Tuesday, July 9, 2024 at 6:30 PM

Agenda 9 items

1. 1.
   24-0408 Committee Minutes Accepted

   Approval of the Minutes of the Land Use Committee Meeting of March 21, 2024.

   • 📎 Minutes - Land Use - 3-21-24 Full
2. 2.
   24-0648 Committee Minutes Accepted

   Approval of the Minutes of the Land Use Committee Joint Meeting with the Planning Board on May 2, 2024.

   • 📎 Minutes - Land Use - 5-2-24 Full
3. 3. Public Hearings
4. 3.1.
   24-0551 Mayor's Request Kept in committee

   Requesting ordainment of an amendment to the Somerville Zoning Ordinance to add Section 8.5 Interim Planning Overlay District (IPOD) and the Brickbottom sub-area.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\froman\fprq2\fcharset0 Times New Roman;}} \viewkind4\uc1\pard\sa160\sl252\slmult1\f0\fs24 Councilor Ewen-Campen recused himself from this item due to a relative owning a condo in the Brickbottom artists building.\par .Emily Hutchings, Senior Planner, presented the attached presentation and reviewed a correction to the original submission. Luc Shuster from the Planning Board asked why the proposed overlay is mid-rise (MR) 4 and not something higher given the opportunity. Emily Hitchings responded with neighboring areas being MR 4 and the goal is to put a pause on development for the next 18-months and allow staff to review and thoroughly read all proposals.\par Chair McLaughlin opened the public hearing:\par \pard\fi-360\li720\sa160 -\tab Ethan Dussault- voicing support for this project.\par -\tab Polly Pook - spoke out against due to the introduction of MR 4.\par -\tab Dan Elton - talked to their opposition as it does not make sense to slow dow development, district seems underutilized due to the green line amongst other things, additional concern that artists are getting special treatment.\par -\tab Marlena Hubley - said the area is underutilized and does not seem like a good idea to limit development in this area.\par -\tab Carlos Sainz Caccia - talked about how large the areas are and the opportunity for housing and open space and is worried the IPOD is limiting development, also believes the area can hold more density given its location to the community path and the T.\par -\tab Gregory Jenkins - spoke in support of the IPOD and the intent to control the zoning as is through a special permit promise and encourages others to look at the neighborhood plan that has further details on this area as a district. \par -\tab Peter Kim-Santos - hope the overlay sticks to 18 months and is not a band-aid, also would like to see it go to MR 6 in the future.\par -\tab Wiley Kilcollins - supports the inclusion of IPOD in this area.\par -\tab Jenn Harrington - believes this should have arts spaces in mind and spoke to steps they would like to see in place as the city moves forward with development.\par -\tab Joshua Michel - raised a question as to why MR 4 was chosen to block zoning and why MR 6 is not in place for larger and more effective projects.\par -\tab David Tatarakis - spoke to how Brickbottom is a great opportunity to increase housing stock given its location to the T side and agrees with earlier comments that this overlay should be MR 6.\par -\tab Joel Paul - stated that MR 4 seems low given the location and the housing shortage coupled with the current cost to live.\par -\tab Daniel Coughlin - spoke in opposition to the IPOD and questions if it is being used as a tool to push current, private, landowners\rquote outs.\par -\tab Allison Shultz - talked about how higher zoning is not looking at the environment and is asking for more careful planning and sustainable zoning.\par -\tab Christopher Allen - shared thoughts on if IPOD moves forward MR.6 would be reasonable as an amendment.\par -\tab Tori Antonino - is hopeful for the intention and thoughtfulness to what the Brickbottom area could look like prior to approving any plans brought by developers.\par -\tab Anne Randolph - made mention that art space is being lost throughout the city and supports the IPOD.\par \pard\sa160\sl252\slmult1 With no further comments from the public Chair McLaughlin closed this public hearing.\par Written comment will be accepted at publiccomments@somervillema.gov until noon on July 26. Written comment can also be sent to the Planning Board at planning@somervillema.gov.\par \pard\par }

   • 📎 Brickbottom-IPOD_Zoning-Amendment-Submission
5. 3.2.
   24-0607 Public Communication Kept in committee

   Mo Rizkallah requesting a Zoning Map Amendment to change the zoning district of 5 Homer Square from Neighborhood Residence (NR) to Urban Residence (UR).

