Statement from Davis Square Village

[Frank Mals]

Copper Mill recently filed a Massachusetts Chapter 40B application with the state to bypass our local zoning regulations. Their goal? To build a 26-story, 502-unit residential tower in the heart of Davis Square.

This filing was dropped on December 22nd, during the holiday break at the very end of the past Mayor’s term. This tactic follows nearly a year of silence since their last meeting with the community in 2025.

Meanwhile, another developer has been working hard to earn community support for a project in Davis Square. The project isn’t polarizing, and the developers & their representatives have been truly transparent. Right now, this is the winning formula to add housing in Davis Square.

Long term, we need a plan and Mayor Wilson agrees. He’s pledged that the city will finally finish the Davis Square Area Plan. He wants to hear all voices to shape that plan, not the state, a single developer, or single-issue advocacy groups.

Davis Square Village agrees 100%. We want a community-driven area plan that brings housing to Davis Square, especially affordable housing.

But, a genuine area plan can’t be created if the largest development in Davis Square history is approved by the state before the community even has a chance to define its vision.

The mayor has assured us the city will assert Safe Harbor protection from 40B, as previous mayors have done. We applaud this approach. It puts the city, not a developer or the state, in the drivers seat. Safe Harbor creates the space we need to develop the area plan.

An area plan starts with  with neighbors from all perspectives. The Somerville Foundation is taking the lead to organize a series of small dinners to begin these conversations. Future dinners are being organized now, and are open to all.

The most common question we here is: “What can I do?” Here is what we ask:

• Sign the Petition at www.change.org/p/save-davis-square
  • If you disagree with the tower proposal, join over 1,200 friends & neighbors demanding a voice in Davis Square’s future. 

• Show Up to key meetings:
  • check the DSNC website for dates and times for key meetings. 

• Attend a dinner with neighbors that might have views different from your own
  • Sign up to to attend a spaghetti dinner and share you goals for Davis Square: bit.ly/spaghettindinner

THANK YOU!

PLEASE NOTE:  communications from Davis Square Village always include our logo.

[Mary NORCROSS]

What is the Somerville Foundation?  And what is the Davis Square Area Plan?  If these are in the DSNC Google files please tell me and I will check it out there.  If not what are they??  

M Norcross

Sent from my iPhone

Mary Norcross 

76 Willow Ave.

Somerville, MA 02144

617-666-2719

On Jan 25, 2026, at 3:16 PM, Frank Mals <malsb...@gmail.com> wrote:



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<heart of davis logo.png>

[Frank Mals]

Hi Mary, here is the Somerville Foundation's website https://www.somerville-foundation.org they are a non-profit.

The Davis Square Area Plan doesn't yet exist.  There is a plan in draft form but it hasn't been formally adopted by the city yet. We need to complete an Area Plan. 

Here's some information on the draft: https://voice.somervillema.gov/davis-square

Regards,

Frank

[Mary NORCROSS]

Will check out the sites.  Thanks.

Sent from my iPhone

Mary Norcross 

76 Willow Ave.

Somerville, MA 02144

617-666-2719

On Jan 25, 2026, at 3:45 PM, Frank Mals <malsb...@gmail.com> wrote:

Hi Mary, here is the Somerville Foundation's website https://www.somerville-foundation.org they are a non-profit.

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/253e2847-4062-4d42-996e-3859ff7a6fb3n%40googlegroups.com.

[Christopher Beland]

On Sun, 2026-01-25 at 12:16 -0800, Frank Mals wrote:

The mayor has assured us the city will assert Safe Harbor protection from 40B, as previous mayors have done. We applaud this approach. It puts the city, not a developer or the state, in the drivers seat. Safe Harbor creates the space we need to develop the area plan.

Was this in a private conversation with the mayor, or in a public forum of some kind? The video from the mayor which was the last public comment I'm aware of said that his support would depend on our support.

What project(s) are you thinking of that the city blocked by asserting Safe Harbor? The last project I know of is 299 Broadway, and as far as I understand in that case the previous mayor did not assert Safe Harbor, which is why the ZBA approved a Comprehensive Permit for that site?

-B.

[Meredith Porter]

Hi Chris and everyone,

As I noted recently in a different thread, asserting "Safe Harbor" because it has over 1.5% of the General Land Area Minimum (GLAM) criterion gives the city much more power. A decision to deny or grant a permit with conditions will then be upheld. Without this, the city's ability to impose restrictions is greatly limited.

Somerville has done this recently, submitting an assertion of 3.8% to the state in the 2020 Clarendon Hill/34 North St decision, and an analysis of over 2.5% in the 2023 Star Market /299 Broadway decision.

