Zoning Board of Appeal

October 7, 2025
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Zoning Board of Appeal Meeting Minutes

Meeting Date: October 07, 2025, at 09:30 AM Governing Body: City of Boston Zoning Board of Appeal Type of Meeting: Public Hearing (Remote via Zoom webinar) Attendees:

  • Norm Stembridge
  • Giovanny Valencia
  • Katie Whewell
  • Alan Langham
  • Hansy Better Barraza (Recused for Case BOA 174-8759)
  • Shamaiah Turner
  • Jeanne Pinado (Chair)

Executive Summary

The Zoning Board of Appeal convened to address a series of appeals, including approvals of past meeting minutes, extensions for ongoing cases, and decisions on new proposals. Key decisions included granting extensions for 11 cases, deferring three cases for further review, and approving several projects with specific provisos related to design, parking, and community agreements. Notable discussions involved concerns over flooding in the Roslindale area for a proposed two-family home and the density and parking implications of a mixed-use development in East Boston. The Board also denied a conditional use permit for a "ghost kitchen" concept without prejudice, citing concerns about its impact on the urban streetscape and traffic.

Agenda Item: Approval of Hearing Minutes

  • Discussion: Norm Stembridge moved to approve the hearing minutes from September 18th and September 23rd, 2025.
  • Motion: To approve the hearing minutes from September 18th and September 23rd, 2025.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Extension Requests

  • Discussion: Norm Stembridge presented 11 cases requesting extensions, all deemed reasonable.
    • BOA 135-9889: 400 Melania Castle Boulevard
    • BOA 135-9896: 402 Melaneda Calf Boulevard
    • BOA 1341538: 2196 Washington Street
    • BOA 1341528: 2154 Washington Street
    • BOA 1341524: 1121 Harrison Avenue
    • BOA 1341518: 1105 Harrison Avenue
    • BOA 1593227: 282 Walnut Avenue
    • BOA 1187855: 61 Horror Street
    • BOA 1187853: 63 Harv Street
    • BOA 147-2415: 351 Vermont Street
    • BOA 1349736: 906 Dorchester Avenue
    • BOA 1339772: 33 Davidson Street
    • BOA 898191: 40 Monkwood Road
    • BOA 1367246: 14 Gardner Street
  • Motion: To grant the extensions as requested for all 11 cases.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Requests for Withdrawals or Deferrals (9:30 AM Hearings)

Case BOA 1718356: 25-27 Edinburgh Street

  • Applicant/Representative: Attorney Ryan Spitz (Adams and Maranci)
  • Discussion: Attorney Spitz requested a deferral due to the absence of a planning department recommendation and to clarify the Chair's recusal status. The Chair clarified she recused herself from the civic association meeting, not the hearing.
  • Motion: To defer the case to November 25th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1765730: 75-77 Dorchester Street

  • Applicant/Representative: Attorney Ryan Spitz (Adams and Maranci)
  • Discussion: Attorney Spitz requested a deferral because the advertisement was incorrect, missing two violations, and needed re-advertisement.
  • Motion: To defer the case to November 18th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1760292: 19 Midland Street

  • Applicant/Representative: James Christopher (686 Architects)
  • Discussion: James Christopher requested a deferral due to de minimis design changes during the community process that were not filed with ISD, requiring updated plans for Board review.
  • Motion: To defer the case to November 25th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Hearings Scheduled for 9:30 AM

Case BOA 1714885: 154 Maverick Street

  • Applicant/Representative: Applicant present (name not explicitly stated in transcript)
  • Discussion: The applicant requested to lift a proviso on live entertainment, noting that the landlord, John Tyler, supported the request.
  • Public Testimony:
    • Eva Jones (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment, noting no concerns from the Gold Street Neighborhood Association.
    • Gabriella Ramirez (Councilor Gabriela Coletta Zapata's office): Stated the Councilor's support for the proposal.
  • Motion: To approve the lifting of the proviso.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1772322 & BOA 1772318: 27 & 29 Hancock Street (Companion Cases)

