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Meeting Minutes: Somerville Planning Board

Meeting Date: September 4th, 2025 Governing Body: Somerville Planning Board Type of Meeting: Regular Meeting (Remote Participation via Video Proceedings) Attendees: * Michael Capuano (Chairman) * Jahan Habib (Clerk) * Lynn Richards (Member) * Luc Schuster (Member)

Executive Summary: The Somerville Planning Board convened on September 4th, 2025, for a regular meeting conducted remotely. Key actions included the approval of the August 7th, 2025, meeting minutes and the continuance of several agenda items to September 18th, 2025, to allow for further review and legal clarification. A significant portion of the meeting was dedicated to a presentation and discussion regarding a Chapter 91 request for the proposed Mystic River Bicycle and Pedestrian Bridge, which was continued pending legal advice on the Planning Board's specific role. The Board also heard an update on the 3 Craigie Street project, addressing previous concerns and ultimately approving the site plan and special permit with conditions.

1. Meeting Minutes - August 7th, 2025

• Discussion: Chairman Michael Capuano opened the floor for comments, questions, or revisions to the August 7th, 2025, draft meeting minutes. No comments or questions were raised.
• Motion: The Chair moved to approve the draft meeting minutes of August 7th, 2025.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The meeting minutes of August 7th, 2025, were approved (4-0).

2. Request for Continuance - 379 Somerville Avenue

• Discussion: A written request for continuance was submitted by the applicant for 379 Somerville Avenue. No additional input was provided by the applicant.
• Motion: The Chair moved to continue the agenda item for 379 Somerville Avenue to September 18th, 2025.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The agenda item for 379 Somerville Avenue was continued to September 18th, 2025 (4-0).

3. Other Business - 1 Myrtle Street

• Discussion: Steve Carey, representing the City, informed the Board that the applicant for 1 Myrtle Street was unable to attend the meeting and requested a continuance.
• Motion: The Chair moved to continue the agenda item for 1 Myrtle Street to September 18th, 2025.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The agenda item for 1 Myrtle Street was continued to September 18th, 2025 (4-0).

4. Chapter 91 Request and Presentation - Mystic River Bicycle and Pedestrian Bridge

• Presenters: Richard Jarba (MassDOT/DCR), William Conroy (MassDOT), Melissa Lenker (MassDOT), Dick Grotenhaus (AECOM).
• Project Description: Richard Jarba presented on the proposed bicycle and pedestrian bridge over the Mystic River, connecting DCR Draw 7 Park (Somerville side) and the Encore Casino area (Everett side).
  • Key Details:
    • MassDOT is managing the project and permitting; DCR will own and operate the bridge.
    • The bridge will be supported by five piers, three of which will be in the river.
    • The design includes a navigation channel for vessels.
    • The bridge design has been modified from an original 12-foot clear width to an 18-foot clear width.
    • The project is currently at 25% design.
    • Schedule:
      • Permitting completion: March 2026
      • Design-build RFP issuance: March 2026
      • Construction start: Fall 2026
      • Construction completion: Spring 2029
  • Chapter 91 Compliance: The project is located in filled tidelands and flow tidelands, requiring Chapter 91 compliance. It aims to promote public access and waterfront features, maintain navigable waterways, comply with fill and structure requirements, and preserve water-related public rights.
• Board Discussion:
  • Lynn Richards raised concerns about the Planning Board's specific role in reviewing Chapter 91 projects, particularly regarding design details, ADA access, and overall alignment with Somerville's goals, given the significant infrastructure expenditure.
  • William Conroy (MassDOT) clarified that a 25% design public hearing is scheduled for October 21st, 2025, where public feedback on design specifics will be solicited. He also noted this is the first time MassDOT has presented a Chapter 91 license request to a local planning board.
  • Dirk Grotenhaus (AECOM) explained that the Planning Board's role is typically to provide comments to the DEP waterways, which are then considered during the review process.
  • Chairman Capuano requested that City staff obtain a legal opinion from the City Solicitor to clarify the Planning Board's precise role and scope of review for Chapter 91 projects.
• Motion: The Chair moved to continue this agenda item to September 18th, 2025, pending legal clarification on the Planning Board's role.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The Chapter 91 request for the Mystic River Bicycle and Pedestrian Bridge was continued to September 18th, 2025 (4-0).

