Thursday, November 6, 2025 at 6:30 PM

Agenda 11 items

1. 1.
   25-1544 Committee Minutes Accepted

   Approval of the Minutes of the Land Use Committee Meeting of October 2, 2025.

   Roll call: 3 aye · 2 absent

   • Matthew McLaughlinAye
   • Ben Ewen-CampenAye
   • Jake WilsonAbsent
   • Naima SaitAbsent
   • Lance L. DavisAye

   • 📎 Minutes - Land Use - 10-2-25 Full
2. 2. Public Hearings
3. 2.1.
   25-1554 Mayor's Request Kept in committee

   Requesting ordainment of an amendment to Sections 10.10.3, 15.1.2, 15.1.6, 15.1.8, 15.2.1, 15.2.2, 15.2.3, 15.2.4, 15.3.1, 15.3.2, and 15.5.2 of the Zoning Ordinance to make pre-submittal meetings optional for most permits and to improve clarity and consistency.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\fnil\fcharset0 Times New Roman;}{\f1\fswiss\fprq2\fcharset0 Aptos;}} {\colortbl ;\red0\green0\blue0;\red70\green120\blue134;} \viewkind4\uc1\pard\cf1\f0\fs24 Director of Planning and Zoning Daniel Bartman reviewed \i Land Use - 2025-11-06 Pre-Submittal Meetings Presentation (with 25-1554). \i0 He noted that in 2024, 42% of pre-submittal meetings involved participants already familiar with the zoning ordinance. That number increased to 64% in 2025.\par \par Chair McLaughlin opened the public hearing at 7:06pm. \par Attorney Adam Dash stated that pre-submittal meetings often add unnecessary time and cost to projects, particularly when the requirements are already clear. He expressed support for eliminating the requirement. \par Chair McLaughlin closed the public hearing at 7:08pm.\par \par \cf0 Please submit any additional comments to \cf2\ul publiccomments@somervillema.gov\cf0\ulnone by 11/21.\f1\par \cf1\f0\par }

   • 📎 Pre-Submittal Meetings Amendment 20251005
4. 2.2.
   25-1552 Mayor's Request Kept in committee

   Requesting ordainment of an amendment to Tables 4.1.13, 4.2.13, 4.3.13, 4.4.13, 5.1.14, 7.2.7, 7.4.8, 8.4.16 (c), and 9.1.1 of the Zoning Ordinance to permit Home-Based Child Day Care accessory uses and make corrections.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;\red70\green120\blue134;} \viewkind4\uc1\pard\cf1\f0\fs24 Director of Planning and Zoning Daniel Bartman reviewed\i Land Use - 2025-11-06 Home-Based Child Day Care Presentation (with 25-1552). \i0 He explained that family child care homes have been added as a required use under state law. The Commonwealth of Massachusetts recently amended M.G.L. Chapter 40A, Section 3, which outlines the uses that municipalities must permit. The amendment adds both family child care homes and large family child care homes to the list of uses that must be allowed in Somerville.\par \par Chair McLaughlin opened the public hearing at 7:09pm. \par Nobody from the public spoke on the item. \par Chair McLaughlin closed the public hearing at 7:09pm.\par \par \cf0 Please submit any additional comments to \cf2\ul publiccomments@somervillema.gov\cf0\ulnone by 11/21.\cf1\par }

   • 📎 Home Based Child Day Care & Use Corrections Amendment 20251007
5. 2.3.
   25-1539 Public Communication Kept in committee

   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 MR4 to MR6.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;\red70\green120\blue134;} \viewkind4\uc1\pard\cf1\f0\fs24 Councilor Davis recused himself from discussion of this item due to his home being across the street from the property being discussed.\par \par Attorney Adam Dash, representing Altitude Properties, LLC, spoke about changing the zoning for two properties and Peter Quinn from Peter Quinn Architects, Davis Square, reviewed the attachment \i Zoning Amendment - 363 Highland Avenue & 110 Willow Avenue\i0 . He explained that the proposal aims to maximize MR6 zoning and highlighted the potential benefit of additional affordable housing, noting that the project could add over 200 units, including 50 affordable units. Attorney Dash added that allowing MR5 or MR6 zoning provides an incentive for development. He emphasized that the Planning Board and City Council would still need to approve any projects.\par \par Councilor Ewen-Campen noted that the proposed amendment includes another property that is not part of the current proposal. Architect Quinn clarified that the other site faces Whipple Street. Councilor Ewen-Campen asked whether the site remaining vacant across the street would impact the project, and Architect Quinn responded that it would not because it is across the street. \par \par Councilor Wilson commented that the addition of 50 new affordable units is positive and asked whether they had discussed the possibility of increasing that number with the city. Attorney Dash confirmed that it had been discussed and that the number is open for further consideration. Councilor Wilson urged the city to consider adding more affordable units.\par \par Chair McLaughlin opened the public hearing at 7:27pm. \par Peter Kim-Santos, Davis Square Neighborhood Council Treasurer, stated that a common topic among the DSNC is the need for more housing, so this proposal for transit-accessible housing is welcome, particularly with its 40 to 50 inclusionary units. He added that the property owner and architect have engaged in good-faith dialogue about how the buildings could interface with the community path, and the council looks forward to continuing that conversation and working with the team on the building design.\par Scott Nowakowski spoke in support of the project, noting that increased density is especially needed near Davis Square.\par Chair McLaughlin closed the public hearing at 7:30pm\par \par \cf0 Please submit any additional comments to \cf2\ul publiccomments@somervillema.gov\cf0\ulnone by 11/21.\cf1\par }

   • 📎 Zoning Amendment - 363 Highland Avenue & 110 Willow Avenue
6. 2.4.
   25-1239 Mayor's Request Recommended to be marked work completed

   Requesting that this City Council schedule a joint public hearing with the Somerville Redevelopment Authority regarding updating the 90 Washington Street Demonstration Project Plan.

