Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the ECBD Zoning topic
No spam. Unsubscribe anytime.
Somerville planning board advances ECBD zoning rewrite, narrows flood-hazard uses and TDR options
Summary
The Somerville Planning Board continued revisions to the East Central Business District (ECBD) schedule A and maps, debating combining EB1 and EB2 zones, constraining uses in the flood-hazard area to open space in FEMA buyout cases, and directing staff to produce redlined schedules and updated maps.
The Somerville Planning Board on July 22 continued its multi-meeting review of proposed ECBD zoning updates, focusing on permitted uses, whether to merge EB1 and EB2, and how to treat parcels within the borough's flood-hazard area.
Chairperson Warner opened discussion by laying out a slate of adjustments to Schedule A and the draft map and asked members to focus on clarifying permitted uses. Board member John Manilio raised the question of whether EB1 and EB2 are distinct enough to remain separate zoning categories, asking, "Would it make sense to combine the EB1, EB2 to just one zone?" Several members agreed to review the narrow differences (for example, a building coverage requirement) and to consider consolidation if appropriate.
Members examined EB3 parcels and flagged three lots, largely owned by PSE&G, that appear isolated and limited in redevelopment potential. The board discussed reclassifying a capped former auto-body site and one other EB3 parcel into flood-hazard or professional (EPR) designations to avoid permitting new structures where remediation or flood risk is a constraint.
On flood-hazard policy, Warner emphasized limits tied to FEMA buyouts: "There is no opportunity for anything but open space," she said, noting the borough's flood ordinance restricts redevelopment of acquired parcels. Board members discussed allowing active or passive recreation and case-by-case elevated structures if they meet state and federal regulations, but the group underscored that blanket permissions would be inappropriate without further review.
The board debated the role of transfer-of-development-rights (TDR) incentives to steer density away from flood-prone parcels. Members supported keeping TDR flexibility so developers could buy flood-zone parcels to obtain density bonuses elsewhere, with the board evaluating TDRs on a project-by-project basis.
Parking and Schedule C also drew extended discussion. The existing draft language allows accessory parking up to 1,000 feet away under board agreement; one member called that distance "extreme" and urged revisions. The board asked staff to draft a clarified Schedule C addressing parking and to circulate it before the next meeting.
Before adjourning the ECBD discussion, Chairperson Warner asked staff to produce a redlined Schedule A and an updated map showing all proposed changes in red so the board can review edits more easily at the next meeting.
The board did not adopt final text during the meeting; members voted instead to continue refining uses, boundaries and bulk standards and to revisit Schedule B (bulk standards) and Schedule C (parking) at a future session.
