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Medford City Council
Medford, Massachusetts
The Third Regular Meeting February 3rd, 2026
City Council
Isaac B. “Zac” Bears
Anna Callahan
Liz Mullane
Emily Lazzaro
Matt Leming
George A. Scarpelli
Justin Tseng
This meeting took place at 7:25 P.M. in the City Council Chamber, 2nd Floor, Medford City Hall,
85 George P. Hassett Drive, Medford, MA and via Zoom.
To submit written comments, please email REliseo@medford-ma.gov.
CALL TO ORDER
President Bears called the meeting to order at 7:25 P.M. on February 3rd, 2025, in the
City Council Chamber on the second floor of Medford City Hall, 85 George P. Hassett
Drive, Medford, Massachusetts, and via Zoom.
ROLL CALL
Present: President Bears; Councilor Callahan; Vice President Lazzaro; Councilor
Leming; Councilor Mullane; Councilor Scarpelli; Councilor Tseng. Inside the Rail: Acting
City Clerk Richard Eliseo Jr.
SALUTE TO THE FLAG
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ANNOUNCEMENTS, ACCOLADES, REMEMBRANCES, REPORTS AND RECORDS
Records
The Records of the Meeting of January 20, 2026 were passed to Councilor Mullane
Councilor Mullane Motioned to Approve the Records from January 20th, 2026 (seconded
by Councilor Leming) – Approved on a Voice vote of Seven in favor, Zero opposed
Reports of Committees
25-054 and 25-149 - Offered by Matt Leming, City Councilor
PLANNING AND PERMITTING COMMITTEE
MEETING REPORT
WEDNESDAY, January 28, 2025 @ 6:00 P.M.
Meeting Minutes
Location: Remote (Zoom)
Time Called to Order: 6:18 p.m.
Call to Order and Roll Call
Chair Matthew Leming called the meeting of the Planning and Permitting Committee to order at 6:18 p.m.
and requested that the Clerk call the roll.
Present:
• Councilor Anna Callahan
• Vice President Emily Lazzaro
• Councilor Liz Mullane
• Chair Matthew Leming
Absent
• Vice Chair Zac Bears
With four (4) members present and one (1) absent, a quorum was established.
Agenda Item: Proposed Update to the Vacant Properties Ordinance
Chair Leming stated that the purpose of the meeting was to discuss a proposed update to the City’s
Vacant Properties Ordinance. He outlined the meeting format: an initial presentation by the Chair,
followed by a presentation by Councilor Justin Tseng, questions from Councilors and City staff, and public
comment.
Presentation by Chair Matthew Leming
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Chair Leming stated that vacant and abandoned properties pose significant financial, safety, and quality-
of-life challenges for the City of Medford. He explained that such properties often detract from
neighborhood vitality, reduce foot traffic, depress economic activity, and can present public health and
safety concerns.
Chair Leming explained that the proposed ordinance would establish a vacant property registration
process designed to:
• Prevent or mitigate threats to public health, safety, and welfare
• Promote responsible property management
• Safeguard neighborhood quality and property values
• Expedite repairs and maintenance
• Improve communication between property owners, City departments, and potential tenants
He noted that long-standing vacant properties are frequently raised by residents and were a recurring
issue during his campaign. He stated that even a small number of long-term vacancies can contribute to
blight and harm economic vitality.
Chair Leming reviewed the history of the proposal, noting that prior versions had been discussed in
earlier years and that the administration at the time requested a different approach. He acknowledged
significant work completed by Councillor Justin Tseng, who—although not a member of the Committee—
drafted the current proposal in collaboration with a team at Harvard Law School.
Chair Leming stated that the Council sought and incorporated feedback from the Building Commissioner,
Planning, Development & Sustainability (PDS), other municipal officials, and peer municipalities across
Massachusetts.
He explained that landlords sometimes hold properties vacant while waiting for higher-paying tenants,
determining that long-term appreciation outweighs lost rental income. He stated that existing tools—such
as state tax credits and limited grant programs—have had limited effectiveness, and that City staff and
prospective tenants often experience difficulty contacting absentee owners.
Chair Leming emphasized that the ordinance is intended to work in conjunction with incentive programs,
not replace them, by providing additional accountability mechanisms.
He clarified that although the idea was previously described as a “tax,” municipalities lack authority to
impose such taxes without state approval. The proposal instead establishes a fee-based registration
system, not a tax.
