Planning and Economic Development Committee Meeting – August 19, 2026

A meeting of the Planning and Economic Development Committee was held on Wednesday, August 18, 2026 (noted as August 19 per instruction) at 7:00 p.m. in the Aldermanic Chamber. The meeting, duly noticed, covered two major topics: a public hearing on ordinance O-26-022 to create a video display signs overlay district, and a presentation/discussion on inclusionary zoning and the ongoing recode of the land use code. Roll call indicated five aldermen present (Ember Morgan, Patricia Clee, John Sullivan, Ben Clemens, Derek Tebow) plus Alderman Welshire and city staff including Planning Director Matt Sullivan and Planning Manager Sam Durfee.

Public Hearing & Testimony on O-26-022

• Support: Brennan Karen, COO of Spectacle Live, presented in favor of the ordinance, which was developed over two years to allow video display signs on the National Center for the Arts (NCA) Main Street side. He noted a prior ZBA denial in 2022 and that the overlay district is intentionally broad to avoid First Amendment content-based regulation issues. Rich Lannon (chair of NCA nonprofit and Board of Trustees) also spoke in favor, noting the ZBA had directed them to the Board of Aldermen to change the ordinance.
• Opposition/Concerns: Jim Pyle, representing Main Street Methodist Church (154 Main Street), asked that the historical aspects of Main Street buildings be considered, though he did not state a clear position for or against.
• Clarifying Questions: Aldermen raised concerns about unintended consequences, including potential for controversial content (e.g., hate speech, alcohol/vaping ads) if the overlay district allowed any business to use video signs. Planning Director Matt Sullivan explained that because content regulation is limited by the First Amendment (Reed v. Gilbert), the district had to apply to all properties on Main Street, not just the NCA. He confirmed a church or restaurant could apply for a video sign if it meets regulations. Alderman Morgan asked whether TV-style age ratings could restrict content; Sullivan indicated that would likely not be permissible and would need legal review.

Committee Deliberation on O-26-022

• Alderman Clee raised a point about the Planning Board’s recommendation: the communication indicated 5 votes in favor and 1 opposed but an “unfavorable recommendation.” Durfee clarified that the motion was for an unfavorable recommendation—i.e., the board recommended against passage.
• Vote: A motion to recommend final passage was approved 4–1 (with Alderman Welshire presumably voting in favor; one member opposed). The ordinance will go to the full Board of Aldermen in September.

Discussion on Inclusionary Zoning and Recode

Sam Durfee presented a detailed analysis of density factors, sustainable development incentives, and inclusionary zoning (IZ) as part of the recode effort. Key points:

• Density Factor Approach: A building’s square footage divided by a density factor determines the number of units allowed. Lower factor = more units. Base factors are calibrated to ensure a 6.75% return on cost (the “pencil” threshold).
• Three Tiers: Base density, sustainable development (bonus for better site design), and inclusionary zoning (set-aside of affordable units). IZ provides the largest density bonus. Example: A 100-unit apartment building under IZ (20% set-aside at 80%/60% AMI) becomes a 162-unit project, a 1:3 ratio (market-rate to affordable). Smaller projects require even higher ratios (e.g., 1:4 or 1:6).
• Market Feasibility: Downtown (including Main Street, East Hollis Street, and parts of Amherst Street/DW Highway) supports all three tiers for most building types. Citywide, base and sustainable development often do not “pencil” for larger building types, but IZ does—making it a strong incentive.
• Current IZ Usage: Only two projects (Lake Street and Do Set Landing) have voluntarily used the current IZ ordinance, which is considered outdated. No projects have used the buyout option.
• Administration: The city would require annual income verification for rental IZ units. For ownership (e.g., condos), verification is one-time. Questions remain about resale caps for for-sale units, with Alderman Clee suggesting HUD practices as a model.
• Future Steps: Durfee noted the recode is in its final testing phase, with legal review ongoing. The goal is to introduce legislation before the end of 2026, with a grace period before implementation. The committee discussed public engagement, including ward-specific presentations to ensure aldermen and residents understand the complex code changes.

Key Outcomes

• Ordinance O-26-022: Committee voted 4–1 to recommend final passage to the full Board of Aldermen (expected September meeting).
• Recode Next Steps: Staff will continue fine-tuning and legal review; additional policy meetings with PEDC are planned. A series of public engagement sessions (potentially ward-by-ward) will be organized to educate the public and aldermen.
• Parking and Density: Clarified that state law limits parking minimums to 1 per unit, but market and lenders often require 1.3–1.5. The recode will set both minimums and maximums.
• Adjournment: The meeting adjourned at 8:41 p.m.