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\froman\fprq2\fcharset0 Times New Roman;}{\f1\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;} \viewkind4\uc1\pard\sa160\sl252\slmult1\f0\fs24 Nick Asermelly presented on the multi plex currently zoned as a Neighborhood Residence (NR) and the aim to become compliant and change the zoning district to Urban Residence (UR). He went on to describe the lot as unique with its diamond shape and proximity to Union Square. The goal of this change is to keep 6 units, with 3 floors, a flat roof, and create nicer units.\par Chair McLaughlin opened the public hearing.\par \pard\fi-360\li720\sa160\sl252\slmult1 -\tab Meredith Porter - spoke in opposition in favor of more affordable housing and there are few other UR zoned parcels nearby.\par -\tab Tori Antonino - expressed concerns regarding the developer of the project.\par -\tab Job Link - is a neighbor to the land and expressed concerns around the developer.\par -\tab Philip Parsons - is an abutter to the project and is in opposition to the rezoning\par \pard\sa160\sl252\slmult1 With no further comments from the Public Chair McLaughlin closed this public hearing.\par Written comment will be accepted at publiccomments@somervillema.gov until noon on July 26. Written comment can also be sent to the Planning Board at planning@somervillema.gov.\par \pard\cf1\f1\par }

   • 📎 Zoning Map 5 Homer Square
6. 3.3.
   24-0641 Public Communication Kept in committee

   14 registered voters requesting a Zoning Map Amendment to change the zoning district of 136 School Street from Urban Residence (UR) to Mid-Rise 6 (MR6), 95 Highland Avenue from Neighborhood Residence (NR) to MR6, and 97, 99-99A, 101-103, and 107 Highland Avenue from Mid-Rise 5 (MR5) to MR6.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\froman\fprq2\fcharset0 Times New Roman;}} \viewkind4\uc1\pard\sa160\sl252\slmult1\f0\fs24 Adam Dash, Dave Kadish, and Vladimir Benoit all presented the attached slides. Mr. Benoit spoke about the history of the YMCA and the building they are in was built in 1905 and has needed upgrades since 1960. The vast programming across youth and seniors and various other community projects and services needs a larger and more up to space. The YMCA looked at various other locations but ultimately the central location of the current building is most important, specifically to public housing, the High School, and City Hall. Mr. Kadish spoke on slides outlining the location along Highland and School Street and the various community partnerships. Mr. Dash said this is the first step in the process and if approved will include many other community meetings and processes in the future.\par Chair McLaughlin opened the public hearing. \par \pard\fi-360\li720\sa160\sl252\slmult1 -\tab Wiley Kilcollins - asked why the property on 95 Highland is not being rezoned.\par -\tab Carlos Sainz Caccia - spoke in support of the plan and the ability to add additional affordable housing and meet community needs.\par -\tab Seth Hurwitz - talked about praise for the plan and the many additions it will bring to the community. \par -\tab Jenn Harrington - spoke on their support for the plan and hopes plans will include working with the Arts Council to make the space valuable to the community.\par -\tab Thomas Bent - a board member of the YMCA spoke to the board working for many years on this plan and the addition of affordable housing and childcare are important to the YMCA.\par -\tab Gregory Jenkins - talked about concerns for the zoning of 95 Highland and any shading issues that may arise as a result. \par -\tab Marlena Hubley - raised questions about rezoning and the excitement to have more up to date facilities for members of the community to utilize.\par -\tab Joel Paul - speaking in support of and specifically on the addition of affordable housing.\par -\tab Christine Carlino - echoed previous statements about how great this project is for the community and its future development.\par -\tab Tori Antonino - spoke in support of the project and would like to see an additional story on the Commercial Building to add open space.\par -\tab Joshua Michel - spoke in support and highlighted to added housing as a bonus\par -\tab Dan Elton - mentioned a shortage of gyms for a city of Somerville\rquote s size and expanding the gym facilities would be beneficial for the community.\par \pard\sa160\sl252\slmult1 With no further comments from the Public Chair McLaughlin closed this public hearing.\par Written comment will be accepted at publiccomments@somervillema.gov until noon on July 26. Written comment can also be sent to the Planning Board at planning@somervillema.gov.\par \pard\par }