  • Applicant/Representative: Attorney Nick Sizzula (McDermott, Quilty, Miller, and Hanley)
  • Discussion: Proposal to renovate existing lodging house buildings into 15 affordable homeownership units (5 at 27 Hancock, 10 at 29 Hancock). The project is part of the affordable housing off-site obligation for The Archer Residences at 45 Temple Street. No change to building footprint or size.
    • Giovanny Valencia: Inquired about the occupancy of SRO units and the fate of former residents. Suneeth John (Fenway Forward) confirmed units were vacant for 6-7 years and residents likely found housing elsewhere.
  • Public Testimony:
    • Connor Newman (Mayor's Office of Neighborhood Services): Supported the proposal, citing extensive community process, support from Beacon Hill Civic Association (non-opposition letter), and local elected officials.
    • Samantha Courage (Councilor Sharon Durkan's office): Supported the proposal, highlighting affordability components and ARPA funding.
    • John Gulliver (17 Hancock Street, Beacon Hill Civic Association, Homes on Hancock): Voiced strong support for the proposal.
    • Christina Madej (21 Hancock Street, Homes on Hancock): Voiced support for the proposal.
    • Stephen Donovan (Mayor's Office of Housing): Supported the affordable housing development.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1702915: 27 Wendover Street

  • Applicant/Representative: Mike Ross (Prince Lobel), Peter Banco (Architect)
  • Discussion: Proposal for a 9-unit condominium building on a vacant 6,793 sq ft lot. Original plan for 11 units reduced after neighborhood negotiations. Project includes 13 parking spaces. Variances requested for Use, FAR (1.6 proposed vs 0.5 required), Stories (3 proposed vs 2.5 required), Side and Rear Setback, and Parking.
    • Hansy Better Barraza: Questioned the four parking spaces at the rear and their necessity, given 13 total spaces for 9 units.
    • Mike Ross: Explained the topography allows for lower-level parking and the neighborhood desired more parking. Stated willingness to remove spaces if required.
    • Giovanny Valencia: Inquired about IDP requirements. Mike Ross confirmed over 20% affordable units (2 units) at 80% and 100% AMI for condos.
  • Public Testimony:
    • Jeremy Bambury (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted abutters' concerns about lack of parking, density, and size, but the Wendover Street Civic Association voted in support. Received one letter of opposition and a 35-signature petition in opposition.
    • Liam Remus (Councilor Fitzgerald's office): Supported the proposal.
  • Motion: To approve with provisos:
    1. Project undergoes BPDA design review, paying special attention to the parking spaces at the rear and allowing for additional open space.
    2. Applicant undergoes a housing agreement with the Mayor's Office of Housing.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1763939: 722-730 Shawmut Avenue

  • Applicant/Representative: Attorney Derek Small, William Lee (Architect), Armando Gonzalez (Project Consultant), Imam Farouk (Islamic Society of Boston)
  • Discussion: Proposal to demo existing property, combine lots, and erect a six-story mixed-use building with 38 residential units, a community center, retail, offices, classrooms, place of worship, restaurant, food pantry, and roof deck. Project is 100% affordable.
    • Zoning Violations:
      • FAR: 4 proposed vs 1 required
      • Building Height: 6 stories proposed vs 4 stories required; 69 feet proposed vs 45 feet required
      • Side Yard Setback: 4 feet proposed vs 10 feet required
    • William Lee: Presented renderings and site plan, highlighting public retail, restaurant, cafe, and cultural spaces on the ground floor, and prayer/community spaces on upper floors. Basement for food pantry storage. Four on-site parking spaces for maintenance/administrators.
    • Giovanny Valencia: Inquired if the small restaurant "Fairway" would return to the space. Applicant confirmed yes.
  • Public Testimony:
    • Connor Newman (Mayor's Office of Neighborhood Services): Supported the project, citing productive community process, critical affordable housing, and a place of worship for Roxbury residents.
    • Samantha Courage (Councilor Sharon Durkan's office): Supported the proposal, highlighting the housing aspect.
    • Christian Simonelli (Boston Groundwater Trust): Confirmed receipt of G-card letters.
    • Ebony DeRosa (BPDA Planning Department): Confirmed BPDA Board approval on February 13, 2025, after appropriate Article 80 review.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1740957: 20-22 Rosario Street

