Tuesday, June 17, 2025 at 6 PM

Agenda 9 items

1. 1.
   25-1111 Committee Minutes Accepted

   Approval of the Minutes of the Land Use Committee Joint Meeting of June 5, 2025.

   Roll call: 5 aye

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAye
   • Naima SaitAye
   • Lance L. DavisAye

   • 📎 Minutes - Land Use - 6-5-25 Full
2. 2.
   25-0338 Order Kept in committee

   That the Director of Planning, Preservation and Zoning provide the Committee on Land Use with an opinion as to whether the City Council may dictate standards and materials used for outdoor bike facilities.

3. 3.
   25-0246 Order Kept in committee

   That the Director of Inspectional Services and the Director of Planning, Preservation and Zoning discuss with this Council, Type IV heavy timber construction now permitted in the 10th edition of Massachusetts State Building Code 780 and potential impacts on inspections, development, and the Zoning Ordinance.

4. 4.
   25-0200 Public Communication Recommended to be placed on file

   15 registered voters requesting a Zoning Text Amendment to amend the Zoning Ordinance sections 3.1.8c, 3.1.9c, 3.1.10c, 3.1.13k, 3.1.13l, 3.2.12l. and 3.2.12m.

   {\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\nowidctlpar\sl-284\slmult0\tx720\tx2640\cf1\f0\fs24 Chair McLaughlin shared a conversation he had with a member who submitted the zoning request regarding the proposal, highlighting concerns raised by city staff about potential unintended consequences in its current draft. Despite these concerns, all committee members reaffirmed their support for the proposal\rquote s core concepts. They expressed a shared commitment to collaborating with Yes In My Backyard (YIMBY) and look forward to reviewing a revised version of the proposal when it is returned to the committee following collaborating with the city.\par \pard\f1\par }

   • 📎 15 Voters - Zoning Text
5. 5.
   25-0131 Mayor's Request Recommended to be approved as amended

   Requesting ordainment of an amendment to Articles 8 and 12 of the Zoning Ordinance to establish a new Arts & Innovation sub-area of the Master Planned Development Overlay District.

   {\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\nowidctlpar\sl-284\slmult0\tx2640\tx7227\cf1\ul\b\f0\fs24 Councilor Ewen-Campen moved to amend the language of the Master Planned Development Overlay District to add section v and sub-section a to read:\par \ldblquote v. Master plans must include at least one hundred and fifty (150) dwelling units.\par a). No more than fifteen percent (15%) of the total proposed gross floor area may be provided to residential uses.\rdblquote\par \i This was approved on a roll call vote of 5 in favor (Councilors Davis, Sait, Wilson, Ewen-Campen, and McLaughlin), 0 opposed and 0 absent.\par \i0\par \ulnone\b0 Director Bartman shared feedback from a conversation held with the Union Square Neighborhood Council (USNC) to add a few words to the Superseding Table 8.4.19a to clarify a text change regarding step backs. \par \ul\b\par Councilor Wilson moved to amend table 8.4.19a to add the language \ldblquote or 75 ft (whichever is less)\rdblquote after 4\super th\nosupersub story within Block 1, 2, and 4. \i This was approved on a roll call vote of 5 in favor (Councilors Davis, Sait, Wilson, Ewen-Campen, and McLaughlin), 0 opposed and 0 absent.\i0\par \par \ulnone\b0 Following the acceptance of the above amendments Councilor Ewen-Campen raised a question about the role of the Urban Design Commission (UDC) in the Master Plan process. In response, it was clarified that the next step involves the Planning Board adopting an Urban Design Framework, with the expectation that the UDC will play a key role in shaping that framework. The UDC will be responsible for evaluating the streetscape and design elements that will be incorporated into the project. Once the project enters the permitting phase, the UDC will review and approve aspects related to streets, civic spaces, and building sites. It was also confirmed that a hotel is permitted under the commercial use category within the base zoning unit, but a hotel has not been proposed as part of any conversations to date. During the Master Plan review, there will be opportunities for community members to provide feedback. Sidewalk widths, brought up by Councilor Ewen-Campen, were a topic of interest, and will depend on the inclusion of bike lanes or on-street parking, indicating a flexible approach based on street design.\par Councilor Davis voiced strong concerns about whether the proposed development is truly the best option for the city. He pointed out the lack of proximity to transit, the potential for increased traffic, and the risk that economic and political challenges could prevent the project from being completed. Chair McLaughlin agreed that zoning by petition is not an ideal method and acknowledged the inevitability of traffic in any future development, though he found the proposed mitigation measures to be satisfactory. Councilor Wilson also expressed disagreement with by-right zoning and validated the public\rquote s concerns. All councilors shared apprehensions about the impacts of construction, traffic, and whether a more suitable proposal could better serve the neighborhood\rquote s needs.\par Chair McLaughlin concluded by outlining the procedural steps for moving the item out of committee-either through a vote or by discharging it without a recommendation. Liaison Raddassi noted that the deadline for action is June 29th, with the final opportunity for the full Council to vote scheduled for the June 26th meeting.\par \pard\f1\par }

