Vol. 2, No. 5
May 7, 2002
Greetings to all. Since my last newsletter, issued on March 25, much has happened in the city,
including the unexpected resignation of Ward 2 Alderman Kevin Tarpley on March 26, effective
March 28. As most of you know, a special election campaign is in full swing. The preliminary election for this seat in June, and the final election in July, will bring another
voice to the Board of Aldermen, with implications for the whole city, not just Ward 2.
Contents
1) ALDERMEN VOTE TO SELL BROADWAY THEATER TO MUDFLAT STUDIO
At its Thursday, March 28, the Board of Aldermen voted to sell the Broadway Theater to
Mudflat Pottery Studio. The Board voted in favor of the sale 9 to 2, with Aldermen Roche
(Ward 1) and O'Donovan (Ward 5) voting against the sale. Alderman Roche amended the vote
to add a requirement that some parking be provided. The project must now go through review
by the Planning Board and receive approval from the Zoning Board of Appeals.
2). DEVELOPMENT FOR ALDERSEY STREET - IS IT "AFFORDABLE" HOUSING?
The Proposal
As previously reported here, developer Gerard Meehan has applied for a Comprehensive Permit
to construct 30 condominium units on 25,000 sq. feet of land on Aldersey Street. Eight of these
units are proposed to be affordable to low and moderate income households. Most neighbors on
Prospect Hill consider this development to be far too dense and bulky for the site. I agree with
this assessment of the Aldersey Street proposal, and am concerned about its implications for the
over-development of other sites in the city.
The Law
The state law that could allow the Aldersey Street proposal to be built, in complete disregard
of local zoning, is Chapter 40B, the "Anti-Snob Zoning" statute. Somerville is subject to the
override provisions of this statute because less than 10% of our total housing stock is subsidized
through state or federal funding programs. Communities that exceed the 10% threshold are so
certified by the Commonwealth's Department of Housing and Community Development
(DHCD), and their zoning is not subject to state override when comprehensive permits are
sought.
Another clause of Chapter 40B, however, provides an alternate measure for determining whether
a community has a supply of subsidized housing "consistent with local needs." The more-than-10% provision is the only measure currently used by DHCD to certify compliance with 40B.
The statute, however, also decrees compliance where subsidized housing exists "on sites
comprising one and one half per cent or more of the total land area zoned for residential,
commercial, or industrial use," in a city or town.
Somerville's Status Under the Law
Back in March, Alderman White and myself made rough estimates that indicated to us that
Somerville exceeded the 1.5% threshold. The city has now completed a more detailed analysis,
which demonstrates that between 2.74% and 3.39% of Somerville's land area is built in
subsidized housing, and the city on April 18, 2002, applied to DHCD for certification on that
basis. (For you data hounds: The city has 66.39 acres in subsidized housing sites, out of a total
land area of just over, or just under, 2,000 acres, depending on how land area is defined.)
Yet Somerville's prospects of being certified by DHCD under the 1.5% rule are uncertain.
Although Chapter 40B was enacted in 1969, no community until very recently invoked the 1.5%
clause of the statute. In March of this year, the state's Housing Appeals Committee rejected the
argument of the town of Natick that it met the 1.5% threshold, on the basis of faulty
methodology for calculating its affordable housing land ratio.
As of April, 2002, Abington, Revere, and Wilmimgton, in addition to Somerville, had formally
requested that DHCD find their Chapter 40B requirements met under the minimum land area
clause. So far, DHCD has made no rulings on any of these requests. The reason for the agency's
silence is the subject of much speculation.
The Politics of Chapter 40B
Chapter 40B is not a popular law, especially in the wealthy suburbs. The Boston Globe (South
Weekly) on June 3, 2001, reported that there were 34 bills proposing to amend 40B under
review by the Joint Committee on Housing and Urban Development of the Massachusetts
Legislature. The House and Senate each have their own versions of an amended statute, and no
action is anticipated this year on any compromise version.
Many communities want to make it easier to qualify for DHCD certification under 40B and
block applications for comprehensive permits. Affordable housing advocates want no changes
that will alleviate the legal pressure on communities to build affordable housing. Most objective
observers would probably agree that there is a regional shortage of housing units, affordable or
not, and that the limited supply is part of what is driving up costs. Yet stuck, as a region, we
remain. One can imagine DHCD holding its collective breath, avoiding any action that will upset
the uneasy political balance of Chapter 40B.
What Next?
The new date for the Planning Board hearing on the Aldersey Street proposal is Thursday, May
16, at 6:30 p.m. The Zoning Board of Appeals is scheduled to hear the case on June 12.
Community dialogue about affordable housing, and how the Aldersey Street proposal relates to
the city's affordable housing strategy is ongoing.
Some in this city consider it virtually immoral to oppose any affordable housing proposal. Others
fear that DHCD certification of Somerville under the 1.5% clause of 40B may be the death
knell for affordable housing development here. On Wednesday, May 8, at 7:00 p.m., the
Aldermanic Committee on Housing and Community Development will meet to discuss affordable
housing. While it is not a public hearing, it is an open meeting, and all are welcome to attend.
