Zoning Board of Appeal

November 18, 2025
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Meeting Minutes: Zoning Board of Appeal

Governing Body: City of Boston Zoning Board of Appeal Meeting Date: November 18, 2025, at 09:30 AM Attendees:

  • Jeanne Pinado (Chair)
  • Norm Stembridge
  • Giovanny Valencia
  • Shamaiah Turner
  • Hansy Better Barraza
  • Katie Whewell
  • Alan Langham

Executive Summary

The Zoning Board of Appeal convened for a lengthy session on November 18, 2025, addressing a wide range of zoning and building code appeals. Key decisions included granting numerous extension requests, approving several Board Final Arbiter cases, and conditional use permits for a Groundwater Conservation Overlay District and a building code variance. The Board also approved multiple Article 80 cases, including a significant office-to-residential conversion at 60 Canal Street and a large mixed-use development at 75-77 Dorchester Street. Discussions often centered on balancing development with neighborhood character, parking concerns, and the need for affordable housing. Several cases were deferred for further review or re-advertisement.

Official Meeting Agenda and Minutes

I. Call to Order and Procedural Announcements

  • The meeting was called to order at 09:30 AM.
  • The hearing is being conducted virtually via Zoom webinar and live-streamed, in accordance with new laws allowing virtual hearings through June 2027.
  • Public access is available via telephone and video conferencing, with instructions listed on the agenda.
  • Panelists (Board members, applicants, representatives) are encouraged to keep video on.
  • Comments in support will be followed by comments in opposition.
  • Order of comments: Elected officials, representatives of elected officials, and members of the public.
  • The Chair may limit comment time, prioritizing those most impacted by the project.
  • Instructions for raising hands to comment were provided for Zoom and telephone participants.

II. Roll Call

  • Norm Stembridge: Present
  • Giovanny Valencia: Present
  • Shamaiah Turner: Present
  • Hansy Better Barraza: Present
  • Katie Whewell: Present
  • Alan Langham: Present
  • Jeanne Pinado (Chair): Present

III. Extension Requests (Scheduled for 09:30 AM)

  • Case BOA-128-5218: 94 Morris Street

  • Case BOA-128-5217: 94 Morris Street

  • Case BOA-1456727: 270 Sumner Street

  • Case BOA-759563: 80 Marginal Street

  • Case BOA-1387348: 55 Meridian Street

  • Case BOA-147-3283: 604 Metropolitan Avenue

  • Case BOA-1428646: 42 East Street

  • Case BOA-13077: 306 Sumner Street

  • Case BOA-1197822: 131 [Street Name Not Specified]

  • Case BOA-1461525: 48 Torrey Street

  • Case BOA-1523713: 9 Vaughn Avenue

  • Case BOA-1523744: 11 Vaughn Avenue

  • Case BOA-1523749: 17 Vaughn Avenue

  • Case BOA-1523753: 19 Vaughn Avenue

  • Case BOA-1387346: 631 to 633 Cummins Highway

  • Case BOA-124-2680: 171 Quarry Road

  • Case BOA-1536940: 8 Old Road

  • Case BOA-1488429: 1523 to 1525 Blue Hill Avenue

  • Case BOA-114374: 449 Cambridge Street

  • Case BOA-3319: 2 Emery Road

  • Case BOA-1494933: 260 Newbury Street

  • Case BOA-1041086: 24 Spalding Street

  • Motion: To grant all requested extensions.

  • Mover: Norm Stembridge

  • Second: Giovanny Valencia

  • Vote:

    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes

  • Outcome: Motion carries (7-0).

IV. Board Final Arbiter Cases (Scheduled for 09:30 AM)

A. Case BOA-118-2380: 5 Glenburn Street

  • Applicant/Representative: Matt Mueller (Architect)
  • Summary of Discussion:
    • Project history: Originally approved with three parking spaces, reduced to one due to tree preservation.
    • Current issue: Difficulty and high cost ($45,000+, potentially years) of moving a utility pole in front of the remaining parking spot.
    • Reasons for difficulty: Fire safety concerns (power line proximity), need for multiple street opening permits for three utilities, impact on public park lighting, potential egress issues with a neighboring gate.
    • Proposal: Remove the parking space, which also removes a potential curb cut, balancing the impact.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Companion Cases: 94 Marr Street

