Zoning Board of Appeal

• Governing Body: Boston Zoning Board of Appeal
• Meeting Type: Remote Hearing via Zoom
• Date: January 13, 2026, at 09:30 AM
• Board Members Present: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Alan Langham, Hansy Better Barraza, Katie Whewell, and the Chair.

• Action: The Board voted to approve the hearing minutes from December 16th.
• Vote: Unanimous (7-0). Individuals voting 'Yes': Stembridge, Valencia, Turner, Langham, Better Barraza, Whewell, and the Chair.

The Board granted extensions for the following cases:

1. BOA 1065886: 57 Webster Street
2. BOA 1545096: 80 Shawsheen Road
3. BOA 1545111: 82 Shawsheen Road
4. BOA 1530340: 58 Woodworth Street
5. BOA 1144072: 273 Maverick Street
6. BOA 114-: Columbia Road
7. BOA 1211702: 95-97 Broadwick
8. BOA 1258631: 1027-1029 Drumont Street
9. BOA 1522969: 45 Milton Avenue
10. BOA 1050294: 382 Sumner Street

• Vote: Unanimous (7-0). Individuals voting 'Yes': Stembridge, Valencia, Turner, Langham, Better Barraza, Whewell, and the Chair.

• Applicant: Matt Mueller (Hue Architecture).
• Request: Relief for a front yard setback violation triggered by a switch from an ALT to an ERT permit to replace a rubble foundation.
• Decision: Approved. The Board noted there were no new zoning violations beyond the technical change.
• Vote: Unanimous (7-0).

• Applicant: Mark LaCasse (Attorney) for Michael and Rachel Cargo.
• Request: Conditional Use Permits for Article 32 (Groundwater) and Article 64 (Rear Yard Extension), and a Building Code Appeal for roof deck access via a hatch.
• Discussion: The project involves a 3-foot rear bump-out and a 6-foot deck. The applicant argued the project is consistent with the neighborhood and reduced the scale by 40% in response to feedback.
• Public Testimony:
  • Eva Jones (ONS): Opposed. Cited 38 letters in opposition and concerns regarding precedent and alley access.
  • Noel Blair (Pilot Block Neighbors Association): Opposed. Stated, "This extends nine feet from the line of houses... sets a dangerous precedent."
  • David Kasparian (Direct Abutter): Supported. Stated the project is "tastefully done."
• Decision: Approved with a proviso for BPD design review.
• Vote: 5-2. Individuals voting 'Yes': Stembridge, Valencia, Langham, Better Barraza, Whewell. Individuals voting 'No': Turner and the Chair.

• Applicant: Nicholas Highland.
• Request: Article 32 Groundwater Recharge System.
• Discussion: Neighbors expressed concerns regarding a 10-foot extension obstructing views. The Board clarified that the addition is "by right" as the property is not in a restricted roof structure district; only the groundwater issue was under review.
• Decision: Approved.
• Vote: Unanimous (7-0).

• Applicant: Justin Parker (Classic Signs) for Metro Credit Union.
• Request: Replace an existing electronic message center (EMC) with a modern RGB style sign.
• Discussion: BPD recommended denial based on city policy against electronic signage near parks. The applicant noted the sign is existing and the new version is dimmable.
• Decision: Approved with a proviso that illumination remains similar to the existing sign.
• Vote: 6-1. Individuals voting 'Yes': Stembridge, Turner, Langham, Better Barraza, Whewell, and the Chair. Individual voting 'No': Valencia.

• Applicant: Johanna Schneider (Attorney) for ARCS Urban.
• Request: Article 80 project to construct 48 rental units, with 43 units (90%) income-restricted between 30% and 80% of AMI.
• Discussion: The project is a six-story building near Forest Hills. It includes 17 parking spaces and a community room.
• Decision: Approved.
• Vote: Unanimous (7-0).

• Applicant: Joseph Luna (Architect) for Richard Verace.
• Request: Legalize the use of a basement as a fourth residential unit.
• Discussion: The unit has been occupied for over 20 years, but ISD has no record of the 1987 appeal for a fourth unit. Direct abutter Neil Lacchiato opposed, citing damage to his property from the narrow driveway.
• Decision: Approved for the legal use of a 3-to-4 family only; building code relief not granted.
• Vote: 6-1. Individuals voting 'Yes': Stembridge, Valencia, Langham, Better Barraza, Whewell, and the Chair. Individual voting 'No': Turner.

• Applicant: Mark LaCasse (Attorney) for Boston Real Estate Capital.
• Request: Article 80 project to construct two buildings totaling 230 units and ground-floor retail.
• Discussion: The project replaces a gas station and auto body shop. It includes 20% inclusionary development units (46 units).
• Decision: Approved.
• Vote: Unanimous (7-0).

• Applicant: George Maranci (Attorney) for City Realty.
• Request: Convert an existing 3-unit building into a 6-unit building through internal reconfiguration.
• Decision: Approved.
• Vote: Unanimous (7-0).

• 100-102 Warren Street (BOA 1786443): Withdrawn by the applicant due to funding issues.
• 62-66 Condor Street (BOA 1689794): Deferred to February 3, 2026, to address a new zoning violation.