Land Use Committee

City of Somerville, Massachusetts City Council Land Use Committee Meeting Minutes Thursday, December 5, 2024 6:30 PM Joint Meeting with the Planning Board This meeting was held via Zoom and was called to order by Chair Davis at 6:32pm and adjourned at 8:27pm with a roll call vote of 5 in favor (Councilors Wilson, Pineda Neufeld, Ewen-Campen, McLaughlin, Davis), none opposed, and none absent. Others present: Amelia Aboff – Vice Chair of Planning Board, Nicholas Antanavica – Director of Inspectional Services Department, Michael Capuano – Chair of Planning Board, Andrew Graminiski –Planner with Planning, Preservation, and Zoning at OSPCD, Jahan Habib – Clerk of Planning Board, Michael McNeley – Member of Planning Board, Brad Rawson – Director of Mobility Division at OSPCD, Lynn Richards – Member of Planning Board, Neha Singh – Intergovernmental Affairs, Sarah White – Senior Planner with Planning, Preservation, and Zoning at OSPCD, Natasha Frazier – Assistant Clerk of Committees. Roll Call Present: Ward One City Councilor Matthew McLaughlin, Ward Six City Councilor Lance L. Davis, Ward Three City Councilor Ben Ewen-Campen, Ward Seven City Councilor Judy Pineda Neufeld and City Councilor At Large Jake Wilson 1. Public Hearings 1.1. Mayor's Request Requesting ordainment of an amendment to Sections 2.1 and 11.1 of the (ID # 24-1448) Zoning Ordinance to improve the regulation of bicycle parking. Planner Graminiski stated that this is a very straightforward amendment that seeks to clarify existing regulations regarding bike parking. He stated that the proposed amendment is intended to align spacing requirements with national guidance, increase the amount of required larger spaces to park larger bicycle types, and provide more accessible routes to long-term bicycle spaces. Chair Davis opened the public hearing at 6:41pm There were no public comments made during the public hearing. Chair Davis closed the public hearing at 6:42pm. Public comments will be accepted until 7:00pm on Thursday, December 12th and should be emailed to publiccomments@somervillema.gov RESULT: KEPT IN COMMITTEE 1.2. Mayor's Request Requesting ordainment of an amendment to Section 3.2.6 Building Types of (ID # 24-1447) the Zoning Ordinance to allow the building types permitted in the Neighborhood Residence (NR) zoning district to also be permitted in the Urban Residence (UR) zoning district. Page 1 of 6 Land Use Committee Meeting Minutes December 5, 2024 Senior Planner White stated that this amendment would permit NR principle building types in the UR zoning types and subject them to the same standards for the NR district. In effect, this would mean that buildings in the UR district that are currently non-conforming would be considered conforming under the proposed amendment. Senior Planner White stated that this removes the need for variances and special permits to modify these buildings, which is what owners must do at present. Councilor Ewen-Campen stated that right now, existing houses in UR districts are not able to put a porch or small addition on their homes because it would be considered non-compliant due to their underlying zoning district. He stated that people have had to get zoning changes and variances for simple alterations to their houses. He stated that this proposal would simplify the process for people whose homes are currently in UR districts who wish to add a porch or small addition to their home. Chair Davis opened the public hearing at 6:54pm. There were no public comments made during the public hearing. Chair Davis closed the public hearing at 6:55pm. Public comments will be accepted until 7:00pm on Thursday, December 12th and should be emailed to publiccomments@somervillema.gov RESULT: KEPT IN COMMITTEE 2. Mayor's Request Requesting ordainment of an amendment to Sections 1.1.4, 2.1.1, 3.1.18, (ID # 24-1197) 3.2.17, 4.1.15, 4.2.15, 4.3.15, 4.4.16, 5.1.17, 6.1.13, 6.2.15, 6.3.13, 6.4.16, 7.2.9, 7.3.9, 8.2.4.c, 9.2.3, 9.2.6, 11.2.4, 11.2.5, 11.2.6, 11.3, 12.1.7, 15.2.1, and Table 9.1.1 of the Zoning Ordinance to address various parking requirements. Director Rawson stated that the Mobility Department received important feedback regarding this amendment, and that staff are pursuing administrative follow-up in order to prepare submission of materials to the City Council. Councilor Ewen-Campen stated that he thinks the effective date of this amendment should be February 1st, 2025 in order to allow time to prepare for the change administratively. Chair Davis moved to amend the item as follows: That the proposed amendment take effect