  • Case BOA-128-5218: 94 Marr Street
  • Case BOA-128-5217: 94 Marr Street
  • Applicant/Representative: Richard Lins (Attorney) on behalf of Rafael Galdanez and Nadia Tutoroa.
  • Summary of Discussion:
    • Project: New four-unit residential dwelling on a vacant lot, approved in 2023.
    • Issue: ISD requested a separate means of egress for the four-story dwelling, requiring an external stairwell from the fourth level.
    • No increase in rear setback; project remains within previously granted dimensional relief.
    • Described as a "very straightforward proposal."
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

V. Groundwater Conservation Overlay District Case (Scheduled for 09:30 AM)

A. Case BOA-1785891: 85 Chandler Street

  • Applicant/Representative: Mark Lacasse (Attorney) for Michelle Hediger (Property Owner).
  • Summary of Discussion:
    • Project: Gut renovation of an existing two-family home in the South End, including installation of a groundwater recharge system.
    • No other zoning violations.
    • Article 32 compliance letter from BWSC and "no harm" letter from civil engineer submitted.
  • Public Comment:
    • Christian Simonelli (Boston Groundwater Trust): Confirmed receipt of both G-Card letters from the applicant.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

VI. Building Code Case (Scheduled for 09:30 AM)

A. Case BOA-175-9580: 157 West Canton Street

  • Applicant/Representative: Doug Anderson (Rimkus, formerly C3 Boston).
  • Summary of Discussion:
    • Project: Replacement of a roof deck accessed by a roof hatch on an existing single-family home.
    • Issue: ISD refusal letter citing building code requiring roof access via a head house.
    • Applicant argues a head house would conflict with zoning (Article 64 restricted roof structure district provision), increase FAR, and is unnecessary for a single-family dwelling.
    • Replacement railing and hatch are invisible from the street (except for corner visibility).
    • Request: Retain the roof hatch for roof deck access.
  • Motion: To approve a relief of variance for the building code.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

VII. Subcommittee Cases from November 6th

  • Case BOA-1759609: 72 Layton Street - Approved.

  • Case BOA-1772272: 364 Main Street - Approved.

  • Case BOA-178-3484: 100 City Hall Plaza - Approved.

  • Case BOA-17022910: 93 Charter Street - Withdrawn.

  • Case BOA-175-9889: 18 Rockland Square - Approved.

  • Case BOA-17426Q2: 917 East Broadway - Approved.

  • Case BOA-17506-6013: 78 Harbor View Street - Approved with proviso: removal of one parking space and site plan review by Austin Planning Office focusing on ground surface.

  • Case BOA-1710454: 118 Oat Street - Approved.

  • Case BOA-1749143: 29 Aldworth Street - Approved.

  • Case BOA-1766722: 61 Wheeler Road - Approved.

  • Case BOA-1766114: 8 Preston Road - Approved.

  • Case BOA-1721220: 128 Garden Street - Approved.

  • Case BOA-175-7994: 51-53 Brookline Avenue - Approved with proviso: Plane Department Design Review for Signage and Compliance.

  • Case BOA-1769103: 26 Windom Street - Deferred until today.

  • Motion: To approve the subcommittee recommendations.

  • Mover: Norm Stembridge

  • Second: Giovanny Valencia

  • Vote:

    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: No (for 364 Main Street, agreeing with Planning's recommendation for denial due to living space below design flood elevation)
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes

  • Outcome: Motion carries (6-1, with one abstention/no vote on a specific case).

VIII. Requests for Withdrawals or Deferrals (Scheduled for 09:30 AM)

A. Case BOA-1720983: 707-704 Metropolitan Avenue

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci).
  • Reason for Deferral: Sister application not advertised; both need to be advertised simultaneously.
  • Requested Date: December 16th.
  • Motion: To defer to December 16th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-1696317: 58 Mallet Street

  • Reason for Deferral: No one present, but a note indicated deferral until December 9th.
  • Motion: To defer to December 9th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