The ZBA can assert Safe Harbor and proceed to grant a Comprehensive Permit with conditions, as it did in the case of Clarendon Hill/34 North St:

https://s3.amazonaws.com/somervillema-live/s3fs-public/Clarendon%20Hill%2040B%20-%20Decision%20Filed%20with%20City%20Clerk.pdf

Best regards,
Meredith ("Merit," he/him)

---

From: "Davis Square Neighborhood Council" <daviss...@googlegroups.com>
To: "Frank Malsbenden" <malsb...@gmail.com>, "Davis Square Neighborhood Council" <daviss...@googlegroups.com>
Sent: Sunday, January 25, 2026 5:32:58 PM
Subject: Re: [DSNC] Statement from Davis Square Village

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[Denise Provost]

Friends,

Kevin McIntosh and I met with Mayor Wilson last Thursday. He told us that the city was planning to assert its GLAM Safe Harbor qualification in this 40B process, as it has done before.

I hope that this information is helpful,

Denise

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[gregn...@gmail.com]

Frank Malsbenden and I spoke with the Mayor over the weekend about next steps with Davis Square. We discussed the importance of the community coming together

 

The Mayor made clear:

1. There is a housing supply and affordability crisis in MA.  As the densest and one of the top four fastest-growing municipalities in Greater Boston, Somerville does a lot to address the issue, but can, should, and will do more.  The Copper Mill 40B proposal for 500 units in Davis Sq could contribute substantially to new housing, but must be considered within broader planning goals for the neighborhood and City.
2. He believes that Somerville meets 1.5% General Land Area Minimum (GLAM) safe harbor provisions. If that is true, the Copper Mill 40B application would only apply if the City determines there is sufficient local support to warrant a “friendly 40B.”  That is not yet the case.  While there is substantial support for the proposed tower, there is also significant disagreement.  The Davis Square Village posted a statement today and has over 1500 signatures on a petition opposing the tower. The Davis Square Neighborhood Council is scheduled to meet tomorrow to discuss Copper Mill's 40B application.
3. The next step is for the City to update the 2019 Davis Square Neighborhood Plan.  The City will host a public design charette and prepare a new land use plan based on community input.  That land use plan will set the direction for proposed zoning ordinance changes, the City’s 40B position on the Copper Mill proposal, and should guide any community benefit agreements later negotiated. In parallel, in Somerville fashion, dozens of small informal “spaghetti dinners” will take place in people’s homes, bringing pro- and anti-tower advocates to break bread, talk, and, most importantly, listen to each other. In March or April, there will be a larger community event for all spaghetti dinner participants to see where common ground can be found. This will, hopefully, inform the City process.
4. While this planning goes forth, the City will also work with the Somerville Foundation and neighborhood groups to activate the Square with more music and outdoor performances starting May 1.  A new “BuskerVille” initiative will welcome musicians and other performers to sign up to perform at one of seven sites, from noon to seven, seven days a week.  We are beginning discussions with the City to install a seasonal stage at Statute Park for weekly “main events.” Additional festivals and public events will be added to a growing calendar of indoor and outdoor events.

 

The Mayor is Jake. He is a regular person who wants what is best for this community. He is not yet infected with posture or posing. He has a lot on his plate, but he wants to help.

 

He made clear to us that there are public process requirements that need to be respected. He encouraged us to work in parallel with the City on both spaghetti dinners and Buskerville.

 

g.

 

 

From: 'Christopher Beland' via Davis Square Neighborhood Council <daviss...@googlegroups.com>
Sent: Sunday, January 25, 2026 5:33 PM
To: Frank Mals <malsb...@gmail.com>; Davis Square Neighborhood Council <daviss...@googlegroups.com>
Subject: Re: [DSNC] Statement from Davis Square Village

 

On Sun, 2026-01-25 at 12:16 -0800, Frank Mals wrote:

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[Rachel Rosenberg]

Thanks for this update, Greg.

I’m  glad to hear that the city is taking control of the process and working to ensure the community has a voice in the outcome. 

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/02da01dc8e63%24b3d85d00%241b891700%24%40gmail.com.

[JOSIAH AUSPITZ]

Chris,

 

I understood Meredith Porter's research to distinguish between 'asserting' and 'exercising' its safe harbor veto power-- after a thorough public process.

