Mixed-use proposal for site moves forward
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An architectural rendering of the five-story, 55-foot building proposed at the site of Patsy’s Pastries in East Somerville. – Photo by Khalsa Designs.

By David R. Smith

Patsy’s Pastry Shop could close as early as the end of this month as plans to demolish the East Somerville landmark with a new five-story commercial and residential building move forward.

A neighborhood meeting held Thursday, Jan. 30, at the Cross Street Senior Center at 165 Broadway gave residents an opportunity to both hear about and see details of the plan, as well as a chance to voice their concerns about the project in advance of the Planning Board’s public hearing of the project scheduled for this Thursday, Feb. 6.

Ward 1 Alderman Matt McLaughlin, who rents an apartment adjacent to the site, asked Alderman-At-Large and BOA President Bill White to lead the meeting to avoid any perceived conflicts of interest. McLaughlin told residents he planned to move out of the apartment by May.

The project has been designed under the CCD55 zoning category, which allows buildings to be built up to 55 feet in height. While the project is well within the CCD55 zoning requirements, any projects proposed under that category require a special permit from the Planning Board, the approval of which requires a super majority vote (four of five members) from the board.

The project’s architect, Jai Singh Khalsa of Somerville-based Khalsa Design Inc., and the developer’s attorney, Richard DiGirolamo, were on hand to present the project, answer questions and take notes on what could be included as part of the order of conditions should the Planning Board approve the project.

The project would include the demolition of Patsy’s at 182 Broadway and the two-and-a-half-story house next to it at 176 Broadway. Patsy’s owners Silvestro and Vito Ferrigno own the building at 182, and Silvestro is listed as the owner of the property at 176.

Architect Jai Singh Khalsa presented details of the proposed building to attendees at Thursday’s neighborhood meeting. – Photo by Claudia Ferro

The first floor of the new building could hold one to three commercial tenants, depending on who ends up renting the space or spaces. Each of the four floors above would be built so they progressively step back from the street and would contain a total of 19 one- and two-bedroom condos, four of which would also contain small studies. Following the city’s affordable-housing requirements, two of the 19 units would be sold below market value.

Although required to have 22 spaces, there will be 25 at the site, with all but three of those located underneath the building. A shared outdoor common area for the building’s tenants would be constructed to the back of the site.

Khalsa told residents the project does not take advantage of the maximum limits allowed under the CCD55 zoning, noting the building covers less space of the site than it could, and the planned landscaping of the site, encompassing 28 percent, is more than the minimum 10 percent required.

“While we’re certainly filling up the site, we are not pushing it to the limits with what is allowed under the zoning,” he said.

Accepting that the project would be moving forward, residents expressed their desire to be kept in the loop as the existing buildings are demolished, including any scheduling of extermination for rodents, and White said he would like inspectional services to weigh in on the impact of the demolition to nearby buildings and residents.

Many residents also said they were aware that abutters who should have been notified weren’t, and they suggested the developer should cast a wider notification net moving forward. Still, some residents expressed a desire to see a scaled-down version of the proposal.

“It doesn’t look like other parts of the neighborhood,” one resident said, while another just felt the project was simply too large for the area.

Also of concern to many was the fact that the buyer/developer of the property, Ken Yihe, is a Chinese national.

“The community does need direct negotiations with the developer,” McLaughlin said, adding to similar comments from other residents.

DiGirolamo countered that Yihe has a residence in Cambridge and owns other properties in the area.

The project, even if permits were all approved in the next few months, would not be complete for a year to a year and a half.

During the comment period, McLaughlin expressed his feelings towards Patsy’s going out of business, and it was a sentiment clearly shared by many others in attendance.

“Patsy’s is very symbolic of this neighborhood,” he said. “I feel like this is literally losing our soul.”

In response to McLaughlin’s concerns about how the Ferrignos would be affected by the loss of their business, DiGirolamo reminded him and other audience members that they were the owners of the properties and not tenants being evicted.

“This is a voluntary action on their part,” he said.

The home at 176 Broadway and Patsy’s at 182 will be demolished and a new five-story building built in their place.