   • 📎 Zoning Map - 136 School, 95, 97, 99-99A, 101-103, 107 Highland
7. 3.4.
   24-0642 Public Communication Kept in committee

   14 registered voters requesting a Zoning Map Amendment to change the zoning district of 228, 230, 232, 234, 236 Pearl Street from Mid-Rise 4 (MR4) to Mid-Rise 6 (MR6).

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\froman\fprq2\fcharset0 Times New Roman;}} \viewkind4\uc1\pard\sa160\sl252\slmult1\f0\fs24 Adam Dash, Marilyn Moedinger, Tony Barros, and Stuart Pitchel spoke to the zoning changes according to the signed Community Benefits Agreement (CBA). Councilor Wilson made a statement that this is zero parking, residents would not be eligible for a parking sticker, but those in affordable housing or with accessibility exemptions would receive waivers.\par Chair McLaughlin opened the public hearing. \par \pard\fi-360\li720\sa160\sl252\slmult1 -\tab Wiley Kilcollins -asks that no zoning change be made until the CBA has been finalized.\par -\tab David Tatarakis - spoke to the neglect of Gilman Square and the potential of the neighborhood and the needed development and more housing.\par -\tab Seth Hurwitz - also spoke to the neglect of Gilman Square and MR 6 makes sense for the area and future development.\par -\tab Joel Paul - spoke in approval of the addition of more density without added traffic.\par -\tab Carlos Sainz Caccia - spoke in support of the proposal.\par -\tab Christine Carlino - spoke in support of the proposal and various public meetings that have been held related to this item and a fully executed CBA.\par -\tab Peter Kim- Santos - talked in favor of the proposal for increased housing and the proximity to the T stop.\par -\tab Matthew Carlino - reiterated previous comments that Gilman square has been waiting on more development. \par -\tab Tori Antonino - spoke in favor of the project with hope of adding civic space or make improvements to the current civic space and asks for funds for improvement.\par -\tab Peter Moulthrop - abutter to proposed rezoning lot and is opposed to the rezoning. \par \pard\sa160\sl252\slmult1 With no further comments from the Public Chair McLaughlin closed this public hearing.\par Written comment will be accepted at publiccomments@somervillema.gov until noon on July 26. Written comment can also be sent to the Planning Board at planning@somervillema.gov.\par \pard\par }

   • 📎 Zoning Map - 228, 230, 232, 234, 236 Pearl
8. 3.5.
   24-0679 Public Communication Kept in committee