 

Lee

On 01/25/2026 5:32 PM EST 'Christopher Beland' via Davis Square Neighborhood Council <daviss...@googlegroups.com> wrote:

 

 

On Sun, 2026-01-25 at 12:16 -0800, Frank Mals wrote:I 

--

[Meredith Porter]

Hi Lee, Chris, and everyone,

Just to be clear, I didn't refer to "'exercising' its safe harbor veto power," or to a difference between 'asserting and 'exercising.' What the ZBA would do is referred to in the regulations (760 CMR 56.03(8)) as assertion, and asserting. This isn't necessarily used to block, or veto. It does give the city the ability to deny a permit, but it also gives the city the ability to grant a permit with conditions.

I've included my previous response to the message from Chris about this below, since it was omitted in Lee's message.

Best regards,
Meredith ("Merit," he/him)

---

From: "Davis Square Neighborhood Council" <daviss...@googlegroups.com>
To: "Christopher Beland" <bel...@alum.mit.edu>, "Davis Square Neighborhood Council" <daviss...@googlegroups.com>, "Frank Malsbenden" <malsb...@gmail.com>
Sent: Monday, January 26, 2026 1:51:40 PM

Subject: Re: [DSNC] Statement from Davis Square Village

Chris,

 

I understood Meredith Porter's research to distinguish between 'asserting' and 'exercising' its safe harbor veto power-- after a thorough public process.

 

Lee

---

From: "Meredith Porter" <art...@rcn.com>
To: "Christopher Beland" <bel...@alum.mit.edu>
Cc: "Frank Malsbenden" <malsb...@gmail.com>, "Davis Square Neighborhood Council" <daviss...@googlegroups.com>
Sent: Sunday, January 25, 2026 6:34:33 PM

Subject: Re: [DSNC] Statement from Davis Square Village

Hi Chris and everyone,

As I noted recently in a different thread, asserting "Safe Harbor" because it has over 1.5% of the General Land Area Minimum (GLAM) criterion gives the city much more power. A decision to deny or grant a permit with conditions will then be upheld. Without this, the city's ability to impose restrictions is greatly limited.

Somerville has done this recently, submitting an assertion of 3.8% to the state in the 2020 Clarendon Hill/34 North St decision, and an analysis of over 2.5% in the 2023 Star Market /299 Broadway decision.

The ZBA can assert Safe Harbor and proceed to grant a Comprehensive Permit with conditions, as it did in the case of Clarendon Hill/34 North St:

https://s3.amazonaws.com/somervillema-live/s3fs-public/Clarendon%20Hill%2040B%20-%20Decision%20Filed%20with%20City%20Clerk.pdf

Best regards,
Meredith ("Merit," he/him)

On 01/25/2026 5:32 PM EST 'Christopher Beland' via Davis Square Neighborhood Council <daviss...@googlegroups.com> wrote:

 

 

On Sun, 2026-01-25 at 12:16 -0800, Frank Mals wrote:I 

The mayor has assured us the city will assert Safe Harbor protection from 40B, as previous mayors have done. We applaud this approach. It puts the city, not a developer or the state, in the drivers seat. Safe Harbor creates the space we need to develop the area plan.

Was this in a private conversation with the mayor, or in a public forum of some kind? The video from the mayor which was the last public comment I'm aware of said that his support would depend on our support.

What project(s) are you thinking of that the city blocked by asserting Safe Harbor? The last project I know of is 299 Broadway, and as far as I understand in that case the previous mayor did not assert Safe Harbor, which is why the ZBA approved a Comprehensive Permit for that site?

-B.

 

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[Hala Jadallah]

We still have a meeting tonight? At Rockwell?

Thanks Hala

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/1690589884.34278550.1769455489229.JavaMail.zimbra%40rcn.com.

[PJ Santos]

Hi Hala,

Yes, we're going to meet in person at the Rockwell, though we'll also have it on Zoom for people who can't make it in person. 

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/CAGiR5QzCJ4tK2eGfw4p5_jg8rag54ppGm9LtT1G6K%2B-%3DKEgUYg%40mail.gmail.com.

[Hala Jadallah]

Thanks 

[Denise Provost]

How would I get the Zoom link?

I don't see one on the DSNC website 

Denise

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/CAEDUMSztcYPqhA6B-ZcgjpXzipFT0tPVdg8O%3DnT8yczeZ%2BLyEg%40mail.gmail.com.

[Louisa Stephens Bissett]

Hi Denise,

Here is the link: https://us06web.zoom.us/j/85220522175?pwd=b92uXx6aRRNXdehZWGFZRQXogheZus.1

Meeting ID: 852 2052 2175

Passcode: 812425

Looking forward to seeing you online!

Best,

Louisa

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/617027512.2655772.1769464395667%40mail.yahoo.com.

