Clarifications regarding CBA and unsigned flyer being distributed

[Tim Talun]

Hello

This morning I found the attached unsigned flyer in my mailbox, which I now understand has been distributed over the past week at various locations.  Many of you probably received it as well.  This is full of contradictions and inaccurate threats about the CBA that is being voted on today.

It is also unnecessary.  While I believe the proposed zoning is highly problematic, the proposed CBA is not bad, the question for voters is whether it it is good enough and whether it is enough to outweigh the negative impacts of the zoning that would need to be passed in order to implement it.  I believe on balance it is not, but I also believe there are reasonable arguments to be made both ways.

Whoever made this could have just simply listed the positive things that would result from a CBA and let people make up their mind about whether it is good enough.  Instead, they are intentionally trying to mislead people.  

I wasn't going to write anything on the CBA, but I know many are frustrated with a lack of reliable information around this and thought this may be helpful.  

Thoughts and clarifications regarding the unsigned "CBA Fact Sheet"

Development Rights

Claim:  A no vote on the CBA means 1.2M SF of development can be built as of right with no community benefits

Reality:  A CBA does not regulate what can be built as of right, this is done by zoning.  Current zoning limits the uses of buildings to those that are similar to what exists at Somernova today.  It does not allow for the R&D uses that Somernova says they want to build.  The new proposed base zoning, which would replace FAB, would allow for R&D uses and relax other requirements, which would actually allow some development to proceed as of right with no CBA (the CBA applies only if a larger development under the proposed overlay district is pursued).  

Arts and Culture

Claim:  A no vote means no affordable purpose-built affordable arts space, 

Reality:  The CBA defines 'affordable' arts space as no more than the average market rate of similar types of spaces in the region.  This is different than how affordable housing is defined, which is typically a defined amount below market rate.  While it may not maximize the value of this property, there is no reason why a purpose-built music rehearsal, recording, and performance venue leased at average market rate could not be built under current zoning.

Community Center

Claim:  A no vote means no funding for a community center and the dojo will shut down.

Reality:  Rafi Properties has done a great job engaging youth through the Dojo and the proposed community center is truly a significant benefit that should be applauded.  However, this would be required by the proposed overlay zoning if adopted by the city council regardless of the outcome of the CBA vote.  While the CBA does include a commitment to fund the operation of the center, which could be a significant additional benefit, it does not specify an amount of funding, noting that this will be "...an amount determined by Rafi...".  A revised CBA should clarify a minimum funding level.

Rafi originally proposed a community center twice the size of what is now proposed.  They proposed committing $30 million to its creation and operation, a truly significant amount.  While still significant, it is clear the community center commitment has been watered down over the course of negotiations..

The claim that the Dojo would shut down if the CBA doesn't pass should raise red flags about this organization's real commitment to the community.

Jobs and Labor

Claim:  A no vote means no funding for Somerville Community Corporation's first source program and no $2.5m to Somerville Jobs Trust.  

Reality:  Funding for the first source program is a component of the CBA that likely would not happen without it.  However, the contribution to the Somerville Jobs Trust is required by zoning as a linkage payment for any large commercial development and would be required whether or not a CBA exists.  The claim that this would be lost without a CBA contradicts the 'development rights' claim that 1.2M SF could proceed as of right without the CBA.

Green and Open Space

Claim:  A no vote means no civic or open space

Reality:  Zoning includes requirements for civic (open) space, which apply whether or not a CBA is passed.  The proposed overlay zoning on which the CBA is based requires the smallest amount of civic (open) space of any overlay district in Somerville and far less than comparable master planned developments in the region.  It also requires no open or civic space in the new R&D district that would replace FAB.  This is a problem with the proposed zoning that should be fixed.  

The commitment to improve the alley as open space in the CBA is not a bad thing, but is speculative as Rafi Properties does not own this.  Other CBA items related to open and green space restate requirements that already apply in existing zoning.

Housing

Claim:  A no vote on the CBA means no housing and loss of $20M contribution to Somerville's affordable housing trust fund.

Reality:  Proposed zoning does not require housing and no housing could be built whether or not the CBA passes, though up to 15% housing would be permitted.  This is a problem with the proposed zoning that should be fixed.  The contribution to the Affordable Housing Trust fund is required by zoning as a linkage payment for any large commercial development and would be required whether or not a CBA exists.  The claim that this would be lost without a CBA contradicts the 'development rights' claim that 1.2M SF could proceed as of right without the CBA.

Equity & Local Business

Claim:  No support for small businesses or protection against chain retail:

Reality:  The CBA includes a goal to lease space to local businesses, but not a requirement.  There is a dynamic mix of local businesses at Somernova today that came about without a CBA, all of which would be uprooted with redevelopment.  It is true that the CBA includes an annual payment to Union Square Main Streets that likely would not happen without a CBA.

Infrastructure and Utilities

Claim:  No grid level electric or stormwater upgrades.  No new streets.

Reality:  Requirements related to infrastructure and stormwater are regulated by city and state policy, not a CBA.  

Mobility

Claim:  No mobility community-controlled mobility management plan without a CBA.  1,250 parking spots and no shuttle service without a CBA.

Reality:  A mobility management plan should not be community controlled, it should be overseen by transportation professionals.  It is highly unlikely 1,250 parking spots would be built under current zoning.  Around 1,000 parking spots could be built across the R&D district (which includes Somernova, Greentown Labs and the Storage Building) under the proposed zoning, even with a CBA in place.

Transparency & Oversight

Claim:  No oversight committee.  The project can proceed as of right.

Reality:  The CBA does establish an oversight committee which would not exist without a CBA to oversee. The  claim about the ability to proceed as of right is wrong.  See the reality of the first claim on development rights.

Best,

Tim

[Court Chilton]

Enough!  How can I unsubscribe from this convo. I’ve tried and tried and I can’t stop it

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[Yildiz Grodowski]

Enough, me too!

Please do remove my name/email address from this list!

Thanks,

Yildiz 

www.yildizgrodowski.com 

Artsy 

 

On Jun 4, 2025, at 7:06 PM, Court Chilton <court.c...@gmail.com> wrote:



To view this discussion visit https://groups.google.com/d/msgid/usnc-public/CAOvdYKwkvJZt4-WKvCM2snoAVw569G5pUjV8%2BHHt%2BZLceDugwA%40mail.gmail.com.

[Yildiz Grodowski]

Why can’t I even reply and send the below message?

Enough, me too!

Please do remove my name/email address from this list!

Thanks,

Yildiz 

www.yildizgrodowski.com 

Artsy 

 

On Jun 4, 2025, at 7:06 PM, Court Chilton <court.c...@gmail.com> wrote:



To view this discussion visit https://groups.google.com/d/msgid/usnc-public/CAOvdYKwkvJZt4-WKvCM2snoAVw569G5pUjV8%2BHHt%2BZLceDugwA%40mail.gmail.com.

[Vanessa Arslanian]

Hi, all -- FYI, there's an option to unsubscribe by clicking on the google group unsubscribe link (link copied below).  

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