   14 registered voters requesting a Zoning Text Amendment to amend the Zoning Ordinances to add section 8.4.19, Somernova Innovation Sub-Area.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\froman\fprq2\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;} \viewkind4\uc1\pard\sa160\sl252\slmult1\f0\fs24 Adam Dash, Russell Preston, Michael LeBlanc spoke on the zoning application regarding Somernova innovation Sub-Area. They spoke on the included presentation.\par Chair McLaughlin opened the public hearing. \par \pard\fi-360\li720\sa160\sl252\slmult1 -\tab Charles Warren- spoke about the presentation being about intent and not impact, the most diverse community of artists will be displaced.\par -\tab David Tatarakis- stated they are impressed and strongly in favor.\par -\tab Jenn Harrington- spoke to the loss of arts space in Union Square and asks for more consideration of the Zoning before it is approved.\par -\tab Caelle Joseph- expressed support for Somernova campus expansion and the numerous ways the Doja has been a benefit and asset to themselves personally and the community at large.\par -\tab Emily Akin- spoke to the vibrancy of artists and musicians present at Milk Row and would like more opportunity for residents to speak.\par -\tab Marlena Hubley- is impressed with some additions but disappointed in the lowered performance space and affordable housing available.\par -\tab Camille Stubbe- direct abutter of the project, commented on the scale of the project, specifically on the height of the building and the future sun shadows and limited outdoor green space available.\par -\tab Thomas Wall- spoke to fair labor and wages to those who will work on the construction of the project.\par -\tab Stephanie Melikian- spoke about her direct use of the space and the importance of keeping the FAB district.\par -\tab Kelsey Lamp- spoke in support of the proposal, the addition of housing and prioritization for pedestrians and cyclists in Somerville.\par -\tab Brian Wolff- spoke to the concern of the future business and not working directly with business owners to be a part of the conversation without being displaced.\par -\tab Peter Kim Santos- commented on the benefit of added housing and making the buildings higher.\par -\tab Jeremy Eagle- utilizes Milk Row as a tenant and spoke to the negative effects of any changes to the present FAB Zoning.\par -\tab Ronn Friedlander- rose concerns how current tenants will be affected and what will be done for them.\par -\tab Georgia Kennedy - renting artist in Milk Row studio and the threat to affordable housing, FAB District, and all arts community.\par -\tab Audrey Ryan - spoke to many concerns on the proposal and the ruin of art spaces and FAB district.\par -\tab Blake Evitt - spoke to the need of the Dojo for a youth-oriented space that this project prioritizes.\par -\tab Chris Dwan - spoke to their approval and the overall benefit that the project development proposes.\par -\tab Emily Doran - mentioned summits that were held in partnership with the Union Square Neighborhood Council (USNC) for developers and business owners to attend and speak on concerns that could be discussed in a CBA, as well as steps to garner feedback from community groups, residents, and businesses.\par -\tab Marie-Elle Merchant - USNC, spoke about how the scope of the project is increasing and making it harder to track what is most important to the community, and asks that no zoning be passed until a CBA is reached.\par -\tab Michael Joy - musician and tenant on Milk Row studios, spoke to the difficulty of finding art spaces in the city and the need for more dedicated affordable art spaces.\par -\tab Sam Epstein -- USNC and the importance of keeping FAB district present for the arts industry.\par -\tab Bill Shelton - raises concern about traffic.\par -\tab Carlos Sainz Caccia - share thoughts on how the plan does a good job on balancing the concerns and priorities for this project from within the community.\par -\tab Bill Cavelleni - USNC, allows for too much development in an area that was not designated for this purpose and the size of this project should be reduced, asks the committee not to vote until an amended proposal and a CBA has been reached.\par -\tab Wiley and Jessamy Kilcollins - shared opinions that the plan is going to push artists out of the community, would like the CBA to be fully negotiated before the plan is approved, and should be amended to include more affordable spaces for current tenants.\par -\tab Chaton Green- from the Boston Building Trades Union and represents thousands who live in Somerville asking for a project laborer agreement (PLA) to protect workers rights that sets standards the align with the community and CBA.\par -\tab Ethan Dussault - USNC member and business owner in Milk Row, asks that they think about rezoning responsibly with artists in mind and having a CBA before voting.\par -\tab Jeff Byrnes- spoke in favor of the proposal compared to the original and that Rafi is listening to the community concerns.\par -\tab Aaron Weber- spoke in favor of the changes and the additional housing.\par -\tab Daniel Coughlin - stated opposition to proposed zoning text amendment and against the change to the FAB district currently present.