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Somerville Planning Board Meeting Minutes

Meeting Date: August 7, 2025 Governing Body: Somerville Planning Board Meeting Type: Regularly Scheduled Meeting Attendees: * Michael Capuano (Chairman) * Amelia Aboff (Vice Chair) * Jahan Habib (Clerk) * Lynn Richards (Member) * Michael McNeely (Member) * Steve Carey (Staff) * Madison Anthony (Staff) * Kit (Staff)

Executive Summary: The Somerville Planning Board convened for its regularly scheduled meeting on August 7, 2025. Key actions included the continuance of the 59 Bow Street application to the August 21st meeting. The Board approved the signature for the Draw 7 Chapter 91 Beach Nourishment Permit, which involves debris cleanup and beach material replacement. The 379 Somerville Avenue application was continued to the August 21st meeting to allow for further discussion with planning staff regarding transformer shield revisions. The Board approved site plan approval and a special permit for 181 Pearl Street, a three-unit apartment building, with conditions including a residential parking sticker prohibition. The 199 Elm Street application, proposing a mixed-use building with 10 residential units and ground-floor commercial space, was continued to the August 21st meeting for further review of design elements and conditions.

1. 59 Bow Street (ZP 2400098 and ZP 2400099)

• Discussion: The applicant requested a continuance to the August 21st meeting.
• Motion: Chairman Michael Capuano moved to continue the agenda item to the August 21st meeting.
• Second: Amelia Aboff.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: The agenda item was continued to the August 21st meeting.

2. Draw 7 Chapter 91 Signature

• Applicant: Amanda Gall, Weston Sampson, on behalf of DCR.
• Project: Draw 7 Chapter 91 Beach Nourishment Permit.
• Summary of Discussion:
  • The permit is for beach nourishment activities below the high-high tide line at Draw 7.
  • This involves cleaning up debris (glass, bricks, concrete blocks) and replacing it with appropriate grain size material to match existing site conditions.
  • A preliminary particle size analysis was conducted, and a robust sampling program is proposed for the contractor, including six survey profiles with three samples each.
  • The project also includes improvements to vegetation, parking lot amenities, utilities to the dam, and universally accessible pathways connecting to the existing Alfred Street Extension path and a future pedestrian bridge across the Mystic River.
• Motion: Chairman Michael Capuano moved to approve the signature pursuant to Chapter 91 of Massachusetts General Law.
• Second: Amelia Aboff.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: The signature for the Draw 7 Chapter 91 Beach Nourishment Permit was approved.

3. 379 Somerville Avenue (ZP25-000078)

• Applicant: Anne Vigorito (Attorney, 424 Broadway, Somerville), Will Chalfant (Architect, Calls to Design), Elan Sessoon (Developer), Jerry McDonough.
• Project: Major amendment to previously approved plans (CZC20-000104) to construct an apartment building in the MR5 zoning district, requiring site plan approval.
• Summary of Discussion:
  • The project received zoning relief approximately four years prior.
  • Recent changes related to Eversource requirements led to the applicant seeking four variances from the Zoning Board of Appeals the previous night.
  • The Board expressed that it was premature to proceed without further discussion between the applicant's team and planning staff regarding suggested revisions, particularly concerning the transformer shield and alternatives.
  • The Chairman suggested a continuance to allow the applicant to work with planning staff (specifically Sarah Lewis and Lexi Payne) on these issues.
• Motion: Chairman Michael Capuano moved to continue the agenda item to the August 21st meeting.
• Second: Amelia Aboff.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: The agenda item was continued to the August 21st meeting.