IX. Hearings (Scheduled for 09:30 AM)

A. Companion Cases: 60 Canal Street

  • Case BOA-1690497: 60 Canal Street (Zoning Matter)
  • Case BOA-1789293: 60 Canal Street (Building Code Refusal)
  • Applicant/Representative: Attorney Jeff Drago (Drago & Toscano) for Mark Blotner (Owner/Developer); Arthur Chu (Architect).
  • Summary of Discussion:
    • Project: Office conversion to office, general retail, and residential use (six units) at 60 Canal Street, a building in the Bullfinch Triangle District.
    • Third, fourth, fifth, and sixth floors to be converted to residential.
    • Basement, first, and second floors remain commercial/retail (tenant: Ski Monster).
    • BPDA changed zoning in March 2025 to allow residential housing in this area.
    • Original refusal letter (January 2025) cited two variances: GCOD and residential use. Residential use no longer requires variance due to zoning change.
    • Zoning Violation: Groundwater Conservation Overlay District (GCOD) conditional use permit.
    • Building Code Refusal: Due to conversion from commercial to residential, the existing six-story, 99-foot building (5B, 3B construction) exceeds current code for residential (five stories, 75 feet). Research indicates actual 4B construction allows 12 stories, 180 feet.
    • Mitigation: Interior timbers, wood, and steel will be painted with intumescent paint for a two-hour fire rating. New elements will meet current codes.
    • Units: Six large, family-sized units (two-bedroom, 1,864-2,782 sq ft). Owner will occupy the largest unit. Units will be rental, condo-ready.
    • Public Comment:
      • Eva Jones (Mayor's Office of Neighborhood Services): Defers to the Board. Community process (abutters meeting 2/27/25) lightly attended. One letter of support received (revitalization, housing). West End Civic Association provided non-opposition.
      • Christian Simonelli (Boston Groundwater Trust): Confirmed receipt of both G-Card letters.
      • Samantha Courage (Councilor Durkan's Office): Supports the proposal, noting non-opposition from neighborhood associations and alignment with Councilor's goal to allow housing in Bullfinch Triangle.
      • Jay Walsh (Downtown North Association): Supports, "very excited to see this building activated again."
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-161-8586: 1812 Columbia Road

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci) for Brian and Patty Clarity (Owners); David Freed (Architect).
  • Summary of Discussion:
    • Project: Demolish existing structure (approved via Article 85) and erect a new three-story, three-residential dwelling with five garage parking spaces on a 4,673 sq ft corner lot.
    • Unit matrix: One 700 sq ft studio, two 2,000 sq ft three-bedroom units, each with a balcony.
    • Ground floor: Five parking spaces and studio unit. Second/third floors: Two bi-level units.
    • Variances/Conditional Uses Sought:
      • Front Yard Setback: Required 5 ft, modal 20 ft, proposed 3 ft. Hardship due to unusual corner lot configuration.
      • Roof Structure Restriction (Conditional Use): Proposed height (35 ft) exceeds existing (32 ft) due to text amendment, despite being compliant with zoning code for the sub-district. Planning Department notes need for zoning reform on this.
      • Greenbelt Protection Overlay District (Conditional Use): Triggered by over 5,000 sq ft GFA, requiring Boston Parks Department review for flood resiliency.
    • Context: Site surrounded by mixed-use, multi-unit structures. Architect presented contextual photos showing varied housing types and uses, and how the proposed footprint aligns with surrounding structures.
    • Public Comment:
      • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (July 2024, July 2025) had mixed support/opposition. Five opposed (setbacks, design), 13 supported (revisions, good character of applicants). 101 letters of support (7 from 300-ft radius), 6 letters of opposition. City Point Neighborhood Association opposes (height, front yard setback).
      • Ashley (Councilor Flynn's Office): Supports. Notes proponent reduced project from four to three stories, changed from three flats to one flat and two duplexes, and included five parking spots. Acknowledges neighbor concerns but believes advocacy led to a better project.
      • Anthony Girardi (Councilor Murphy's Office): Supports.
      • Jim Cohen (Resident): Supports. "Violations... are just sort of routinely given... nice looking structure... asset to the neighborhood."
      • Chris Ram (794 East 7th Street, Direct Abutter): Opposes. "Variations... are not hardships per se, they're desires... will impact my light, my air, it's going to impact the overall look and feel of the area."
      • Thomas Casper (Senator Nick Collins' Office): Supports.
      • Bob Swabalis (1808 Columbia Road, Direct Abutter): Opposes. While updated design is an improvement, believes zoning is ignored. "Not a hardship issue. They have chosen to do this."
      • Joe McSally (Resident): Supports. "Wonderful addition... great that they're allowing their family to stay together in the city."
      • Kathy Lafferty (Resident, East 7th Street): Supports. "Lifelong resident, we've seen more complex and controversial projects allowed... This is a family who is hoping to change their home so that their children can remain in this community."
      • Robin Adams (794 East 7th Street, Direct Abutter): Opposes. Supports renovation, not teardown for luxury condos. Raises design concerns: basement in flood zone, blank wall on second floor, too many balconies/not enough green space. Argues lot shape is an advantage, not a hardship. Suggests lowering building 4 ft for height compliance, eliminating garage for indoor parking.
      • Carolyn Sullivan (790 96th Street, Direct Abutter): Supports. Appreciates changes made by Clarities.
      • Lou Anne O'Connor (President, City Queen Neighborhood Association): Opposes. Association voted overwhelmingly in opposition. Notes many supporters lack legal standing and support based on owners. Calls it a "political hot button issue." Requests denial or denial without prejudice to work with direct abutters. Argues design does not fit the "beach line" area.
    • Applicant Response: Attorney Spitz addressed design issues can be handled during design review. Height is compliant under Article 68 (35 ft), but roof structure restriction is a "need of zoning reform." Article 85 demolition permit approved. No livable space in basement. Noted over 271 letters of support.
  • Board Discussion: Ms. Whewell noted the odd lot shape drives some setback relief and the project increases density consistent with city goals. Height is largely consistent with the neighborhood.
  • Motion: To approve with two provisos: 1) Project goes under BPDA design review. 2) Project goes under review of the Department of Parks and Recreation due to location in Greenbelt Protection Overlay District.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