  • Applicant/Representative: James Christopher (686 Architects)
  • Discussion: Proposal to construct a third-story addition, raise ridge height by about a foot, and add 971 sq ft of living space to an existing two-family house. No change to occupancy.
    • Zoning Violations:
      • Lot Area: Insufficient (4,500 sq ft in a 5,000 sq ft district)
      • FAR: 0.73 proposed vs 0.5 required
      • Front and Side Yards: Pre-existing non-conformances (not changing)
  • Public Testimony:
    • Eva Jones (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted five letters of support and support from the Cedar Grove Civic Association.
    • Liam Remus (Councilor Fitzgerald's office): Supported the proposal.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1685960 & BOA 1701024: 4-4R Sherman Street & 6-6A Sherman Street (Companion Cases)

  • Applicant/Representative: Angelo Musto
  • Discussion: Proposal for a new two-family home at 4-4R Sherman Street and a subdivision for an existing two-family home at 6-6A Sherman Street. The applicant highlighted the hardship of an existing encroachment and a willingness to address significant flooding issues in the neighborhood by installing drainage infrastructure.
    • Katie Whewell: Inquired about existing parking spaces. Angelo Musto confirmed four existing parking spaces in the front yard.
  • Public Testimony:
    • Jeremy Bambury (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted strong opposition from abutters regarding flooding, density, side yard setbacks, tree removal, and loss of green space. West Village Neighborhood Association opposed. Received four letters of opposition (including from Councilors Henry Santana and Erin Murphy) and a 62-signature petition of opposition.
    • Alan Wright (West Village Neighborhood Association): Asked about plans for mature trees at the back of the property.
    • Deborah Allen (2 Sherman Street): Opposed the project due to concerns about foundation damage from flooding, privacy (the proposed home would "literally be sitting on our home"), and insurance issues. Questioned the effectiveness of proposed remediation.
    • Nora Bastin (73 Hawthorne Street): Opposed due to severe flooding, stating the project would worsen the problem and impact home integrity.
    • Shirley Ransom (Sherwin Street Conservancy): Opposed, questioned the realism of proposed remediation plans, and highlighted the severity of existing flooding.
    • Jackie DeLisi (46 Sycamore Street): Opposed due to flooding concerns, project size, and lack of detailed remediation plans from the applicant.
    • Deborah Donaldson (69 Hawthorne Street): Opposed due to worsening flooding, affecting her basement and sump pump.
    • Lubomir Haida (1820 East Coast Street): Opposed, citing personal efforts to fix flooding, exacerbation by construction, and loss of play area for children.
    • Angelo Musto (Applicant Response): Stated willingness to incur the cost of installing a floodwater drain behind 6 Sherman Street and a manhole on Sherman Street, connecting to existing city infrastructure.
  • Motion:
    1. To approve the property line division for 6-6A Sherman Street.
    2. To approve the two-and-a-half-story, two-unit townhouse proposal for 4 Sherman Street with two provisos:
      • Project undergoes BPDA design review, specifically for permeable surfaces for the parking aisle and parking on 6 Sherman, and to remove other front yard parking on 6 Sherman.
      • Applicant submits civil engineering drawings for a stormwater management system on the property that would not exacerbate local water conditions.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: No
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1732976: 1082 Commonwealth Avenue