3) MPO MODIFIES 25 YEAR TRANSPORTATION PLAN, OFFERS "INFORMATION
EXCHANGE"
The Boston Metropolitan Planning Organization (MPO) recently sent me a letter providing some
details of its recent Update to its 2000-2025 Regional Transportation Plan. In addition to
inclusion of $20 million for an Orange Line Stop at Assembly Square, the I-93/Mystic Avenue
interchange has been included in the list of recommended projects, the latter budgeted for $50
million. The Plan Update "includes the Green Line extension to Medford Hillside. A station in
Union Square is included in the Universe of Projects....In addition, the MPO anticipates that the
Unified Planning Work Program will have a study to consider the alignment of the Green Line
Extension."
The MPO responded to my advocacy for the extension of the Minuteman Bike Path through
Somerville by saying that "bicycle projects are not considered regionally significant, [and] are
therefore, not specifically listed in the Transportation Plan." Anyone who can explain to the
MPO more effectively than I have why linking the Minuteman Path to Boston through
Somerville has crucial regional significance is invited to prepare such an explanation to submit
to the MPO during the comment period for the next Plan Update.
The final Plan Update can be had in print, CD, or on tape, through
publicinformation@ctps.org.
Use this address to subscribe to the MPO's monthly newsletter, TRANSREPORT, or to be
included in its one-way list-serve, MPOINFO. The MPO Plan can be also viewed online at
www.ctps.org, and print copies are available now in public libraries.
Also, the MPO is hosting an event it is billing as an "information exchange" for the transit
riding public at Ruggles Station on the Orange Line - at rush hour. Scheduled for Tuesday, May
21, from 4:30 - 6:30 p.m., the gathering will be in the station concourse. Call (617) 973-7141
for more information.
4) CITY BUYS KILEY BARREL SITE
Unbeknown to the likes of its lowly Aldermen, the City of Somerville, through its
Redevelopment Authority (SRA), had already closed on the Kiley Barrel site in Union Square
by the time I wrote about Steve Post's February letter concerning this "potential land
acquisition". The SRA paid $950,000.00 for the 25,391 square foot. To put the figure in
perspective, developer Gerard Meehan in July, 1999, paid $420,000 for the historic Vinal house
on its 25,000 square foot lot on Aldersey Street, about half a mile away, up Prospect Hill. Lest
you think the comparison way off base, consider that the city's appraiser for the Kiley Barrel
site gave the opinion that its highest and best use was "for residential development."
The Office of Housing and Community Development (OHCD) tells me that the Kiley Barrel site
was appraised at $1.1 million, about an order of magnitude above its assessed value. The site,
adjacent to the city-owned parking lot near the intersection of Somerville Avenue and Prospect
Street, is considered particularly valuable in connection with plans for the Urban Ring mass
transit project. It will be an important feature of the Union Square Master Plan, scheduled for
completion in February of 2003. ( OHCD is currently evaluating the four proposals it has
received to prepare that Master Plan).
The Somerville Redevelopment Authority (SRA) funded the purchase with the proceeds of some
loans which had been made in connection with development of the Inner Belt area, which had
come due. Originally made from Community Development Block Grant (CDBG) monies, these
funds had to be used for some other CDBG-eligible project. There are no immediate plans for
use of the site, but the city has made a proposal to the Urban Land Institute (ULI) that would
procure a day's worth of free consulting services to advise on strategies for short-term and long-term use, funding options, and the "market feasibility of various development options".
5) UNION SQUARE TRANSPORTATION STUDY TAKES SHAPE
On Thursday, May 2, I attended a presentation on the current "preferred alternatives" for
transportation improvements to Union Square. Given the existing conditions in Union Square,
these improvements focus on traffic management, including techniques for slowing traffic. They
also contemplate bike lanes, pedestrian crossing treatments, new plaza designs, and revised bus
stop locations, as well as traffic signalization improvements.
The presentation given at the May 2 meeting can be viewed on the city's website, or in hard
copy at City Hall. OHCD is actively soliciting comments from residents. If you care about
Union Square, or even just pass through it regularly, consider taking a few minutes to evaluate
the alternatives put forth by the city's consultants.
6) BOARD TO ACT ON MAGOUN SQUARE LAND DEAL
On Thursday, May 9, at 6:00 p.m., the Board of Aldermen's Committee on Finance will resume
its consideration of the Mayor's request to declare as surplus a portion of the municipal parking
lot in Magoun Square. The matter will presumably be acted upon, then go to the full board for
its vote that night. The declaration of surplus is the first step in the process that will allow the
city to lease or sell the land to a private party.
Developer Gerry Cohen, who wants to put a CVS store in Magoun Square, initiated the proposal
to site the building partly within the municipal lot, is now proposing that the city sell the portion
of the lot where the building will be, versus a long-term lease.
7) COMMUNITY HEALTH - WHAT IT MEANS IN SOMERVILLE
On Tuesday, May 14, from 5:00 p.m. to 8:30 p.m., the Somerville Community Health Agenda
Planning Team is presenting an event they call "Visioning and Measuring Health in Somerville."