C. Case BOA-173-6225: 921 to 925 Parker Street

  • Applicant/Representative: Attorney Adam Braillard (Prince Labelle Tye) for T-Mobile Northeast LLC; Matt Bandle (Northeast Site Solutions); Ryan Ramos (T-Mobile Radio Frequency Department).
  • Summary of Discussion:
    • Project: Conditional use permit to install and operate a wireless communications facility on an existing Boston Housing Authority (BHA) building (seven stories) at 221-225 Parker Street (40 Bickford) in Jamaica Plain.
    • Proposal: Install panel antennas, remote radio units, and cabinetry on the rooftop, concealed behind a screen.
    • Relocation from another BHA building (265 Center Street) undergoing renovation.
    • Lease agreement signed with BHA in 2025.
    • Safety: T-Mobile adheres to FCC guidelines for safety emissions.
    • Proximity to schools: Philbrick Elementary School is nearby but will be closing by the time the project is operational.
    • Applicant confirmed it is a minority applicant.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Jamaica Plain): Defers to the Board. Community process (abutters meeting 8/26/25) had no concerns raised. Jamaica Plain Neighborhood Council (9/17/25) approved. No further community feedback.
  • Motion: To approve with BPDA Design Review.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

D. Case BOA-1723491: 107 Magnolia Street

  • Applicant/Representative: Bonnie Tam (JCBT Architect).
  • Summary of Discussion:
    • Project: Eight-unit condo building (three-story wood frame) with five off-street parking spaces on a vacant lot in Dorchester.
    • Units: Two on first floor, three on second, three on third. Each 2-bed, 2-bath, 950-1,150 sq ft.
    • Roof for mechanicals only, no roof deck.
    • Variances Sought (Article 50): Minimum lot size, front yard setback, side yard setback, FAR, open space, minimum parking (5 proposed, 8 required).
    • Current property: Vacant lot with unpaved parking used by adjoining buildings. Surrounded by multi-family residences.
    • Parking access: Four spaces along Magnolia Square, one on Magnolia Street. Applicant suggested enclosing with garage doors if visibility is an issue. Board member noted site design and parking as "inefficient."
    • Support from Senator's office.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Dorchester): Defers to the Board. Community process (abutters meeting 5/20/25) lightly attended, one constituent supported. Dudley Street Neighborhood Initiative supported (pleased one of eight units would be affordable).
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: No (due to odd parking and massing)
    • Katie Whewell: No (agrees with Planning, needs more work on parking and massing)
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (5-2).

E. Companion Cases: 725 & 735 Adams Street

  • Case BOA-1728734: 725 Adams Street
  • Case BOA-1728737: 735 Adams Street
  • Applicant/Representative: Attorney Don Wiest (Dane Torpey) for Adams Street Village, LLC; Mary Davis (Ownership Representative).
  • Summary of Discussion:
    • Project: Amendment of provisos from 1966/1967 approvals for an 88-unit rental apartment complex (40 units at 725, 48 units at 735).
    • Issue: Original approval required one parking space per unit (88 spaces). Currently, only 63 spaces can fit on controlled land. Some original spaces were erroneously laid out in a private way.
    • Proposal: Amend provisos or get variances for today's parking requirements. Proposed 63 spaces (0.72 spaces/unit) aligns with current Boston Transportation Department guidelines.
    • Other provisos to address: Remove requirement for cedar board fence (expensive, maintenance nightmare), remove "no fees for parking" (current practice is to charge separately to discourage unnecessary car ownership).
    • Current usage: Only 64 tenant cars registered when 99% occupied.
    • Patrick Hoey (Boston Transportation Department) available to speak on compliance with modern parking expectations.
    • Board member asked about preserving the private way. Applicant confirmed no change to the way itself, only removing parking spaces from it.
  • Public Comment:
    • Emma Jones (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (9/17/25) heavily attended, significant opposition to loss of parking. Four letters of opposition. Ashmon Adams Civic Association (11/6/25) supports, stating changes bring property into compliance without disruption.
    • Liam Ramis (Councilor Fitzgerald's Office): Supports.
    • Melissa Rall (11 West Moreland Street, Resident): Opposes removing parking spaces due to existing influx of residential parking needs and overflow onto her street.
    • Mary Volnaife (8 Westmoreland, Direct Neighbor): Echoes Melissa's concerns, requests a plan that maintains current parking spaces.
  • Motion: To approve with a proviso that pedestrian access be maintained at 735 Adams Street by the 1966 proviso.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