Chair Leming cited examples from other municipalities—Easthampton, Lowell, Arlington, New Bedford—
and noted early evidence from San Francisco indicating significant reductions in vacancy rates following
adoption of similar policies.
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Presentation by Councillor Justin Tseng
Councilor Tseng thanked attendees and provided background on the research conducted under the
supervision of a Harvard Law School professor. He described the project as involving stakeholder
interviews, comparative municipal analysis, and review of implementation outcomes across
Massachusetts and nationally.
Councilor Tseng stated that while he was initially skeptical of vacancy fees, research showed that grant-
only or inspection-only approaches often failed to resolve core issues, particularly difficulty contacting
absentee landlords. Communities reported stronger compliance when a vacancy fee was paired with
inspections and incentives.
He thanked the Mayor of Easthampton for detailed guidance and stated that the draft ordinance
incorporates elements from Easthampton, Arlington, Melrose, and other surrounding communities. He
acknowledged the proposal is ambitious and intended to be refined through feedback.
Ordinance Structure and Purpose
Councilor Tseng explained that many municipalities locate vacant property ordinances within the Building
Department section of the Code of Ordinances rather than zoning, allowing greater flexibility for updates.
He described the proposal as a modernization of Medford’s existing ordinance, which he characterized as
limited in guidance.
He outlined the ordinance’s purposes, including:
• Establishing and maintaining an online registry of vacant properties
• Creating an inspection and compliance framework
• Providing an appeals process
• Mitigating negative impacts of vacant or foreclosing properties
Registry and Fee Framework
Councilor Tseng explained that while the City cannot impose new taxes, it may establish fees that are
proportional to services provided. He stated that the proposed fee amounts were developed using models
upheld by Massachusetts courts and detailed in a policy memo.
He described the proposed registry as including owner and property information, management contacts,
photographs, storefront status, and allowable zoning use—information identified by other municipalities
as critical for economic development.
He explained that escalating annual fees have proven effective in other cities, while noting that many
communities rarely need to assess fees because compliance improves following ordinance adoption. He
described built-in waivers, including hardship, public art, improvements for future use, community events,
zoning transitions, and properties with title disputes.
Inspections, Enforcement, and Discretion
Councilor Tseng stated that the ordinance significantly strengthens inspection standards, including:
• Regular inspections
• 24-hour local contact requirements
• Rodent mitigation
• Repairs to broken windows and doors
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He emphasized that the ordinance authorizes City action rather than mandating all enforcement,
preserving discretion based on capacity and circumstances.
Councilor Tseng explained that enforcement would typically fall to the Building Department and Board of
Health, with fines as the primary enforcement tool, as condemnation creates liability and is generally
undesirable.
He concluded that the ordinance provides both “carrots and sticks” to address market failure, encourage
reinvestment, and improve neighborhood vitality.
Committee Questions and Discussion
Vice President Lazzaro expressed strong support for the proposal, noting that residents consistently
express frustration with vacant storefronts and the perceived lack of a plan. She stated that the ordinance
appropriately balances enforcement with discretion and avoids penalizing owners during economic
downturns. She emphasized that condemnation alone often worsens blight and that the City needs
additional tools.
Councilor Callahan stated that vacant storefronts harm neighborhood vibrancy and safety. She asked
whether the fee should vary by square footage or frontage.
Chair Leming and Councilor Tseng responded that variable fees risk being construed as a tax and may
not withstand legal scrutiny under Massachusetts law. Councilor Tseng explained the Supreme Judicial
Court’s three-part test distinguishing fees from taxes and stated that a flat fee best satisfies those
requirements.
Councilor Mullane asked about timelines and flexibility within the ordinance.
Councilor Tseng responded that timelines largely mirror those used by peer municipalities, but the
proposal extends implementation to one year after adoption to allow property owners and City staff time
to prepare. He emphasized the ordinance’s focus on discretion and future capacity.
City Staff Comments
Director O’Connor expressed support for the ordinance, stating it would significantly improve the City’s
ability to contact property owners. She supported provisions allowing use of vacant spaces for community
events and the inclusion of fees, fines, and liens as enforcement tools.
She recommended:
1. Clearly defining “local” for property manager requirements (e.g., mileage radius).
2. Requiring monthly pest control reports, rather than longer intervals, due to rodent risks to
adjacent properties.
Chair Leming acknowledged and noted these suggested edits.
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Public Comment
No public comment was offered.