   {\rtf1\ansi\ansicpg1252\deff0\deflang1033{\fonttbl{\f0\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;\red70\green120\blue134;} \viewkind4\uc1\pard\cf1\f0\fs24 This item was discussed with item 25-1607.\par \par Ben Demers - Urban Revitalization Senior Planner reviewed \i Land Use - 2025-11-06 90 Washington SRA Presentation S (with 25-1594, 25-1595, 25-1596, 25-1607). \i0 Planner Demers explained that the proposed changes to the 90 Washington project are intended to give the public another opportunity to weigh in. The City Council and the Somerville Redevelopment Authority (SRA) originally adopted the plan in 2019. The next major step will be selecting a development partner for the site, located east of the East Somerville MBTA station.\par \par The SRA acquired the property in 2019 for a new public safety building. The proposed amendments would remove the requirement to construct a public safety complex and instead focus on recouping funds from the site\rquote s development. For Phases 4 and 5, Planner Demers recommended including the 90 Washington Civic Advisory Committee in the process, and in Phase 5, having the selected developer apply for necessary permits within three years from the date of transfer, rather than breaking ground within that period, to allow for greater flexibility.\par \par Chair McLaughlin opened the public hearing at 6:56pm. Nobody from the public spoke on the item. Chair McLaughlin closed the public hearing at 6:57pm. \cf0 Please submit any additional comments to \cf2\ul publiccomments@somervillema.gov\cf0\ulnone by 11/21.\cf1\par \par Councilor Ewen-Campen asked for the timeline of when this needs to be approved and the request for proposals process wrapped up. Planner Demers said they are looking to release a request for proposals early next year, but it also depends on the city\rquote s financial health. Councilor Wilson expressed that he wants to make use of the space around Cobble Hill.\par \par }

7. 3.
   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\fnil\fcharset0 Times New Roman;}} {\colortbl ;\red0\green0\blue0;} \viewkind4\uc1\pard\cf1\f0\fs24 Samantha Carr, Land Use Liaison, reviewed \i Land Use - 2025-11-06 LUC Gilman Square Transit-Oriented Development (TOD) Upzoning Updates (with 25-0085). \i0 She noted that the focus is on converting neighborhood residential parcels to Urban Residential (UR) in response to City Council feedback, while also protecting and expanding small business areas in line with the strategic goals of Somervision.\par \par Councilor Wilson expressed interest in Urban Residential (UR) zoning, as it allows for greater flexibility, particularly off Medford and Pearl Streets. Councilor Ewen-Campen referenced the mayor\rquote s office memo \i (Land Use - 2025-11-06 Memo, with 25-0085) \i0 and emphasized the importance of public comment on zoning changes to avoid potential displacement from upzoning. Yasmine Raddissi, Legislative Liaison, noted concerns about displacement and stressed that comprehensive engagement is needed to minimize impacts and ensure all residents are aware of proposed changes. Councilor Davis agreed, adding that development is needed but should be intentional, prioritizing smaller units to keep rents low and support small businesses. Chair McLaughlin noted that the committee is in a preliminary stage, and further communication and coordination with the Office of Housing Stability will occur once a formal plan is developed. Councilor Davis highlighted that upzoning is intended to increase development pressure and that diverse unit sizes are beneficial. Councilor Wilson supported upzoning near transit, citing inclusionary zoning and density as ways to limit displacement and preserve affordable housing.\par \par Samantha Carr concluded by reviewing the fiscal impacts in the attachment. Councilor Ewen-Campen asked about the effect on taxes for future residents. Liaison Raddissi stated that the Assessor\rquote s Office is working on a tax reassessment, expected by the November 25th Council meeting, and she is coordinating to have the office present.\par }

8. 4.
   24-0328 Public Communication Recommended to be marked work completed

   Ten individuals, including five residents, submitting comments re: item 24-0059, a Zoning Map Amendment to change the zoning district of 321 Washington Street from Fabrication (FAB) to Commercial Industry (CI).

   • 📎 10 Individuals - Zoning 321 Washington
9. 5.
   25-1594 Mayor's Request Kept in committee

   Requesting approval of the amended 90 Washington Street Demonstration Project Plan.

   {\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 taken up with item 25-1607.\par }

   • 📎 Amended 90 Washington DPP - 10.23.25
10. 6.
    25-1595 Mayor's Request Kept in committee

    Requesting approval of an amendment to the Memorandum of Agreement between the City Council and Redevelopment Authority regarding the redevelopment of 90 Washington Street.

    {\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 taken up with item 25-1607.\par }

    • 📎 Amended 90 Washington Council-SRA MOA - 10.23.25
11. 7.
    25-1596 Mayor's Request Kept in committee

    Requesting approval of the development objectives for the redevelopment of 90 Washington Street.

    {\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 taken up with item 25-1607.\par }

    • 📎 90 Washington Development Goals for CC - 10.23.25
12. 8.
    25-1607 Officer's Communication Kept in committee

    Executive Director of the Office of Strategic Planning and Community Development conveying a summary of the 90 Washington process review and development objectives.

    {\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 item 25-1239.\par }

    • 📎 2025.10.23-memo-90washdevgoals
    • 📎 2025.10.23 90 Washington SRA Presentation S