  • Applicant/Representative: Justin Burns (Bulginia & Norton)
  • Discussion: Proposal to convert a vacant 634 sq ft garden-level commercial unit into a new two-bedroom, one-bathroom residential rental unit in a mixed-use building with 40 existing residential units. External work limited to replacing a corner entrance with a window.
    • Katie Whewell: Questioned the necessity of a Planning Department design review given the limited scope of external changes.
    • Jeff Hampton (BPDA Planning Department): Not present to respond immediately.
  • Public Testimony:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted no concerns raised at an abutters meeting and support from the Alston Civic Association.
  • Motion: To approve with a proviso that the Planning Department conducts a design review.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1766156: 69 Kilmarnock Street (Article 80 Case)

  • Applicant/Representative: Kevin Goggin (Poulston & Storrs)
  • Discussion: Project includes two components: 45 patient family housing units for Boston Children's Hospital and 44 multi-family units (including 8 on-site affordable units). This is a Notice of Project Change, previously approved by BPDA on February 13, 2025. Incorporates passive house design and all-electric building system. Zoning relief requested is less than or similar to prior approvals. No on-site parking.
  • Public Testimony:
    • Connor Newman (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted BPDA-led community process, support from Fenway Civic Association, and commendation for affordable units and patient family housing.
    • Samantha Courage (Councilor Sharon Durkan's office): Supported the proposal, highlighting the housing aspect.
    • Christian Simonelli (Boston Groundwater Trust): Confirmed receipt of G-card letters.
    • Ebony DeRosa (BPDA Planning Department): Confirmed BPDA Board approval on February 13, 2025, after appropriate Article 80 review.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Requests for Withdrawals or Deferrals (11:00 AM Hearings)

Case BOA 1703445: 100 Huntington Avenue

  • Applicant/Representative: Attorney Jeff Drago (Drago & Toscano)
  • Discussion: Attorney Drago requested a short deferral to continue working with the Back Bay Business Improvement Association on a community benefits package.
  • Motion: To defer the case to November 25th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1703386: 26 North Preston Circuit

  • Discussion: A request was received via email to withdraw this proposal.
  • Motion: To withdraw the case.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1482368 & BOA 1482374: 87 Morris Street (Companion Cases)

  • Applicant/Representative: Richard Lins
  • Discussion: Richard Lins requested a deferral to complete G-Card requirements for a conditional use permit.
  • Motion: To defer the cases to November 25th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Hearings Scheduled for 11:00 AM (Continued)

Case BOA 1717961: 438 Talbot Avenue

  • Applicant/Representative: Yasmin (representing 438 Talbot Avenue)
  • Discussion: Applicant sought relief for insufficient rear yard setback due to rebuilding a fire-damaged deck. The deck is used for egress and was rebuilt to comply with safety codes, resulting in a flush set configuration. The required rear yard is 15 feet, and the proposed setback is approximately 5 feet.
  • Public Testimony:
    • Jeremy Bambury (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted a lightly attended abutters meeting with no opposition, but two letters of opposition regarding privacy concerns due to stair placement.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1738631: 475 Wells Street

  • Applicant/Representative: Anad Beck-Nachtigal (Derek Rubinoff Architects), Beth and Roger Badillo (Homeowners)
  • Discussion: Proposal to add a second unit (in-law unit) as a rear addition to a single-family home. Original ADU request was denied as additions are not allowed for ADUs in West Roxbury. The addition is two stories, with a flat roof for open space.
    • Katie Whewell: Inquired why the ADU request was denied. Anad Beck-Nachtigal explained that ADUs are only allowed within existing footprints in West Roxbury, not with additions.
    • Zoning Violations:
      • FAR: 0.4 proposed vs 0.38 existing (exceeds allowed 0.38)
      • Use: Forbidden in a single-family district
      • Usable Open Space: Deficiency
      • Parking: Deficiency
      • Rear Yard: Existing non-conformance, addition protrudes over setback.
  • Public Testimony:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted no concerns raised at an abutters meeting and support from the West Roxbury Neighborhood Council. Received six letters of support.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1755706: 106 Sanborn Avenue