[Denise Provost]

Thank you.🙏🏽 

Sent from the all new AOL app for iOS

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[Jayne Goethe]

Dear Neighbors,

I want to express my concern and disappointment at the results of today's regular DSNC meeting which voted to request a further delay of the Copper Mill proposal indefinitely.  I was initially encouraged that we are at a stage to discuss Community Benefit Agreements (CBAs), where we can dream big dreams about the possibilities of what this project, and the others that will follow, can do to reactivate this square that we all love all the while inviting new neighbors into our fold.  Instead, the majority of the discussion was how to tactically delay the whole proposal instead of thinking of how we can support more affordable housing and those CBAs.  As a reminder, this project exceeds the required affordable housing count.  It will be a modern, fully ADA-compliant elevator building over a major T station that will improve the amount of fully-accessible units in Somerville, a city that, due to its old building stock, is certainly in great need of.  Not everybody commutes by car, wants to commute by car, can afford a car, or can drive a car due to a disability.  This is what inclusion and accessibility looks like.  Like I pointed out in the Zoom comments, new units coming online will naturally rebalance the housing stock to right-size unit types to family needs.  More individuals living in the Copper Mill development will free up the larger, older, two-and-three family units abundant in Somerville.  Furthermore, vilifying developers is unproductive.  Until the city or the state commissions its own works progress commission to build housing, we need developers to deliver the housing this city so desperately needs.

I feel dismayed at the discourse and also believe the attendance at these monthly meetings is not representative of the whole Somerville constituency.  I implore those of you here who share my concerns to voice your encouragement and approval for this project, more housing in general, and advocate to drive the discourse towards those CBAs on the table. 

Be well,

Jayne

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/115704818.2693809.1769474321886%40mail.yahoo.com.

[Reuben Henriques]

Was this meeting recorded and is it possible to view that recording? 

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/CAB%2BRM3Lnmud0rgb-jHuBLc7hdG-DoG_C2QieRKezM2ii3-E6OA%40mail.gmail.com.

[Jim Gallagher]

Thank you Jayne.

Jim

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/CAB%2BRM3Lnmud0rgb-jHuBLc7hdG-DoG_C2QieRKezM2ii3-E6OA%40mail.gmail.com.

[Jayne Goethe]

THANK YOU, Marco!!  I couldn't agree more.  

On Mon, Jan 26, 2026 at 9:32 PM Marco de Laforcade <m.a.del...@gmail.com> wrote:

Thank you for this Jayne. As a Somerville resident it has felt impossible to follow the dialogue through 100+ email threads, and frankly most of the opposition I've seen to this plan is about vague notions of neighborhood identity, overemphasizing the impact of the 26-foot tall building without acknowledging the real impact of added neighborhood density and affordable housing (25% of units capped at 80% of median rent is UNBELIEVABLY good for the Boston area). I'm no defender of for-profit development companies but if DSNC can't democratize these discussions and have them be anchored in public debate where everyone can participate, it looks terrible to the average person trying to understand this subject.

Considering how much is happening in Minneapolis at the moment and the much higher stakes concerns people have with the direction of our social fabric, we need to do better and hold ourselves to higher standards of community building. If we ever have the expert panel event or spaghetti dinner that's been referenced in these emails, I'm hoping these can provide better spaces for dialogue.

To view this discussion visit https://groups.google.com/d/msgid/davissquarenc/CAB%2BRM3Lnmud0rgb-jHuBLc7hdG-DoG_C2QieRKezM2ii3-E6OA%40mail.gmail.com.

[Jayne Goethe]

I find it difficult to see the DSNC as a democratic entity if the plan is to indeed provide the City with a firm position on development projects.  Not everyone is aware of or able to attend these meetings, and it is clear through attending these meetings that the bias is towards opposition and is not motivated by efficiency.  

I propose that the DSNC not elect to give a yea/nay position on development projects.  Instead, I think it is best to see the DSNC as a think tank for developing Community Benefit Agreement ideas and participating in broader visioning sessions.  The DSNC could provide the city and developers with a sort of ranked-choice menu of ideas but refrain from leveraging a collective position, which is best expressed at the individual level through voting in elections for candidates or on referenda and reaching out to elected representatives. 

[David Booth]

Hi Jayne and Marco,

Thank you for your very clearly stated views. But I want to add a few
comments:

> On Mon, Jan 26, 2026 at 9:32 PM Marco de Laforcade wrote:
>
> As a Somerville resident it has felt
> impossible to follow the dialogue through 100+ email threads,

It is a lot, but it should be expected, given that about 10,000 people
live in the Davis Square area, people are passionate about their
community, they have diverse perspectives, and this organization is
all-volunteer effort.

