Audio Version

Meeting Minutes: Planning Board Regular Meeting

Date: September 18, 2025 Governing Body: Planning Board Type of Meeting: Regular Meeting Attendees: * Michael Capuano (Chairman) * Amelia Aboff (Vice Chair) * Jahan Habib (Clerk) * Lynn Richards * Michael McNeely * Luc Schuster * Steve Carey (Case Planner/Staff) * Darren Gladstone (Applicant, Clearview Sunroom) * Ann Vigorito (Attorney for 59 Bow Street LLC) * Tanya Caria (Architect, Khalsa Design) * Alon Sassoon (Manager, 59 Bow Street LLC)

Executive Summary: The Planning Board convened for its regular meeting on September 18, 2025. Key actions included the approval of the August 21, 2025, meeting minutes and a waiver request for 1 Myrtle Street concerning building elevations, sections, and zoning compliance tables. The Board also approved major amendments for 59 Bow Street related to a previously granted site plan approval and special permit, specifically addressing the underground placement of a transformer. Discussions also covered the Central Broadway Corridor zoning study and the Draw Seven Park Bridge project, with the Board requesting additional materials for the latter to inform a potential recommendation.

1. Minutes Approval for August 21st, 2025

• Discussion: No revisions were suggested by Board members.
• Motion: The Chair moved to adopt the draft meeting minutes of August 21, 2025, as final.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

2. Request for Waiver – 1 Myrtle Street

• Applicant: Darren Gladstone, Clearview Sunroom, 1037 K of Highway, Barrington, New Hampshire.
• Project Description: Removal of a 6x6 deck and installation of a 6x6 mudroom sunroom.
• Waiver Request: The applicant requested a waiver from submitting three materials typically required for site plan approval:
  1. Building elevations
  2. Building sections
  3. Zoning compliance table
• Staff Comments (Steve Carey):
  • Staff supported the waiver for building elevations and sections, noting these are typically for new or more significant building components.
  • Staff also supported waiving the zoning compliance table, as the proposed sunroom does not alter the main massing or setbacks, and the Inspectional Services Department (ISD) confirmed their support for the waiver.
• Board Discussion: No comments or questions from Board members.
• Motion: The Chair moved to approve the request for a waiver.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

3. Request for Continuance – 379 Somerville Avenue

• Applicant Representative: Ann Vigorito, Attorney, 424 Broadway, Somerville.
• Discussion: Attorney Vigorito confirmed a written request for continuance had been submitted. The applicant is working with planning staff and anticipates being ready for review at the next Planning Board meeting.
• Motion: The Chair moved to continue the agenda item to the next meeting.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

4. Major Amendment to Site Plan Approval and Special Permit – 59 Bow Street

• Applicant: 59 Bow Street LLC (Manager: Alon Sassoon)
• Applicant Representatives: Ann Vigorito (Attorney), Tanya Caria (Architect, Khalsa Design).
• Disclosures:
  • Michael McNeely disclosed absence from the September 4th meeting, watched the video, and submitted an affidavit.
  • Amelia Aboff disclosed absence from the September 4th meeting, watched the video, and submitted an affidavit.
• Project Background: This is a major amendment to previously granted Site Plan Approval (21-017) and Special Permit (P&Z 21-017) to develop a general building and establish a household living use in the Mid-Rise 5 District. The Board had left the record open for further comments.
• Key Discussion Point: Sufficiency of materials submitted for the generator/transformer.
  • Tanya Caria confirmed that Eversource approved the transformer's location.
  • The transformer will be located underground beneath the sidewalk on Bow Street Place, addressing previous abutter concerns about obtrusiveness.
• Board Discussion: Board members expressed satisfaction with the amendment and the resolution of concerns.
• Motion 1 (Site Plan Approval): Following public testimony, review of submitted materials, and deliberation of required considerations outlined by the ordinance, the Chair moved to approve with the conditions outlined in the staff memorandum, the major amendment to a previously granted site plan approval (21-017) to develop a general building in the Mid-Rise 5 District.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).
• Motion 2 (Special Permit): Following public testimony, review of submitted materials, and deliberation of required considerations outlined by the ordinance, the Chair moved to approve with the conditions outlined in the staff memorandum, the major amendment to a previously granted special permit (P&Z 21-017) to establish a household living use in the Mid-Rise 5 District.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