4. 181 Pearl Street (ZP25-000030 and ZP25-000055)

• Applicant: Pablo Picker (Owner/Developer), Paul Miller (Principal, Neighbor Architects), Curtis Puncher (Landscape Architect, Ground Inc.).
• Project:
  • ZP25-000030: Site plan approval to develop an apartment building in the MR3 zoning district.
  • ZP25-000055: Special permit to establish a residential housing use in the MR3 zoning district.
• Summary of Discussion:
  • Site Context: Located in East Somerville near Gilman Square, at the corner of Pearl and Dana Streets, adjacent to McGrath Highway. The existing Mudville Pottery Studio building has been demolished.
  • Proposal: Three-story, 3,600 gross square feet building with three residential units (all two-bedroom).
  • Design Features:
    • Planters wrapping Dana and Pearl Streets, with a new street tree and built-in bench on Pearl Street.
    • Integrated ramp access from Pearl Street to a courtyard entrance and lobby with interior bike parking.
    • Permeable paving throughout the site.
    • All-electric building.
    • Primary cladding: aluminum panel in "silversmith" color, with triangular profile as a contemporary interpretation of clapboard siding.
    • Mint green accent color for balcony spaces.
    • Red brick cladding on planters and site walls.
    • Copper-colored metal panel accent at the entry sequence.
    • Site wall on Dana Street designed to provide privacy where needed.
  • Accessibility: The ground floor unit is a two-level duplex with a lift for accessibility. Second and third-floor units are walk-up.
  • Landscape Design (Curtis Puncher, Ground Inc.):
    • 100% native trees, shrubs, grasses, and perennials.
    • Permeable paving on north and west sides, and a sunken gravel surface northeast for light to a lower unit.
    • Addition of one white oak street tree on Pearl Street.
    • Green Score: Target 0.3, achieved 0.33, due to soil depth (>2 feet) in perimeter planting and permeable paving.
  • Unit Mix: All three units are two-bedroom.
  • Parking: No parking provided.
  • Public Testimony (Support): None.
  • Public Testimony (Opposition/Concern): None.
  • Board Discussion:
    • Amelia Aboff inquired about interior accessibility; the ground-floor unit is accessible with a lift, upper units are walk-up.
    • Madison Anthony (Staff) noted that a condition regarding residential parking stickers was not initially included but would be a good addition, as it is standard for projects without parking in dense, transit-oriented neighborhoods.
    • Chairman Capuano proposed adding the residential parking sticker prohibition as an amended condition and suggested staff discuss making this a standard condition for future projects.
    • Bethany Collins (COB) suggested a condition for the submission of final material samples (including color) to planning staff for review before construction, which was supported by the Board.
• Motion (ZP25-000030 - Site Plan Approval): Michael McNeely moved to approve the site plan approval to develop an apartment building in the MR3 district, with the conditions as amended in the staff memorandum and discussed tonight.
• Second: Amelia Aboff.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Site plan approval for ZP25-000030 was granted.
• Motion (ZP25-000055 - Special Permit): Michael McNeely moved to approve the request to establish a residential housing use in the MR3 zoning district, with the conditions laid out in the staff memorandum and as discussed tonight.
• Second: Amelia Aboff.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Special permit for ZP25-000055 was granted.

5. 199 Elm Street (ZP25-000031, ZP25-000054, ZP25-000066)