> and
> frankly most of the opposition I've seen to this plan is about vague
> notions of neighborhood identity,

Agreed, but those vague notions are still VERY important. "Vague
notions" like aesthetics, vibrancy and neighborhood character are key
reasons why so many people love Somerville!

> overemphasizing the impact of the
> 26-foot tall building without acknowledging the real impact of added
> neighborhood density and affordable housing (25% of units capped at
> 80% of median rent is UNBELIEVABLY good for the Boston area). I'm no
> defender of for-profit development companies but

Thanks for that viewpoint, but from what I have seen, almost everyone
*both* agrees that Somerville needs more affordable housing *and* has
concerns about how such a tall building would impact the character of
the area. What seems to vary most is the level of emphasis different
people place on those competing concerns. It's hard to know how to
balance those trade-offs to best benefit the community.

> if DSNC can't
> democratize these discussions and have them be anchored in public
> debate where everyone can participate, it looks terrible to the
> average person trying to understand this subject.

As far as I can tell, that is *exactly* what the DSNC is trying to do.
This email list *is* public debate, and the meetings are open to all,
both in person and over video. But it is a volunteer effort, so if you
think outreach efforts are falling short, please pitch in to help.

> Considering how much is happening in Minneapolis at the moment and
> the much higher stakes concerns people have with the direction of
> our social fabric, we need to do better and hold ourselves to higher
> standards of community building. If we ever have the expert panel
> event or spaghetti dinner that's been referenced in these emails,
> I'm hoping these can provide better spaces for dialogue.

Agreed. I look forward to them, and have also offered to host.

Thanks!
David Booth

[Elaine Almquist]

I want to emphasize what David mentioned here.

We are trying to slow down the process not to indefinitely put off a decision in any way, but so that we all have time to digest the plan, understand the process, hold a robust discussion, and participate in the public comment period before negotiating a CBA.

Through the many conversations I had after Monday's meeting, I ironically heard one person say something like "Is anyone even opposed to this? Everyone I talked to really loves it." to "How could anyone think this is good for the square?" Which really shows that we still have a lot more conversations to have.

We are all volunteers, and we are doing our best to have the most transparent, inclusive discussion possible. @Jayne Goethe - We would love to have you on the Outreach Working Group to make sure we're including more voices. @Christopher Beland is the board liaison to that group.

And remember, we have a DSNC project folder with all of the information in one place:

 Copper Mill Project Elm & Grove St (Burren to Dragon Pizza)

Cheers,

Elaine

Elaine F. Almquist

(she/her/hers)

BlueSky @EAlmquist  Instagram: @EFAlmquist
Phone: 978.375.2448

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[Rachel Rosenberg]

Hi all,

I'd also like to highlight something I was surprised to learn today: there are actually five other developments/development sites proposed in Davis Square right now.  

I hope this update helps alleviate some of the perceived "all or nothing" tension relating to the Copper Mill debates.  It shows that we have current opportunities to leverage other developments to create affordable housing without submitting to Copper Mill's 40B, which it appears the majority in the community have serious concerns about.  And inevitably, more opportunities will arise, since Davis Sq. is such a desirable location!

Here's what I was able to pull from the DSNC Google Drive folder on development projects.  Based on the architect renderings, I think the first two would likely be much less controversial than Copper Mill's 26-story tower.  And, the site locations of the second two would likely be much less controversial since they would not require destroying/displacing the beloved Burren.

• 53 Chester St.- next to Redbones (architect rendering)

• 199 Elm St. - between Dominos and Revival Cafe (architect rendering)

• 363 Highland Ave - abuts bike path (site location)

• 371 Highland Ave (site location) 

• Asana (Davis Square Plaza - Boston Tattoo & Chipotle (folder is empty)

I imagine that each of these developments are subject to the 20% affordable housing requirement - which means there may already be new affordable housing units proposed for creation in Davis Sq. even without Copper Mill's polarizing 26-story tower. 

Best,

Rachel

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[Marco de Laforcade]

Hey David appreciate the response! I agree these are important questions and will be happy to engage more directly in the future. I think most of my frustration came from how difficult it is to parse through individual viewpoints vs. concise information about the project and development process.

I think it would be useful to have a virtual "bulletin" of some kind, maybe meeting notes with bullet points of the main arguments and level of support or at least just a concise overview of the email exchanges. Just a thought though and I will participate more before commenting in the future.

Cheers,

Marco

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