on February 1st, 2025. The motion was approved on a roll call vote of 5 in favor (Councilors Wilson, Pineda Neufeld, Ewen-Campen, McLaughlin, Davis), none against, and none absent. Councilor Ewen-Campen stated that he met with the Somerville-Cambridge Elder Services organization. He emphasized concerns regarding curb use, noting that curbs are needed to provide services to the elderly, and supports further exploring these issues through the curb use study. He stated that curb use is a separate conversation from this agenda item. Page 2 of 6 Land Use Committee Meeting Minutes December 5, 2024 RESULT: RECOMMENDED TO BE APPROVED AS AMENDED AYE: Ward One City Councilor McLaughlin, Ward Six City Councilor Davis, Ward Three City Councilor Ewen-Campen, Ward Seven City Councilor Pineda Neufeld and City Councilor At Large Wilson 3. Public Charles DeCecca requesting a Zoning Map Amendment to change the Communication zoning district of 501 Mystic Valley Parkway from Neighborhood Residence (ID # 24-1367) (NR) to Urban Residence (UR). Councilor Pineda Neufeld stated that this is a large lot of land, and the proposed development would have 60 residential units and 12 of those units would be affordable. Councilor Pineda Neufeld stated that she hosted two community meetings in person regarding this development, and then hosted two follow-up zoom meetings in March and July of 2024. She stated that in the March meetings, concerns were raised about flooding, rodent mitigation, construction time, and traffic mitigation on Route 16. She stated that developers came back to the second meeting with some changes and attempted to address those concerns. She stated that she asked for and has since received a commitment from the developers to allocate $100,000 to the City for traffic mitigation when a building permit is received. She stated that this is an opportunity to provide additional housing amidst a housing crisis. Several councilors expressed their support for this agenda item. There was discussion among councilors emphasizing how the 2019 zoning overhaul was not a perfect overhaul, and that future changes like the one brought forth tonight were to be expected. RESULT: RECOMMENDED TO BE APPROVED AYE: Ward One City Councilor McLaughlin, Ward Six City Councilor Davis, Ward Three City Councilor Ewen-Campen, Ward Seven City Councilor Pineda Neufeld and City Councilor At Large Wilson 4. Order By Councilor Ewen-Campen, Councilor Wilson and Councilor Scott (ID # 24-0790) That the Director of Engineering appear before the Committee on Land Use to discuss how required electrical equipment can modify the plans for already-approved new developments, such as at 379 Somerville Avenue. Item 7 was taken up with this item. Councilor Ewen-Campen described how planning for the location of electrical transformers are often left out of the building planning processes that the public participates in. He noted that in agenda item 4 on tonight’s agenda, Councilor Scott proposed to place electrical transformers underground. Councilor Ewen-Campen stated that the Administration does not support this due to the cost. He also stated that he would like to see agenda item 4 resubmitted so that the Council can hear Page 3 of 6 Land Use Committee Meeting Minutes December 5, 2024 the pros and cons of undergrounding. Chair Davis stated that there is a significant public policy interest in maintaining the public’s faith in public processes such as building design. Councilor McLaughlin stated that he does not have an official position on this item, and that cost is a valid concern on the City’s part. Director Antanavica stated that there are supply chain issues with underground transformers. He said that underground transformers will be available in two years at the earliest, and that units require power sooner than that, thus necessitating the above-ground option. He stated that ISD is working with developers to ensure that electrical transformers are in compliant places. Councilor Ewen-Campen stated that his objective is not to delay housing developments, but rather to incorporate the placement of electrical transformers into the public process that determines designs. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED 5. Order By Councilor Wilson and Councilor McLaughlin (ID # 24-0909) That the Executive Director of the Office of Strategic Planning and Community Development update this Council on the possibility of receiving additional federal financing for transit-oriented development through the Transportation Infrastructure Finance and Innovation Act (TIFIA 49) initiative and the potential eligibility of projects in Somerville. AMENDMENT: That the Executive Director of the Office of Strategic Planning and Community Development update this Council on the possibility of receiving additional federal financing for transit-oriented development through the Transportation Infrastructure Finance and Innovation Act (TIFIA 49) initiative, IRS 63-20 corporation financing and Railroad Rehabilitation & Improvement Financing (RRIF) and the potential eligibility of projects in Somerville. Councilor Wilson stated that the attached memo shares what projects would benefit if this funding continues. He stated that this financing helps allow projects to happen that may otherwise not happen due to the inability to find a loan financier. Councilor McLaughlin stated that he is aware of several developers who cannot find financing due to increased costs. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED 6. Order By Councilor Burnley Jr. and Councilor Mbah (ID # 24-1213) That the Director of Planning, Preservation, and Zoning work with this Council to determine how to remove legislative barriers to increasing accessible housing, particularly when residents wish to add accessible features to their home. Senior Planner White stated that PPZ has been researching how to accomplish this and working with ISD in the process. She stated that they Page 4 of 6 Land Use Committee Meeting Minutes December 5, 2024 wish to see accessibility added to buildings without special permits being required or pre-empting Massachusetts state building code. She anticipates updates in early 2025. Councilor Ewen-Campen stated that this item came in because elevators are illegal to build in certain NR building types because they are too tall, and that he and Councilor Sait are working on an amendment that would allow for elevators in every zoning district in case people want to add an accessible elevator to their home. Councilor Wilson noted the importance of aligning the zoning ordinance with the City’s values to help meet the needs of people with disabilities and access needs. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED 7. Order By Councilor Scott (ID # 24-1312) That the Director of Planning, Preservation and Zoning collaborate with this Council on updating the Zoning Ordinance to require all new construction to place electrical transformers below ground. This item was taken up with agenda item 4, ID #24-0790. Please refer to that agenda item for the minutes. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED 8. Order By Councilor Scott (ID # 24-1315) That the Director of Planning, Preservation and Zoning reconsider the policy of allowing lot splits and mergers as administrative approvals rather than special permits. There was a brief discussion among councilors about emails the City Council received regarding this item and discussion of next steps from a procedural perspective. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED 9. Resolution By Councilor Burnley Jr., Councilor Clingan, Councilor Davis, Councilor (ID # 24-1480) Ewen-Campen, Councilor Mbah, Councilor McLaughlin, Councilor Pineda Neufeld, Councilor Sait, Councilor Scott, Councilor Strezo and Councilor Wilson That the Administration explore opportunities to utilize the Massachusetts Bay Transportation Authority (MBTA) Communities Catalyst Fund to spur new housing acquisition or production, particularly in the Winter Hill, Gilman Square, and East Somerville neighborhoods. AMENDMENT: That the Administration explore opportunities to utilize the Massachusetts Bay Transportation Authority (MBTA) Communities Catalyst Fund to spur new housing acquisition or production, particularly in the Winter Hill, Gilman Square, and East Somerville and Davis Square and Page 5 of 6 Land Use Committee Meeting Minutes December 5, 2024 Ball Square neighborhoods. Chair Davis summarized the background information about this item and expressed his support for utilizing funding mechanisms such as the MBTA Communities Catalyst Fund. Several councilors expressed their support for this item. Councilor Wilson noted that Councilor Clingan’s advocacy was central to securing this funding for the Sewall affordable housing project in the Winter Hill neighborhood. RESULT: RECOMMENDED TO BE MARKED WORK COMPLETED Referenced Documents: • Land Use - 2024-12-5 OSE Memo (with 24-1312) • Land Use - 2024-12-5 TIFIA 49 Memo (with 24-0909) • Land Use - 2024-12-5 Communities Catalyst Fund Memo (with 24-1480) • Land Use - 2024-12-5 Memo 2024 11 21 PB Recommendations (with 24-1197, 24-1367) Page 6 of 6