   Roll call: 5 aye

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAye
   • Naima SaitAye
   • Lance L. DavisAye

   • 📎 AI Subarea & Alternative Compliance Amendment 2025.01.20
   • 📎 05.15.25 LUC Amend Zoning 8.4 and 12.3 Arts and Innovation Subarea and Alternative Compliance
   • 📎 06.26.25 CC Zoning 8.4 and 12.3 Arts and Innovation Subarea and Alternative Compliance
6. 6.
   25-0085 Order Kept in committee

   That the Director of Planning, Preservation and Zoning draft an amendment to the Zoning Ordinances for transit oriented height and density bonuses for additional affordable housing and other enumerated community benefits.

   {\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\nowidctlpar\sl-284\slmult0\tx2640\cf1\f0\fs24 Land Use Analyst Samantha Carr presented on the presentation, \i Land Use - 2025-06-17 TOD Upzoning Updates (with 25-0085)\i0 , offering insights into current zoning dynamics. During the discussion, Councilor Ewen-Campen posed a question to Director Bartman regarding the factors driving the preference for urban residence districts over mid-rise ones. Director Bartman explained that a key driver is the ability to construct four-story apartment buildings by-right in urban residence zones, which streamlines the development process. This sparked a broader conversation among councilors about the distinctions between residential, urban, and neighborhood residence zones, and why urban residences appear to be thriving more. Director Bartman elaborated on several contributing factors, with particular emphasis on the permitting process and the overall time required to bring a development to competition. Chair McLaughlin expressed interest in gaining a deeper understanding of the by-right development process and how it intersects with the creation of affordable housing, to be discussed at a future meeting.\par \pard\f1\par }

7. 7.
   25-0128 Mayor's Request Recommended to be approved

   Requesting ordainment of an amendment to Articles 6, 9, and 10 of the Zoning Ordinance to establish a new Research & Development zoning district.

   {\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\nowidctlpar\sl-284\slmult0\tx2640\cf1\f0\fs24 Director Galligani addressed a concern raised by Councilor Scott regarding the possibility that a developer might choose to build under the Research & Development (R&D) base district zoning. This route could potentially allow for more development than what the community envisions. In response, the city worked with the Councilor on a zoning amendment to reduce the maximum number of stories permitted from four to two. This change is intended to serve as a disincentive for developers to pursue the R&D design while still enabling existing businesses to expand. The base district continues to support a range of uses, and the overlay district ensures those uses apply consistently across the entire area, preserving development opportunities. The conversation then shifted to the types of uses currently allowed under zoning, with Director Bartman referencing a presentation from March 20, 2025, which included a slide detailing permitted building uses and occupancy types. A discussion followed about whether limiting the number of stories or setting a maximum building height would be more effective in guiding development. Director Galligani concluded by emphasizing the city\rquote s confidence in the trust established with the developer, Rafi, and expressed opinion that the project would proceed according to the proposal, he acknowledged that absolute certainty is never guaranteed in development processes.\par \par \ul\b Councilor Davis moved to amend Sec 6.5.7c Main Mass table, Section E, amending number of stories under Number of Stories to strike the word \ldblquote min\rdblquote and the number \ldblquote 4\rdblquote . \i This motion failed on a roll call vote of 2 in favor, (Councilors Davis and Sait), 3 Councilors opposed (Councilors Wilson, McLaughlin, and Ewen-Campen), 0 absent.\i0\par \pard\ulnone\b0\f1\par }