5. Board Administration Items

5.1 Central Broadway Corridor Zoning Study

• Staff Update (Steve Carey):
  • A zoning study of the Central Broadway Corridor (between Ball Square and Magoon Square) was completed and presented to the public in March.
  • Due to low attendance at the initial public presentation (coinciding with an emergency rally at Tufts University), another public meeting is scheduled for next Tuesday.
  • The study is not a plan for adoption but rather an informational document to inform future planning initiatives and potential zoning map amendments, particularly given interest from City Councilors.
  • The study's impetus was a state grant to harmonize zoning between Somerville and Medford along the shared border on Broadway.
  • Medford's planning director has been invited to attend the upcoming meeting to discuss Medford's progress on their proposed zoning map.
• Board Discussion:
  • Amelia Aboff inquired if the Board would discuss the study at an upcoming meeting, assuming it might eventually come before them for approval. Steve Carey clarified it's a study, not a plan for adoption, but the Board could add it as an official agenda item for discussion if desired.
  • Jahan Habib thanked Steve Carey for sharing such relevant information, suggesting it's helpful for Board members to be aware of ongoing studies and community engagement events.

5.2 Draw Seven Park Bridge Project (Chapter 91 Application)

• Staff Update (Steve Carey):
  • The Planning Board has the opportunity to submit a written recommendation as part of the Chapter 91 application process for the Draw Seven Park Bridge.
  • There was confusion regarding the receipt date of materials, impacting the 45-day review period. Staff is seeking legal opinion on when the clock started.
  • The Board's role is to decide if it wants to submit a recommendation.
• Board Discussion:
  • Michael Capuano: Expressed initial reluctance to make a recommendation on the bridge's sufficiency, noting a general desire for a "nice bridge."
  • Lynn Richards: Emphasized the importance of the bridge's design and its connection to the Somerville side, comparing it to the Board's scrutiny of building designs. She highlighted that a "20% design" from engineers typically includes conceptual sketches, and the Board should influence for a "beautiful bridge," not just a "nice bridge," given its unique opportunity.
  • Michael McNeely: Referenced 310 CMR 9.13(5), noting the Board could weigh in on whether the project is detrimental to public rights in tidelands and great ponds, and if it serves a proper public purpose. He expressed a desire to support improved pedestrian and biking connectivity but felt more material was needed.
  • Amelia Aboff: Suggested focusing on the functionality and connectivity of the bridge rather than aesthetics, and proposed using Somerville Vision principles to guide a letter to DCR, outlining community priorities.
• Proposed Action: Acknowledge receipt of materials and request additional renderings or conceptual design materials, particularly concerning the bridge's connection to the park, lighting, seating, and bump-outs, to inform a timely recommendation by the October 2nd meeting. Concurrently, seek a legal opinion from the Solicitor's office on the Chapter 91 review period deadline.
• Motion: The Chair moved to acknowledge receipt of the materials and request additional materials (specifically conceptual design drawings related to the bridge's connection to the park, lighting, seating, and bump-outs) to inform a timely recommendation by the October 2nd meeting, in conjunction with an opinion from the Solicitor's office on the Chapter 91 review period.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).

6. Adjournment

• Motion: The Chair moved to adjourn the meeting.
• Second: Amelia Aboff
• Vote:
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael McNeely: Aye
  • Amelia Aboff: Aye
  • Michael Capuano: Aye
• Outcome: Motion passed (6-0).
• Time: 6:40 PM