Procedural Discussion and Motions
Chair Leming outlined next steps, including the need for legal review by KP Law and procedural
requirements to remove the existing vacant building ordinance from zoning and reinsert it within the
Building Code, which will require Community Development Board involvement.
Vice President Lazzaro moved to keep the paper in Committee and request legal review from KP Law
(seconded by Councilor Mullane) – Approved on a Roll call vote of Four in favor, zero opposed (One
absent President Bears)
Chair Leming stated that Councilor Tseng would continue working on edits and the matter would return to
Committee.
Councilor Callahan moved to adjourn (seconded by Vice President Lazzaro) – Approved on a Roll call
vote of Four in Favor, zero opposed (President Bears Absent)
ADJOURNMENT
The meeting was adjourned at 7:24 p.m.
Respectfully submitted
Richard Eliseo Jr
Acting City Clerk
A full unedited version of the Transcript is online in PDF version and available at the City Clerks office. All
supporting evidence and documents are also available online in PDF version and available in the City
Clerk’s office.
Councilor Leming Motioned to Approve (seconded by Councilor Tseng) – Approved on
a Voice vote of Seven in favor, Zero opposed
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REFER TO COMMITTEE FOR FURTHER DISCUSSION
26-031 - Offered by Anna Callahan, City Councilor
Councilor Callahan Motioned to refer to the Public Health and Safety Committee
(seconded by Vice President Lazzaro) – Approved on a Voice vote of Seven in favor,
Zero opposed
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26-032 - Offered by Isaac Bears, Council President, Justin Tseng, City Councilor
Councilor Tseng Motioned to refer to Committee of the Whole (seconded by Councilor
Callhan) – Approved on a Voice vote of Seven in favor, Zero opposed
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HEARINGS
26-025 - Petition for Grant of Location - National Grid (57 Swan Street)
Addressing the Council:
NG Representative
Owen Wartella City Engineer
Councilor Leming Motion to recess for AV issues (seconded by Councilor Callhan) –
Approved on a Voice vote of Seven in favor, Zero opposed.
Vice President Lazzaro Motioned to reconvene (seconded by Councilor Mullane) –
Approved on a Voice vote of Seven in favor, Zero opposed.
Public Hearing:
Miccah Kessleman 499 Main St
Councilor Scarpelli Motioned to continue to February 24th meeting (seconded by
Councilor Mullane) – Approved on a Roll call vote of Seven in favor, Zero opposed
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PETITIONS, PRESENTATIONS, AND SIMILAR PAPERS
26-030 Submitted by City Clerk
Councilor Leming Motioned to Table to next regular meeting (seconded by Vice
President Lazzaro) – Approved on a Voice vote of Seven in favor, Zero opposed.
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26-036 Submitted by City Clerk
Councilor Scarpelli motioned to Approve (seconded by Councilor Mullane) – Approved
on a Voice vote of Seven in favor, Zero opposed
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MOTIONS, ORDERS, AND RESOLUTIONS
26-024 - Offered by Isaac Bears, Council President
Public Participation:
Nick Gurileo 40 Robinson Rd
Miccah Kessleman 499 Main St
Robert Carney 50 Hicks Av
Munir Jirmanus 3 Summit Rd.
Councilor Mullane Motioned to refer to Resident Services and Public Engagement
Committee (seconded by Councilor Callhan) – Approved on a Voice vote of Seven in
favor, Zero Opposed
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Councilor Scarpelli Motioned to Merge and take Res. 26-026 and 26-027 together
(seconded by Councilor Leming) – Approved on a Voice vote of Seven in favor, Zero
opposed
26-026 and 26-027 - Offered by Isaac Bears, Council President, George Scarpelli,
City Councilor
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Letter Addressed to the Mayor’s Office and City Council from Armstrong Ambulance:
From: Raymond, Rich 
Sent: Tuesday, February 3, 2026 9:57 AM
To: Breanna Lungo-Koehn 
Cc: Mark R. Reich ; David McCool ; Isaac 'Zac'
Bears ; Emily Lazzaro ; Anna Callahan
; Matt Leming ; Liz Mullane
; Scarpelli, George A. ; Justin Tseng
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Subject: Formal Request for Contractual Financial Documentation/payment and Return of Equipment
Mayor Breanna Lungo-Koehn,
Members of the Medford City Council,
Armstrong Ambulance has had the privilege of serving the City of Medford and its residents for more than
thirty years. As our contractual relationship concludes, we remain appreciative of the opportunity to have
partnered with the City in delivering emergency medical services to the community.