• Applicant: Pablo Picker (Developer), Paul Miller (Principal, Neighbor Architects), Curtis Puncher (Landscape Architect, Ground Inc.).
• Project:
  • ZP25-000031: Site plan approval to develop a general building in the MR4 zoning district.
  • ZP25-000054: Special permit to include residential development in the MR4 zoning district.
  • ZP25-000066: Special permit to construct a mechanical penthouse that exceeds the maximum height in the MR4 district.
• Summary of Discussion:
  • Site Context: Located on the east side of Elm Street, at the southern end of Davis Square, identified for enhancement in SomerVision and zoned MR4. Existing two-story commercial building to be removed.
  • Proposal: Four-story mixed-use building with ground-floor commercial space (approx. 1,700 sq ft) and 10 residential units above.
  • Design Features:
    • Ground floor commercial space with folding windows to activate the streetscape.
    • Three levels of residential apartments (10 units total), all Group 1 accessible.
    • No car parking; large bike room for long-term bike parking.
    • Electrical transformer located in a setback courtyard to avoid facade disruption and preserve light for the adjacent Revival Cafe mural.
    • Material palette: precast concrete at the base (charcoal color), buff-colored brick above, bright blue glazed brick for stair towers.
    • Roof deck with green roof and amenity space, accessible via an elevator (mechanical penthouse). The elevator bulkhead is 15 feet above the roof deck.
    • No gas brought into the building; all-electric design.
  • Unit Mix: Two two-bedroom units, three one-bedroom units, three studios. Two affordable units (one studio, one one-bedroom).
  • Landscape Design (Curtis Puncher, Ground Inc.):
    • Two new street trees (Hedge Maple) on Elm Street.
    • Permeable pavers in the back patio area.
    • Rooftop planting: 10-inch soil depth with 100% native species, 24-inch high planters (acting as guardrails) for vegetable gardening, flexible furniture space.
    • Green Score: Target 0.3, achieved 0.357.
  • Public Testimony (Support):
    • Crystal Huff (Ward 5): Expressed excitement for the project, appreciating accessibility, compatibility with the street, exceeding green score minimums, and the all-electric design (no gas pipes). Inquired about the definition of "Group 1 accessible."
  • Public Testimony (Opposition/Concern):
    • David Hossack (16 Wyndham Street): Raised concerns about trash storage, citing existing rat problems from nearby restaurants. Requested a binding condition for internal trash storage in the basement, not in commercial patios or passageways. Also expressed concern about the lack of parking and requested a condition prohibiting parking permits for tenants. Sighed at the routine granting of height variances, noting its impact on neighbors and setting precedent.
  • Applicant Response to Public Testimony:
    • Paul Miller confirmed commitment to basement trash storage for both commercial and residential, noting the passive house certification would prevent rats.
    • Paul Miller clarified "Group 1 accessible" as an adaptable unit, requiring a fully accessible entrance and wheelchair turning space, with kitchens/bathrooms designed for future modification to full accessibility. Group 2 accessibility is for buildings with 20+ units (5% fully accessible from day one).
  • Board Discussion:
    • Lynn Richards praised the design of the entrance and its compatibility with Revival Cafe's mural. Suggested commissioning a mural for the blank side walls, especially the one not adjacent to Revival, as a temporary public art installation.
    • Amelia Aboff commended the thoughtful and tasteful design. Suggested considering a Group 2 accessible unit for one of the affordable units if larger units are not feasible. Inquired about adding a cornice detail to the building to cap it off and make it more contextual. Requested a condition for materials approval, specifically for the accent color of the stair tower. Inquired about Eversource confirmation for underground transformers, noting it was a sensitive piece of infrastructure.
    • Michael McNeely seconded concerns about the Eversource transformer assumption and requested a review if it fails. Seconded Amelia's suggestion for combining accessibility with affordability for unit mix. Praised the all-electric design and proactive approach to a carbon-free community, noting it addresses previous restaurant-related pushbacks on net-zero policies. Appreciated the "airtight" answer to rat mitigation.
    • Jahan Habib supported the restaurant consideration but asked if the applicant had considered other commercial uses if a restaurant doesn't pan out. Pablo Picker mentioned a yoga studio as a potential alternative, emphasizing a business that speaks to the neighbors and context.
    • Chairman Capuano noted that the residential parking sticker prohibition condition should be added, similar to the previous application.
    • The Board requested the applicant return with options for defining the top of the building and a condition for a mural.
• Motion: Chairman Michael Capuano moved to continue this agenda item to the August 21st meeting.
• Second: Amelia Aboff.
• Written Testimony: The written comment period will close at 9:00 AM on Friday, August 15th, 2025. Comments can be sent to planningboard@somervillema.gov.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Michael McNeely: Aye
  • Lynn Richards: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: The agenda item was continued to the August 21st meeting.

6. Other Business

• Discussion: Steve Carey (Staff) proposed adding an "Other Business" item to future Planning Board agendas to provide a formal opportunity for Board members to ask questions of staff or each other regarding board administration, not related to specific projects or applications. This formalizes an informal practice.
• Outcome: The Board agreed to incorporate this as a standing agenda item.

Adjournment: * Time: 7:27 PM * Motion: Chairman Michael Capuano moved to adjourn the meeting. * Second: Amelia Aboff. * Vote (Roll Call): * Jahan Habib: Aye * Michael McNeely: Aye * Lynn Richards: Aye * Amelia Aboff: Aye * Michael Capuano: Aye * Outcome: The meeting was adjourned.