5. Major Amendment to Site Plan Approval and Special Permit - 3 Craigie Street (ZP24-000099 & ZP24-000098)

• Applicant: 675 Somerville LLC
• Representatives: Adam Dash (Attorney), Alexander Varelis (675 Somerville LLC), Sylvia Ilya Sheldahl (BOS Urban Architecture), Paxton Sheldahl (BOS Urban Architecture), Christian Humania (Offshoots - Landscape Architects), Krista Lucas (Howardstein Hudson - Traffic Engineer).
• Project Description: Proposed redevelopment of 675 Somerville Avenue and 3 Craigie Street (former gas station and auto shop) into a new three-story, 14-unit rental building with ground-floor commercial space in the MR3 zoning district, with no parking.
• Updates and Responses to Previous Concerns:
  • Commercial Deliveries: Confirmed that all commercial deliveries will be made via the front entrance on Somerville Avenue, not the egress alley.
  • Gate Noise: Agreed to implement a soft-close feature on the egress alley gate to reduce noise.
  • Trash Handling:
    • The applicant reviewed suggestions for a two-cubic-yard dumpster but stated it would reduce commercial/residential lobby space below zoning requirements.
    • Proposed an enclosed trash area within the building and a fully fenced recycling area adjacent to the abutter's parking lot, away from windows.
    • Sylvia Sheldahl: "The recycling area is in the back of the egress corridor adjacent to the batter's parking lot and their own trash recycling area. So this is, we believe, 100% compatible with the current use and it is far away from the existing windows of the unit."
  • Fencing and Runoff:
    • Revised fencing along the backyard property line to be set back, not interfering with the abutter's fire escape landing.
    • A continuous curb and a drain at the egress landing will address water runoff, directing it towards the applicant's property.
  • Egress Path Planting:
    • The applicant does not recommend a living wall due to lack of sunlight and the need to keep the path clear for emergency egress.
    • The 10-foot wide egress corridor maintains distance for existing non-fire-rated construction and unprotected openings on the abutter's property.
  • Curbside Uses/Traffic:
    • Krista Lucas (Howardstein Hudson) reported coordination with the Mobility Division.
    • The project will close three existing curb cuts (two on Somerville Ave, one on Craigie Street).
    • A designated loading zone is proposed for typical deliveries.
    • Good News: The City of Somerville has a "quick build" project planned for Somerville Avenue to create protected bike lanes by swapping parking and bike lane locations, which will address double-parking concerns before this project's completion.
    • The Traffic Commission will approve all regulations, and the applicant will continue to coordinate with the Mobility Division for final curbside restrictions.
  • Unit Mix (Three-Bedroom Units):
    • Adam Dash stated the applicant is not proposing three-bedroom units.
    • This aligns with the intent of the MR3 zone (Zoning Ordinance 4.1.3.D) to create dwelling unit types for smaller households.
    • The project is a relatively small building (under 15,000 sq ft, 14 units).
• Public Comment: No members of the public spoke in support or opposition.
• Board Discussion:
  • Lynn Richards commended the applicant for addressing concerns, particularly regarding traffic. She emphasized the city's responsibility to proactively create drop-off zones for deliveries and ride-shares in new developments to facilitate non-single-occupancy vehicle travel.
  • Luc Schuster expressed support for the project, noting the thoughtful responses to previous questions.
• Motion 1 (Site Plan Approval): Following public testimony, review of submitted materials, and deliberation of required considerations outlined by the zoning ordinance, the Chair moved to approve, with the conditions outlined in the staff memorandum, the site plan approval to develop a general building in the MR3 district.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The site plan approval for 3 Craigie Street was approved (4-0).
• Motion 2 (Special Permit): Following public testimony, review of submitted materials, and deliberation of required considerations and findings outlined by the ordinance, the Chair moved to approve, with the conditions outlined in the staff memorandum, the request to establish a residential housing use in the MR3 zoning district.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The special permit for 3 Craigie Street was approved (4-0).

6. Major Amendment to Site Plan Approval and Special Permit - 59 Bow Street (ZP24-000099 & ZP24-000098)

• Applicant: 59-61 Bow Street LLC
• Representatives: Anne Vigorito (Attorney), Tanya Carrier (CalSER Design), Noria Spalas (CalSER Design), Ilan Sassoon (Applicant).
• Public Hearing Notice: Read into the record by Jahan Habib.
  • "59-61 Bow Street LLC seeks a major amendment to the previously issued site plan approval P&Z21-017 in the MR5 zoning district, ZP24-000099."
  • "59-61 Bow Street LLC seeks a major amendment to a previously issued special permit P&Z21-017 in the MR5 zoning district, ZP24-000098."
• Project Description: Request for a major amendment to a previously approved project, originally for 15 units.
• Proposed Revisions:
  • Unit Count & Mix: Reduced from 15 to 13 units.
    • Two-bedroom units: Reduced from 3 to 2.
    • One-bedroom units: Remained at 9.
    • Studio units: Reduced from 3 to 2.
    • This results in 2.6 affordable units, requiring a fractional share payment to the city.
  • Floor Plans: Elimination of the basement level due to high groundwater and shoring difficulties.
    • Bike storage and mechanical areas moved to grade level.
    • Two ground-floor units eliminated.
    • Commercial area slightly increased.
  • Building Exterior & Design:
    • Fifth story: A two-bedroom unit converted to a one-bedroom unit to accommodate a new common lounge area and two roof decks.
    • Roof decks replace six eliminated balconies on the Bow Street Place side due to Eversource clearance requirements for electrical wires.
    • Minor change to the restaurant entry door.
    • Minor material change on the Bow Street side (brick wrapped to a cementitious panel where massing breaks).
  • Bicycle Parking: Moved to grade level for easier access.
• Eversource Confirmation:
  • A staff memo noted the need for Eversource approval of the transformer location.
  • Ilan Sassoon (Applicant) presented a document with an Eversource engineering stamp and work order number, stating it confirms an approved design plan.
  • Chairman Capuano requested staff (Madison) to review the document to ensure it meets the city's requirements for confirmation.
• Public Comment: No members of the public spoke in support or opposition.
• Motion: The Chair moved to continue this agenda item to September 18th, 2025.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The major amendment request for 59 Bow Street was continued to September 18th, 2025 (4-0).
• Written Comment Period: The written comment period will remain open until September 12th, 2025, at 9:00 AM, with submissions to planningboard@somervillema.gov.

7. Adjournment

• Motion: The Chair moved to adjourn the meeting.
• Second: Jahan Habib.
• Vote (Roll Call):
  • Jahan Habib: Aye
  • Lynn Richards: Aye
  • Luc Schuster: Aye
  • Michael Capuano: Aye
• Outcome: The meeting was adjourned (4-0).