Seeking to broaden thinking about what community health means, the brochure for the meeting
puts forward such tantalizing facts as that, "of the city's 4.1 square miles, there is 3.0% of open
space," and that almost half the city's young children are either overweight or at risk for being
overweight.
This gathering will be held at the East Somerville Community School, 115 Pearl Street.
Refreshments will be served, and child care provided. The organizers request R.S.V.P. by
Friday, May 3, to Abigail at (617) 591-6926 (phone), (617) 591-6949 (FAX), or to
agoodenough@challiance.org
8) MEETING ON BIKE PATH EXTENSION
Also on Tuesday, May 14, the Friends of the Community Bike Path will hold a meeting at the
Visiting Nurses Assisted Living Facility at 259 Lowell Street from 7:00 to 8:30 p.m. There will
be a short presentation and discussion of the proposed extension of Somerville's Linear Park as
a bike path from its present terminus at Cedar Street to the Charles River path in Boston, via
Lechmere. The Linear Park is itself an extension of the Minuteman Bike Path, which extends
from Bedford, through Lexington and Arlington, into Cambridge.
To be notified of future presentations, or to be added to the mailing list, contact Joel Bennett
at (617) 776-7769 or friendspath@yahoo.com
9) COMMUNITY PRESERVATION ACT TO BE DISCUSSED?
Although I have not yet been officially notified of a definite date, I understand that it is possible
that the Finance Committee of the Board of Aldermen will be discussing the Community
Preservation Act at a meeting scheduled for Tuesday, May 14, at 6:00 p.m. Please call City
Clerk John Long at (617) 625-6600 to confirm the date and time, and get a location.
The Community Preservation Act (CPA) is a law which, if accepted locally, authorizes a
municipality to impose a tax surcharge of up to 3% to fund affordable housing, parks and open
space, and historic preservation. Adopting the CPA entitles a municipality to receive matching
funds from the state for these purposes. For more information on how the CPA works, visit
www.tpl.org/CPA
10) HEARING ON LIVING WAGE EXEMPTION REQUEST
On Thursday, May 23, at 6:00 p.m. in the Aldermen's Chamber, there will be a Public Hearing
on the request of the administration to exempt from the city's Living Wage Ordinance an
anticipated city contract for recycling services with KTI Recycling of New England, Inc. KTI,
located in Charlestown, is owned by Cassella Waste Systems of Rutland, VT, a public company
that has almost half a billion dollars in sales annually. Somerville's mixed recyclable materials
are taken to the KTI facility in Charlestown, where workers who are paid approximately $6.60
an hour to sort these materials, which KTI then sells.
The city's current recycling contract is with KTI, and will expire at the end of the fiscal year.
The contract has not been put out to bid by Somerville. The state's public bid laws do not
require that recycling contracts be bid.
11) ALDERMAN TAYLOR HOSTS EVENT
Do not fear, this newsletter is not being turned into an outlet for political spam. I do want to
make sure, however, that everyone knows about a fundraising event hosted by my colleague,
Ward 3 Alderman Tom Taylor. Since he is experiencing computer difficulties which are delaying
the printing of his list, I'm giving advance notice of his upcoming buffet breakfast on Sunday,
May 19. It will be held from 11:00 a.m. to 2:30 p.m., at The Independent, located at 75 Union
Square. The suggested donation range from $15 for students and seniors, to $20, with a
maximum of $35 for a family.
Tom would like to have an estimated catering count by May 10, and asks for an R.S.V.P. by
that date, at (617) 776-1618.
12) WHAT DO YOU THINK ABOUT MAGOUN SQUARE?
With the proposal for a CVS coming in the midst of ongoing efforts to revitalize Magoun
Square, I've found myself thinking and talking about it a great deal lately. I'd like to hear more.
What is your perception of Magoun Square? How often do you go there, and for what purposes?
Do you walk, drive, bicycle? Can you park when and where you want to? Do you find Magoun
Square attractive? Interesting? What destinations could lure you there more often? What does
the square need? Would you use the square more if there were a CVS store there?
I will publish the results of my informal study, as well as using this information to guide me in
my decision-making. Let me know whether you wish to be quoted, or prefer anonymity. Also
let me know if you'd like your remarks forwarded to any other city department.
13) SEEKING HELP FROM READERS WHO READ - NEWSPAPERS
Would one or more kind readers who read daily newspapers volunteer to clip for me articles
which I should be reading, but might easily miss? I do not read the Globe or the Herald daily,
or even every Sunday, and read other periodicals quite haphazardly. Ideally, I'd like to read
everything printed about Somerville. I also enjoy reading development/land use, traffic/
transportation, environmental and other municipal issue stories from other cities. This "clipping
service" needn't be rigorous, and I don't need to read this stuff as soon as it's printed. Just
eventually.
Thanks for previous offers of help with indexing on website - I'll get back to you in the new
fiscal year!
Copyright 2002 Denise Provost
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