  • Applicant/Representative: James Risling (Architect), Ms. Sud Sanborn and Ms. Sutliff (Owners)
  • Discussion: Proposal to replace the existing half-story on a cape-style home with a new second floor and walk-up attic, building only over the existing footprint. Project cited with insufficient side yard.
  • Public Testimony:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted no comments received from abutters and support from the West Roxbury Neighborhood Council.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1750079: 2 Monad Road

  • Discussion: No applicant or representative was present.
  • Motion: To defer the case to December 16th.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Agenda Item: Discussion Cases (11:30 AM)

Case BOA 1729459: 89 Condor Street

  • Applicant/Representative: Richard Lintz, Fernando Galfiore, Eric Sackerson (Architect)
  • Discussion: Proposal to demolish an existing structure and construct a new four-unit, four-story residential dwelling. The site is in the Lower Eagle Hill section of East Boston, recently rezoned to an EBR-4 district. The applicant stated the project is essentially by-right for dimensions, with the only significant variance required for parking.
    • Giovanny Valencia: Inquired if the neighbor (Blue House) supported the project and was aware of potential view obstruction. Richard Lintz confirmed support and commitments for landscaping/improvements.
  • Public Testimony:
    • Eva Jones (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted opposition from abutters regarding uniformity, density, retaining wall, and a 6-11 vote against by the Eagle Hill Civic Association.
    • Stefan Marin (Councilor Coletta Zapata's office): Opposed the project.
    • Richard Lintz (Applicant Response): Clarified that most opposition was due to lack of off-street parking and that the project aligns with Plan East Boston's new zoning.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: No
    • Shamaiah Turner: No
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1671558 & BOA 1671561: 390 Meridian Street & 355 Porter Street (Companion Cases)

  • Applicant/Representative: Richard Lentz, Michael Polanco, Corey McPherson (Card Executive)
  • Discussion: Proposal involves an existing through lot at 390 Meridian Street (existing three-unit dwelling) and 355 Border Street (existing garage). Plan is to subdivide, demolish the garage, and construct a new four-unit residential dwelling on the Border Street side. The 390 Meridian building will remain. The project seeks relief for parking and rear yard setback.
    • Richard Lentz: Explained the project's evolution to align with amended Article 53 zoning, reducing prior violations. Highlighted the preservation of 390 Meridian and the creation of a new four-unit building.
  • Public Testimony:
    • Eva Jones (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted strong opposition from abutters regarding loss of green space, parking, increased density, traffic, noise, and cumulative overdevelopment. Eagle Hill Civic Association voted 5 in favor, 15 opposed.
    • Gabriela Dumitrescu (388 Meridian Street): Opposed the project, citing concerns about structural issues to her garage during construction, integrity of the retaining wall, loss of green space (including a Magnolia tree), and loss of harbor views.
    • Stefan Marin (Councilor Coletta Zapata's office): Opposed the project.
    • Richard Lentz (Applicant Response): Addressed concerns, stating personal meetings with abutters, no construction issues, and efforts to preserve trees and create open space.
  • Motion: To approve with provisos:
    1. Front yard setbacks increase to three feet.
    2. Plans are submitted to Planning for design review with attention to site planning design, including detailed views of the ground floor and entrances, as well as building placement.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: No
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1575584: 81 Lexington Street

  • Applicant/Representative: Richard Linz, Allison McHale, James Christopher (Project Architect)
  • Discussion: Proposal to demolish the existing structure at 81 Lexington Street, combine three lots, and construct a single structure containing seven units. The applicant argued that under new zoning, a six-unit building would be by-right, and the seven-unit proposal is a viable alternative to three separate projects. Relief is primarily needed for parking.
    • Hansy Better Barraza: Questioned if the project could be done within the 35-foot height limit and suggested breaking up the facade along Lexington Street to reduce the perceived mass.
    • Richard Linz: Stated reducing height would likely reduce unit size and number. Agreed to work with BPDA on facade design.
  • Public Testimony:
    • Eva Jones (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted two letters of opposition regarding insufficient parking, increased traffic, and nonconformity. Eagle Hill Civic Association voted 0 in support, 12 opposed (from a prior iteration of the project).
    • Stefan Marin (Councilor Coletta Zapata's office): Opposed the project.
    • Jeff Hampton (BPDA Planning Department): Recommended denial without prejudice. Stated the project exceeds the intent of new Mattapan zoning to preserve small-scale residential character. Recommended not exceeding six units and breaking up the facade.
    • Richard Linz (Applicant Response): Clarified the Eagle Hill Civic Association vote was for a prior, larger iteration. Argued the project aligns with new zoning and addresses housing needs.
  • Motion: To deny the project without prejudice, allowing the applicant to return with a reduced unit count (preferably six) and a revised Lexington Street frontage design.
  • Vote:
    • Norm Stembridge: No
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1723832: 1260 Boylston Street

