By Carlie Lombardi

On April 3, the Somerville Land Use Committee met and dove into key zoning issues, focusing primarily on a proposed upzoning near transit areas and ongoing community conversations around development in Union Square.

Union Square zoning amendment delayed

The Committee reviewed a proposal to rezone a group of parcels on Horace Street, Ward Street, and South Street from Mid Rise 4 to Mid Rise 6. While the Planning Board gave a positive recommendation, Councilor Ben Ewen-Campen expressed concern about unresolved issues raised by local residents and the Union Square Neighborhood Council. Specifically, residents want more clarity and commitment around community benefits and green space. The Committee agreed to leave the item in committee until they can get further updates, especially from the Ward 2 councilor.

Transit-oriented upzoning presentation

The centerpiece of the meeting was a presentation by Samantha Carr, the city’s new Land Use Analyst. She outlined the potential for increasing density and mixed-use zoning near transit hubs as a way to address housing affordability and maximize the impact of the Green Line Extension.

Carr presented case studies from Leander, TX; Petaluma, CA; and Mount Vernon, NY, showing how other cities have implemented “smart codes” and tiered density allowances in proximity to transit. She also discussed recent zoning changes in Cambridge that allow for six-story buildings if affordable housing thresholds are met. Using Somerville’s own zoning history, Carr identified several areas, such as Davis Square, Gilman Square, Ball Square, and East Somerville, as ripe for upzoning based on previous proposals and current zoning inconsistencies.

Councilors debate strategy

Council members responded enthusiastically to Carr’s approach. Councilor Ewen-Campen urged the committee to reflect on whether long-delayed neighborhood plans are worth waiting for or if it’s time to act now with available zoning tools. He emphasized the need for data on how well the current zoning is working, especially in terms of permitted housing units since the 2019 overhaul.

Councilor Lance Davis supported the idea of density bonuses as a way to leverage more affordable housing and open space, referencing Mount Vernon’s example of 15-story podium towers tied to community benefits. He also emphasized the need to preserve small businesses while increasing height and density.

Councilor Ben Ewen-Campen and Councilor J.T. Scott raised the issue of neighborhood plans again, with Scott arguing that relying on those alone leads to endless delays. Instead, he suggested pursuing a “middle ground” approach that would allow for incremental upzoning in key areas without needing years of planning.

Next steps

Carr and Senior Planner Dan Bartman agreed to collaborate on identifying potential areas for incremental upzoning that don’t require full-scale neighborhood plans. The Committee is expected to revisit the conversation in two weeks, with updates on requested data and refined proposals.