Zoning Board of Appeal

Zoning Board
February 3, 2026
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Executive Summary

The Boston Zoning Board of Appeal met on February 3, 2026, to deliberate on various residential and commercial projects, including significant office-to-residential conversions and multi-unit developments. Key actions included the approval of an 18-unit residential conversion at 295-297 Franklin Street, a 318-unit multifamily project at 22 Pratt Street, and a subdivision for new housing on Williams Avenue. The Board also addressed several rediscussions and extensions, emphasizing design review provisos to ensure neighborhood compatibility and adherence to updated East Boston zoning regulations.

Meeting Information and Attendance

  • Meeting Date: February 03, 2026, at 09:30 AM
  • Governing Body: Zoning Board of Appeal
  • Meeting Type: Public Hearing (Remote via Zoom)
  • Board Members Present: Norm Stembridge, Giovanny Valencia, Hansy Better Barraza, Katie Whewell, Mr. Brunel, and Alan Langham (joined later).
  • City Officials: Eva Jones (Mayor's Office of Neighborhood Services), Siggy Johnson (Mayor's Office of Neighborhood Services), Jeff Hampton (Planning Department), Zoe Duvall (Planning Department).

Approval of Minutes

  • Action: The Board voted to approve the hearing minutes from January 22, 2026, and January 27, 2026.
  • Vote: Unanimous approval (5-0; Stembridge, Valencia, Better Barraza, Whewell, Brunel).

Extensions

  • Case BOA 1536698 (1208C BFW Parkway): Initially deferred due to lack of quorum (recusals by Stembridge and Valencia). Later approved once a fifth member (Langham) was present.
  • General Extensions: The following cases were approved for extensions:
    • BOA 907-493 (1-5 Boardman Street)
    • BOA 117-1660 (970 Saratoga Street)
    • BOA 150-9717 (970 Saratoga Street)
    • BOA 140-9103 (9 Kingsbrook Street)
    • BOA 1539718 (12 Assembly, Commonwealth Avenue)
  • Vote: Unanimous approval (5-0).

Board Final Arbitration: Case BOA-1345655

  • Address: 1990 Center Street (Project for Chau Nguyen)
  • Proposal: A de minimis 10-inch height adjustment (from 37 feet to 37 feet 10 inches) to accommodate floor assembly systems in a previously approved four-story, two-family dwelling.
  • Motion: "I'd like to put forward a motion of approval."
  • Vote: Unanimous approval (5-0; Stembridge, Valencia, Better Barraza, Whewell, Brunel).

9:30 AM Hearing: 137 Cottage Street (Case BOA-180-7132)

  • Proposal: Change of occupancy from three units to four units with a vertical addition in the EBR4 zoning sub-district.
  • Relief Required: Rear yard setback (17.2 feet provided vs. 16.4 feet required under shallow lot exception), off-street parking (one space required, zero provided), building coverage (exceeds 60%), and permeability (less than 30%).
  • Public Testimony:
    • Eva Jones (ONS): Deferred to the Board; Gulf Street Neighborhood Association supported (4-2).
    • Christian Seminelli (Boston Groundwater Trust): Confirmed G-card letters on file.
  • Motion: "Approval with a proviso that BPD reviews the fourth floor addition relative to visibility from the public sidewalk and paying special attention to the materiality of that four floor addition and to also review just the rear access."
  • Vote: Unanimous approval (6-0; Stembridge, Valencia, Langham, Better Barraza, Whewell, Brunel).

9:30 AM Hearing: 295-297 Franklin Street (Case BOA-180-7597)

  • Proposal: Office-to-residential conversion of the historic Bowker Building. Includes ground floor retail (750 sq. ft.) and 18 residential units (studios and one-bedrooms). Three units are restricted at 60% AMI under Article 79.
  • Relief Required: Conditional Use Permit for ground-level residential use.
  • Public Testimony:
    • Emma Jones (ONS): Deferred to the Board.
    • Zoe Duvall (Planning Department): Expressed support for the project under the Office to Residential Conversion Program.
  • Motion: "Motion of approval for the project to continue planning review."
  • Vote: Unanimous approval (6-0).

9:30 AM Hearing: 24, 26, 28 Williams Avenue (Cases BOA 1786074, 1786086, 1786077)

  • Proposal: Subdivision of a 19,000 sq. ft. lot to create two new two-family homes (24 and 28 Williams Ave) while retaining the existing building at 26 Williams Ave.
  • Public Testimony:
    • Siggy Johnson (ONS): Reported abutter concerns regarding density, loss of green space, and parking.
    • Judy Burke (22 Williams Ave): Opposed the project, stating, "The amount of relief sought speaks to how significantly this will change the dynamics of the neighborhood. This project will drastically reduce the amount of parking on the street."
  • Motion: "Approval with a proviso that BPD reviews the site plan of vehicle access to all three properties with an intention of increasing open space and avoiding front yard parking."
  • Vote: Unanimous approval (6-0).

9:30 AM Rediscussion: 22 Pratt Street (Case BOA-173-3319)

  • Proposal: Multifamily project with 318 units (54 affordable). The rediscussion concerned an administrative cleanup for a variance to allow the access drive from Pratt Street (located in a 2F-5000 sub-district) to be used for multifamily use.
  • Motion: "Motion to approve."
  • Vote: Unanimous approval (6-0).

11:30 AM Deferrals

  • 567-577 Adams Street (Case BOA 1790972): Deferred to March 10, 2026, to address community support issues.
  • 110 West Concord Street (Case BOA-176-0013): Deferred to March 10, 2026, for further conversation with abutters.
  • 62-66 Condor Street (Case BOA 1689794): Interpretation case deferred to March 10, 2026, pending an updated refusal letter.

11:30 AM Rediscussion: 191 Brook Street (Case BOA 1790800)

  • Proposal: Construction of a three-unit dwelling (reduced from four units). Relief sought for height (42 feet) and rear yard setback.
  • Public Testimony:
    • Eva Jones (ONS): Eagle Hill Neighborhood Association opposed (13-7).
    • Peter Pianidosi (Abutter): Supported the project, noting the site's significant incline.
  • Motion: "Motion of approval with the Planning Department and the Senate Review [Design Review]."
  • Vote: Unanimous approval (6-0).

11:30 AM Rediscussion: 69R Perrin Street (Case BOA 1554854)

  • Proposal: Three-story, three-unit residential building with three parking spaces.
  • Discussion: The applicant met with Burton Ave abutters and agreed to plow the private way and maintain fencing to prevent cut-through traffic.
  • Public Testimony:
    • Siggy Johnson (ONS): Reported nine letters of support.
    • Lorraine Painwheeler (Roxbury Path Forward): Supported the project following the developer's agreement to repave Burton Avenue.
  • Motion: "Motion of approval with Provisos to submit plans to Planning for Design Review."
  • Vote: Unanimous approval (6-0).

11:30 AM Companion Cases: 180-182 Savin Hill Avenue (Cases BOA-178-3686, 178-3689)

  • Proposal: Construction of a third-story shed dormer and a new curb cut for tandem EV parking. Rear decks were removed from the proposal to satisfy abutter concerns.
  • Public Testimony:
    • Brandon Cook (Attorney for abutter at 5 Caspian Way): Confirmed no objection following the removal of the rear decks.
  • Motion: "Motion of approval with a proviso that it undergoes BPD design review."
  • Vote: Unanimous approval (6-0).

Last updated: Feb 14, 2026

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