  • Applicant/Representative: Daniel Brennan, Jason Botcher (Wonder)
  • Discussion: Conditional Use Permit for a "large takeout use" (Wonder restaurant). The proposed space is 2,500 sq ft, exceeding the threshold for large takeout by 519 sq ft. The applicant explained Wonder's concept as a quick-serve restaurant partnering with chefs, focusing on accessibility and variety. They addressed concerns about delivery operations and traffic, proposing to lease two parking stalls for short-term delivery driver parking.
    • Jeanne Pinado (Chair): Inquired if the applicant had met with BTD as previously suggested. Daniel Brennan confirmed email concepts were shared, but no direct meeting occurred.
    • Katie Whewell: Asked if more seating was added. Jason Botcher confirmed expansion from 6 to 14 seats.
    • Hansy Better Barraza: Expressed disappointment with the interior design, feeling it still resembled a "closed commercial kitchen" rather than a welcoming dining space.
    • Patrick (Boston Transportation Department): Stated BTD recently received plans and requested time to review and meet with the applicant.
    • Jeff Hampton (BPDA Planning Department): Recommended denial without prejudice, stating it still functions as a "ghost kitchen" and the Board had not received updated plans for increased seating.
  • Public Testimony:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Opposed the conditional use permit, stating the business functions more as a "production facility" than a restaurant, exacerbating traffic in the Fenway area.
    • Samantha Courage (Councilor Sharon Durkan's office): Deferred to the Board, noting BTD's need for review and community opposition.
    • Jason Botcher (Applicant Response): Countered the "ghost kitchen" label, comparing their seating to other establishments and reiterating their commitment to managing delivery operations.
  • Motion: To deny the project without prejudice, citing concerns about its impact on the urban streetscape, reliance on motor vehicles for takeout, and the need for a business that functions more as a "third space" for gathering.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 17302693: 372 K Street

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci), Tom Sullivan (Owner), Nick Landry (Project Architect)
  • Discussion: Proposal to change occupancy from a one-family dwelling to a five-unit residential building via dormers, a rear addition, and interior renovation, with garage parking for four spaces. All units will be homeownership.
    • Zoning Violations:
      • Lot Size: Insufficient (4,292 sq ft)
      • Conditional Use Permits: Two for roof structure restriction (due to alteration of roofline and rear yard extension), one cited in error for height (proposed 35 ft 6 inches vs 40 ft allowed).
      • Open Space: 100 sq ft per unit proposed vs 200 sq ft required.
      • Rear Yard: 10 ft setback proposed vs 20 ft required.
      • Parking: 4 spaces proposed vs 6 required (1.5 per new unit).
      • Parking Design: Dimensions 9x18 ft.
  • Public Testimony:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted no concerns raised at an abutters meeting, support from multiple abutters, and support from the Gate of Heaven Neighborhood Association.
    • Sydney Scanlon (Councilor Flynn's office): Supported the proposal, citing good community process and neighbor support. Requested continued work with the community on quality of life issues during construction.
  • Motion: To approve with a proviso that plans are submitted to the Planning Department for a design review with attention to preserving significant architectural details from the existing structures and front facade.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1745070, BOA 1758534, BOA 1748208: 200 Hillside Street, 44 Pocket Hill Avenue, 40 Parker Hill Avenue (Companion Cases, Article 80)

