Zoning Board of Appeal

• Governing Body: Zoning Board of Appeal
• Meeting Type: Public Hearing
• Date: July 14, 2026
• Time: 09:30 AM
• Board Members Present: Norm Stembridge (Secretary), Hansy Better Barraza, Shamaiah Turner, Katie Whewell, Alan Langham, and the Chair.

The Board considered the approval of the hearing minutes from June 16, 2026.

• Action: Motion to approve the minutes made by Mr. Stembridge.
• Vote: Unanimous approval (6-0).

The Board reviewed nine extension cases deemed reasonable by the Secretary.

• Cases Included:
  1. BOA 1590502: 8 Vernon Street
  2. BOA 1175767: 16-22 Linden Street
  3. BOA 1175793: 6 Pratt Street
  4. BOA 1554601: 62 North Beacon Street
  5. BOA 1426452: 68 Terrace Street
  6. BOA 0547315: 268-274 Friend Street
  7. BOA 1627005: 238-240 Maverick Street
  8. BOA 1480626: 24 Dry Dock Avenue
  9. BOA 1341015: 146 M Street
• Action: Motion to grant all extensions as requested.
• Vote: Unanimous approval (6-0).

The Board addressed requests for deferrals for the following cases:

• Case BOA 1846713 (1-1H Washington Place): Attorney Ryan Spitz requested a deferral to wait for a full seven-member board.
  • Action: Deferred to August 11, 2026.
  • Vote: Unanimous approval (6-0).
• Case BOA 1836310 (44 Granger Street): Request for deferral to allow for a community meeting with the Office of Neighborhood Services (ONS).
  • Action: Deferred to August 25, 2026.
  • Vote: Unanimous approval (6-0).

The applicant proposed changing the use of the property from a two-family to a four-family residence. The project involves interior renovations and rebuilding the roof while maintaining the existing footprint and height.

• Public Testimony:
  • Emma Jones (ONS): Deferred to the Board's judgment; noted the Chinatown Neighborhood Council expressed concerns about family suitability.
  • Ashley (Councilor Flynn's Office): Supported the project.
  • Councilor Erin Murphy: Supported the project.
  • Debbie (Chinatown Main Streets): Supported the project, noting the building has not been renovated in 60 years.
• Action: Motion of approval with no building code relief and a requirement for BPDA design review of the front elevation.
• Vote: 5-1 (Shamaiah Turner opposed).

The applicant, Just Salad, sought relief for takeout use in a 1,830-square-foot space formerly occupied by Talbot's.

• Public Testimony:
  • Siggy Johnson (ONS): Deferred to the Board; noted the Neighborhood Association of the Back Bay is in non-opposition.
  • Ashley (Councilor Flynn's Office): Supported the project.
• Action: Motion to approve.
• Vote: Unanimous approval (6-0).

The applicant proposed the construction of a 658-square-foot roof deck and a pergola on a four-story multi-family building.

• Public Testimony:
  • Siggy Johnson (ONS): Deferred to the Board.
  • Ashley (Councilor Flynn's Office): Opposed the project based on a policy against new roof decks in residential areas due to quality-of-life concerns.
• Action: Motion of approval with a proviso for BPDA design review to ensure the deck and pergola are not visible from the street.
• Vote: Unanimous approval (6-0).

This Article 80 case involves a $30 million renovation of Suffolk’s headquarters to create a state-of-the-art office for technology and AI research. The specific request was for an 8-foot high steel picket black fence.

• Key Quote: "This $30 million renovation of 100 Magazine Street will transform our office and warehouse space into state-of-the-art office that will house Suffolk's technology, innovation research and product development teams."
• Public Testimony:
  • Jeremy Benberry (ONS): Deferred to the Board.
  • Councilor Erin Murphy: Supported the project.
  • Mark Delazio (Carpenters Local 327): Supported the project.
• Action: Motion to approve.
• Vote: Unanimous approval (5-0; Chair recused).

This Article 80 project involves the historic restoration of the Dorchester Music Hall and Clapp Fieldhouse, combined with a new residential addition. The project will create 47 units (9 affordable) and 18 parking spaces.

• Public Testimony:
  • Jeremy Benberry (ONS): Deferred to the Board; noted mixed community views regarding parking.
  • Councilor John Fitzgerald: Supported the project.
  • Nicholas Armata (Boston Landmarks Commission): Enthusiastically supported the preservation and adaptive reuse of the historic structures.
• Action: Motion of approval with BPDA design review focusing on the Leonard Street pedestrian experience.
• Vote: Unanimous approval (5-0; Chair recused).

An Article 80 proposal to construct 38 units of 100% affordable senior housing in a seven-story building.

• Public Testimony:
  • Jeremy Benberry (ONS): Deferred to the Board; noted 34 letters of support but one letter of opposition from an abutter regarding the building's scale and height (84 feet).
  • Robert Moran (Attorney for 888 Tremont Street): Opposed the project, stating, "The applicant is trying to put an enormous project... on a tiny lot."
• Action: A motion to approve failed (4-1, with Alan Langham opposed). The case was subsequently deferred to August 25, 2026.
• Vote on Deferral: Unanimous approval (5-0).

The applicant appealed the Inspectional Services Department's (ISD) classification of a basement space as a third dwelling unit, arguing it was a "man cave" for the owner's use.

• Discussion: Commissioner Mark Joseph (ISD) argued the space contained all components of a dwelling unit (sleeping, cooking, bathing, living) and was not contiguous with the owner's unit.
• Action: Motion to deny the interpretation request and uphold the ISD decision.
• Vote: Unanimous (5-0).

A rediscussion regarding three missing zoning violations for a previously approved project, including use regulations and lot area per dwelling unit.

• Action: Motion of approval with a proviso that the project be submitted to BPDA for design review to ensure consistency with previously stamped drawings.
• Vote: Unanimous approval (6-0).