   Roll call: 5 aye

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAye
   • Naima SaitAye
   • Lance L. DavisAye

   • 📎 6.5 RESEARCH & DEVELOPMENT (R&D) 2024.01.17
   • 📎 R&D District Map 2025.02.06
   • 📎 05.15.25 LUC Amend Zoning 6.5 Research and Development
   • 📎 06.26.25 CC Zoning 6.5 Research and Development
8. 8.
   25-0129 Mayor's Request Recommended to be approved

   Requesting ordainment of an amendment to Articles 2, 3-6, and 9 of the Zoning Ordinance to revise the regulations for arts and creative enterprise, office, and residential uses.

   {\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\nowidctlpar\sl-284\slmult0\tx2640\cf1\f0\fs24 This item was discussed with agenda item #25-0128.\par \pard\f1\par }

   Roll call: 5 aye

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAye
   • Naima SaitAye
   • Lance L. DavisAye

   • 📎 ACE and Office Use Changes 20250117
   • 📎 05.15.25 LUC Amend Zoning ACE and Office Use
9. 9.
   25-0590 Mayor's Request Recommended to be approved as amended

   Requesting ordainment of an amendment to Article 2 of the Zoning Ordinance to allow the Building Official to waive certain dimensional standards for means of egress.

   {\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\nowidctlpar\sl-284\slmult0\tx2640\cf1\f0\fs24 City Solicitor Shapiro attended the meeting to address questions raised during the previous committee meeting. He highlighted recommended language changes aimed at making the ordinance more inclusive.\par Councilor Ewen-Campen inquired whether the inclusion of this language was essential or if it could be removed. Interim Director Zaino confirmed that the Inspectional Services Department (ISD) supports the proposed language change.\par \par Following the initial discussion, Councilor Ewen-Campen introduced an amendment to strike and reinsert the inclusive language into Section C. Both Mr. Shapiro from the Law Department and Director Bartman agreed that maintaining consistent language throughout the ordinance was important. No concerns were raised regarding this amendment.\par \par \ul\b Councilor Wilson moved to amend Section 2.4.1.b of the Zoning Ordinances to strike the word \ldblquote possible\rdblquote and insert the language \ldblquote feasible without undue financial hardship\rdblquote . \i This was approved on a roll call vote of 5 in favor (Councilors Davis, Sait, Wilson, Ewen-Campen, and McLaughlin), 0 opposed and 0 absent.\par \ulnone\b0\i0\par \ul\b Councilor Ewen-Campen moved to amend Section 2.4.1.c to of the Zoning Ordinances strike the word \ldblquote possible\rdblquote and insert the language \ldblquote feasible without undue financial hardship\rdblquote . \i This was approved on a roll call vote of 5 in favor (Councilors Davis, Sait, Wilson, Ewen-Campen, and McLaughlin), 0 opposed and 0 absent.\par \pard\ulnone\b0\i0\f1\par }

   Roll call: 5 aye

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAye
   • Naima SaitAye
   • Lance L. DavisAye

   • 📎 Means of Egress Amendment - Submittal 20250321
   • 📎 06.12.25 CC Amend Zoning 2.4 Means of Egress
   • 📎 06.26.25 CC Zoning 2.4 Means of Egress