved" for the applicant.
  - Expressed concern about adding parking in a "mobility-centric area" with excellent transit access, grocery store, and walkability.
  - Question: Asked about Mobility's feedback regarding the curb cut and potential mitigation for cars backing out onto White Street, especially concerning pedestrian safety.
    - Applicant Response (Steven Saragusa): Mobility was aware of the backing-out scenario and did not raise it as a significant concern due to White Street being one-way. Acknowledged the need for a warning system for pedestrians but did not have design specifics.
  - Question: Asked about the rationale for prescribing only one bike spot per unit, given that many households own multiple bikes.
    - Applicant Response (Tanya Carrier): The proposed bike parking (two regular, one oversized) meets the zoning code requirements and was developed in consultation with staff.
  - Expressed concern that the applicant emphasized not being "required by code" to provide more bikes or affordable units, while simultaneously seeking an exemption from parking code.
- Amelia Aboff:
  - Suggested the applicant consider accommodating additional parking spots if pitching the project as family-oriented and seeking parking relief, as this could be a Board requirement.
  - Acknowledged the "tricky" nature of the request given the "uniquely transit-oriented location" of the site, making it potentially suitable for car-free family living.
  - Commended the developer for planning 3-bedroom units, addressing a city need.
Written Testimony: The Board confirmed that written testimony would remain open until 9:00 AM on Friday, October 31, 2025, and could be submitted to planningboard@somervillema.gov. All submitted testimony would be reviewed before the November 6th meeting.
Motion: To continue discussion of this item to the next meeting on November 6th, 2025.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Jahan Habib: Aye
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (5-0-0)

3. Other Business

3.1. Chapter 91 Approval for Pedestrian Bridge at Draw 7 Park

Discussion: The Board noted that a fruitful discussion would require the presence of Steve (staff) to provide updates. No further discussion was held.
Outcome: Item to remain on the agenda for a subsequent meeting.

3.2. Open Discussion of Board Administration Points (Streamlining Permitting)

Discussion (Lynn Richards):
- Raised concern about minor items, such as sunroom conversions (like 1 Myrtle Street), requiring full Planning Board review.
- Suggested exploring ways to empower staff to make such decisions to streamline permitting, potentially through text amendments to the zoning code.
- Referenced previous discussions with Dan (staff) about tweaking the zoning code for streamlining.
Discussion (Amelia Aboff):
- Recalled past instances where the Board voted on text amendments to define certain items as "minor site plan approval" for staff sign-off.
- Action Item: Requested Lexi (staff) to work with Steve (staff) to prepare an outline of legal language or steps for implementing such changes for the next meeting.
Staff Response (Lexi): Confirmed that staff is currently editing several sections of the ordinance, including pre-submittal meetings, neighborhood meeting requirements, and different board reviews, and are aware of the need to change the ordinance for streamlining.
Outcome: Staff to prepare information for future discussion.

4. Adjournment

Motion: To adjourn the meeting.
Mover: Amelia Aboff
Seconder: Jahan Habib
Vote:
- Jahan Habib: Aye
- Lynn Richards: Aye
- Luc Schuster: Aye
- Michael McNeely: Aye
- Amelia Aboff: Aye
Outcome: Approved (5-0-0)
Time: 8:45 PM

Podcast Summary