  • Applicant/Representative: Attorney John Pulgini (Savage Properties LLC), Alex June (Monty French Design Studio)
  • Discussion: Proposal to combine the existing vacant 200 Hillside Street parking lot with abutting 40-44 Parker Hill Avenue lots (two multifamily residential buildings) and construct a five-story, 38-unit residential rental building. The two existing buildings will remain. Six IDP units will be offered. 38 residential bike parking spaces and 8 guest parking spaces. All amenities to be shared among residents of all three buildings. This was an Article 80 small project approved by BPDA in April 2025.
  • Public Testimony:
    • Connor Newman (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted BPDA-led community process (starting November 2024, board approved April 10, 2025), majority support, and some concerns about trash and roof deck.
    • Samantha Courage (Councilor Sharon Durkan's office): Supported the proposal.
    • Ebony DeRosa (BPDA Planning Department): Confirmed BPDA Board approval on April 10, 2025, after appropriate Article 80 review.
  • Motion: To approve the proposal.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1465030: 4 Leroy Street

  • Applicant/Representative: Alice (representing 4 Leroy Street)
  • Discussion: Applicant sought a license to finish a basement, which has been under construction since 2018. Confirmed it is part of the current living space, not a new unit.
    • Shamaiah Turner: Inquired about the basement height. Applicant was unsure, but the transcript notes "seven foot three and a half" as the height.
  • Public Testimony:
    • Jeremy Bambury (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted a lightly attended abutters meeting with no opposition or concerns.
  • Motion: To approve with a proviso that the basement stands up to the building code, which requires 7 feet 6 inches.
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Yes
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries.

Case BOA 1748759: 6 Almont Street

  • Applicant/Representative: Attorney Mike Ross (Prince Lobel), Abelis Manion and Kyle Torno (Architects)
  • Discussion: Proposal to build a 13-unit rental building. The site is in an R1 district but at the intersection of SO and S2 sub-districts, abutting a 12-unit property and across from a 24-unit property. No on-site parking.
    • Hansy Better Barraza: Recused herself from this case.
    • Giovanny Valencia: Inquired about IDP units. Mike Ross confirmed two affordable rental units at an average of 60% AMI.
    • Jeff Hampton (BPDA Planning Department): Recommended denial. Stated the project contradicts the new Mattapan zoning (February 2024) aimed at preserving small-scale residential character. Opposed tearing down a two-family for 13 units.
  • Public Testimony:
    • Jeremy Bambury (Mayor's Office of Neighborhood Services): Deferred to the Board's judgment. Noted abutters' opposition to increased construction, density, and lack of parking. Colorado Street Community Group voted in support. Received one letter of opposition from Greater Mattapan Neighborhood Council and a 43-signature petition of support (including from Councilors Henry Santana, Enrique PepĂ©n, Julia Mejia, and Ruth Z. Loujeune).
    • Cindy Yedko (Councilor Mejia's office): Supported the project.
    • Anthony Girardi (Councilor Aaron Murphy's office): Supported the project.
    • Mike Ross (Applicant Response): Addressed Mr. Hampton's comments, noting the R district location and the transition zone. Explained that 13 units reflect modern housing needs compared to older, larger-bedroom units.
  • Motion (Initial): To approve with a proviso for the proponent to execute a housing agreement with the Mayor's Office of Housing for two affordable units with an average of 60% AMI.
  • Vote (Initial):
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: No (Stated concerns about lot coverage and fit)
    • Alan Langham: Yes
    • Hansy Better Barraza: Recused
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): No
  • Outcome (Initial): Motion fails (3-3-1, with 1 recusal).
  • Motion (Second): To deny the project without prejudice, allowing the proponent time to reconsider the proposal and density.
  • Vote (Second):
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Hansy Better Barraza: Recused
    • Shamaiah Turner: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome (Second): Motion carries.

Last updated: Nov 15, 2025

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