Armstrong will continue to maintain a base of operations in Medford and will remain available to the City
as needed.
This correspondence serves as a formal request to ensure that both the City of Medford and Armstrong
Ambulance remain fully compliant with all applicable state and federal laws, as well as the terms and
conditions of the 2022 Emergency Medical Services Contract.
Pursuant to Section 10.1 of the 2022 contract, Armstrong respectfully requests the financial
documentation detailing the expenditures of the funds paid to the City under that provision. As previously
shared with Armstrong by the City’s Finance Director, $36,972.30 has been expended to date prior to the
end of the contract (December 2025), leaving a remaining balance of $188,027.70.
For clarity and completeness of the record, Armstrong made a good-faith payment totaling $225,000 in
2025. The first payment of $150,000 was posted by the City of Medford on May 2, 2025, and the second
payment of $75,000 was posted on November 26, 2025.
If the City is unable to provide detailed financial records documenting how the remaining funds were
utilized prior to the end of the contract—records Armstrong must retain to defend against any potential
federal or state audit—Armstrong respectfully requests that the unspent balance of $188,027.70 be
returned.
Additionally, in accordance with Section 8 of the 2022 contract, Armstrong respectfully requests the return
of the automated external defibrillators (AEDs) provided to the City by Armstrong Ambulance.
Armstrong respectfully requests that these matters be resolved within ten (10) days of receipt of this
letter.
On behalf of all Armstrong Ambulance employees, we extend our sincere appreciation for the opportunity
to have served the City of Medford and its residents for the past thirty years. We are proud of the care
delivered, the lives touched, and the partnership shared, and we wish the City continued success moving
forward.
Respectfully,
Richard
Richard Raymond
President, CEO
Armstrong Ambulance
87 Mystic St.
Arlington MA.
(O) 781-859-1308
(M) 781-953-5911
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Addressing the Council:
Nick Gurileo 40 Robinson Rd
Miccah Kessleman 499 Main St
Jess H. Medford Resident
Andrew Castignetti Medford Resident
Councilor Scarpelli Motioned to submit the questions and ask for the negotiating team,
Former City Solicitor Foley, attorney from KP Law, Administration and Ambulance
companies involved to be present at the February 24th meeting (seconded by Councilor
Leming) – Approved on a Voice vote of Seven in favor, Zero opposed
Councilor Scarpelli Motioned to Join Papers 26-028 and 26-029 (seconded by Councilor
Tseng) – Approved on a Voice vote of Seven in favor, Zero opposed
26-028 and 26-029 - Offered by George Scarpelli, City Councilor, Councilor Tseng
and Councilor Mullane
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Public Participation:
Jess Haley 4 Lock Rd
Lis Docter 17 Greenwood Av
Andrew Castignetti Medford Ma
Patrick Clerkin 14 Bennett Pl
Charles Bennett 19 Martin St
Robert Carney 50 Hicks Av
Councilor Tseng Motion to send to DPW for a report and to refer to public works
committee (seconded by Councilor Mullane) – Approve on a Voice vote of Seven in
Favor, Zero opposed
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COMMUNICATIONS FROM THE MAYOR
26-033 - Submitted by Mayor Breanna Lungo-Koehn
Councilor Scarpelli Motioned to Approve (seconded by Councilor Tseng) – Approved on
a Roll call vote of Seven in favor, Zero opposed
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26-034 - Submitted by Mayor Breanna Lungo-Koehn\
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Addressing the Council:
Theresa DuPont CPA Manager
Vice President Lazzaro Motioned to Approve (seconded by Councilor Tseng) –
Approved on a Roll call vote of Seven in favor, Zero opposed.
26-035 - Submitted by Mayor Breanna Lungo-Koehn
Addressing the Council:
Todd Evans Fire Chief
Councilor Tseng Motioned to Approve (seconded by Councilor Callhan) – Approved on
a Roll call vote of Seven in favor, Zero opposed
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PUBLIC PARTICIPATION
Addressing The Council:
Miccah Kessleman 499 Main St
Adjournment
Vice President Lazzaro Motioned to Adjourn (seconded by Councilor Tseng) –
Approved on a Voice vote of Seven in favor, Zero opposed
Respectfully Submitted
Richard Eliseo Jr
Acting City Clerk
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