\par -\tab Max Levy - would like a CBA to protect spaces and immediate impact on artists and dedicate a larger portion to spaces and livable spaces.\par -\tab Dan Elton - here to support the initiative but with concerns\par -\tab Cleo Brigham - stated the need to protect the current FAB Zoning and desire for a CBA to be present before zoning is approved.\par -\tab Tracey Stearns - spoke to the importance and the impact of the Dojo community center for the city.\par -\tab Cameron DiNardo - stated the current utilization of art spaces is at risk and spoke to the need of zoning that will enrich the city culturally and economically.\par -\tab Otto Klammer - does not support the plan for development as it currently stands and the extensive construction will disrupt their lives and the community at large, would like the committee to hold off on approval until a CBA can inform the zoning.\par -\tab Matthias Rudolf - member of the USNC and recognizes the attempt Rafi has made to work with the community with this second submission, is still waiting for a CBA agreement before moving forward.\par -\tab Cameron Fischer - spoke to the large scale of the buildings being placed into the neighborhood and is not in support without a CBA and consideration for the current residents.\par -\tab Thomas Bent - speaking in favor of the development and the many construction and permanent jobs that would be present at the onset of this project and multiple other benefits.\par -\tab Linda Kelley - spoke to support this project and the overall importance of the Dojo for the youth.\par -\tab Jacob Bloom - spoke in support of the proposal and echo the collaboration with Rafi on their continued efforts to listen to the community.\par -\tab Matthew McWilliams - stated the need for a CBA before any zoning changes are made.\par -\tab Julie Shapiro - stated that Rafi is not a management project and may look to sell out after completion, a CBA is needed prior to zoning changes being made.\par -\tab Gregory Jenkins - stated support for proposal but also thinks more can be done to support the FAB district.\par -\tab Ami Bennet - advocated for more affordable art spaces and asked the committee to withhold until a CBA can inform the zoning.\par -\tab Joshua Michel - spoke in support of the proposal.\par -\tab Dan Braun - Bouldering Gym staff, stated appreciate for the inclusion in the proposal and is seeking a more concrete inclusion in the proposal to continue to be a tenant.\par -\tab Joel Paul - spoke in support and the additional housing being added and more height could allow more art spaces.\par -\tab Ryan Colon - with Trade and Union and a PLA in place could be great for the community.\par -\tab Daniel Wong - stated the new proposal is an improvement on the first one and highlighted the importance of reducing the cost of housing and adding more housing.\par -\tab Justin Mattarocchia - urged the committee not to approve until a CBA is agreed upon.\par -\tab Michel Chiu - speaking in support of the proposal and the various ways it includes space to meet for groups within the community.\par -\tab Ajda Snyder - spoke to opposition due to the lack of affordable arts space available within the proposal and the need for a CBA to inform the zoning before moving forward.\par -\tab Tori Antonino - spoke to personal experience with Somernova and a developer who aims to work with the community.\par -\tab Jeremy Katz - stated concern for existing tenants.\par -\tab Meredith Porter - spoke to the extensive work of the USNC and concerns of the art space and building and construction jobs, would like a CBA in place before any changes to zoning.\par -\tab Stephanie Irigoyen - shared opinion the second proposal is better than the first one and appreciate the efforts to communicate with the family, would like a CBA done prior to zoning changes.\par \pard\sa160\sl252\slmult1 With no further comments from the Public Chair McLaughlin closed this public hearing.\par Written comment will be accepted at publiccomments@somervillema.gov until noon on August 30. Written comment can also be sent to the Planning Board at planning@somervillema.gov.\par \pard\cf1\par }

   • 📎 Zoning Text - SI Overlay District
9. 3.6.
   24-0680 Public Communication Kept in committee

   15 registered voters requesting a Zoning Map Amendment to include 8 Park Street, 10 Park Street, 504 Somerville Avenue, 7-9 Properzi Way, 15-27 Properzi Way, 29 Properzi Way, 26-32 Park Street, 8-14 Tyler Street, 40 Park Street, 15 Dane Street, 7-9 Tyler Street, 30 Dane Street, 24-28 Dane Street, 460 Somerville Avenue, 444 Somerville Avenue, 440 Somerville Avenue, and 502 Somerville Avenue in the Somernova Innovation Sub-Area.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;} \viewkind4\uc1\pard\cf1\f0\fs24 This item was discussed with ID # 24-0679.\par }

   • 📎 Zoning Map - SI Overlay District
10. 4.
    24-0416 Mayor's Request Kept in committee

    Requesting ordainment of an amendment to Article 2, Article 3, Article 4, Article 5, Article 8, and Article 10 of the Zoning Ordinances to remove conflicts with the State Building Code.

    • 📎 Final 2024 Sustainability ZO Amendments Briefing
    • 📎 Sustainability Amendments
    • 📎 03.26.24 CC Zoning Sustainability Amendments