F. Companion Cases: 56 Old Morton Street & 56R Wichita Terrace

  • Case BOA-1709606: 56 Old Morton Street
  • Case BOA-1732175: 56R Wichita Terrace
  • Applicant/Representative: Michael Chavez (Architect) for the owner.
  • Summary of Discussion:
    • Project: Conversion of a two-car garage into an Accessory Dwelling Unit (ADU) (two-bed, one-bath) at 56 Old Morton Street, associated with an existing two-family home.
    • ADU will be for the owner's elderly mother.
    • Address clarification: Assigned 56R Wichita Terrace, but working to get 56R Old Morton Street to align with existing home.
    • Zoning Variances Sought: Second dwelling on a single lot (outside ADU district), side yard setback, rear yard setback, FAR (exceeds when combined with existing two-family).
    • Exterior to be redone for residential look, new windows/doors, common access to rear yard. Utilities connected to main house.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Mattapan): Defers to the Board. Abutters meeting (8/11/25) lightly attended, one supporter. River Street Civic Association allowed proposal to move forward despite parking concerns.
    • Timothy Guimon (Councilor Brian Worrell's Office, District 4): Supports, noting community process and non-opposition from River Street Civic Association.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Hansy Better Barraza
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

G. Case BOA-1732895: 8 to 12 Ambrose Street

  • Applicant/Representative: Attorney John Plagini for Bob Greisfelder.
  • Summary of Discussion:
    • Project: Demolish existing vacant two-family structure at 8-12 Ambrose Street (Roslindale) and construct a three-story, three-unit residential homeownership building.
    • Context: 2F5000 sub-district, near S1, S4 squares and streets sub-district. Surrounded by three-family, two-family, commercial building, and nine-unit building.
    • Units: Three condos, each 3-bed, 2.5-bath, ~1,800 sq ft. Each with two car parking within the building and a small roof deck.
    • Community process: Applicant met with rear abutter and revised plans, narrowing the building and increasing rear yard setback from 6 ft to 14 ft.
    • BPDA recommends approval with design review.
    • Provides three homeownership opportunities with no displacement.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Roslindale): Defers to the Board. Abutters meeting (7/21/25) lightly attended, one abutter inquired about setbacks. West Village Neighborhood Association (9/18/25) approved. One letter of opposition (height and size).
  • Motion: To approve with provisos: 1) Plans submitted to Planning for design review to enhance walkway lighting. 2) Signage indicating main entrance to Unit 3.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

X. Requests for Withdrawals or Deferrals (Scheduled for 11:00 AM)

A. Case BOA-1719823: 32 Gordon Street

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci) for George Maranci.
  • Reason for Deferral: Incorrect advertisement, needs re-advertisement.
  • Requested Date: January 13th.
  • Motion: To defer to January 13th.
  • Mover: Alan Langham
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XI. Hearings (Continued from 09:30 AM)

A. Case BOA-1762986: 6 Manton Terrace

  • Applicant/Representative: Attorney Jeff Drago (Drago & Toscano) for Justin and Bruce Efron (Efron Property Group); David Fried (Chewing Company, Architect).
  • Summary of Discussion:
    • Project: Change occupancy from three residential units to four by converting an existing basement space to a residential unit. No changes to exterior contours except window wells.
    • Lot area: 4,500 sq ft. Zoning: MFR (Multi-Family Residential), use allowed.
    • Basement unit: 835 sq ft, 2-bed, 2-bath, 7 ft 6 in ceiling height, two egress, sprinklered.
    • Zoning Violations:
      • FAR: Allowed 1.0, proposed 1.1.
      • Off-street parking: Parking on site (two curb cuts, rear parking), but cited for violation.
      • Side setback: Pre-existing violation.
    • BPDA recommends approval, noting it fits the context of the area.
    • Unit will be rental.
  • Public Comment:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (8/26/25) no concerns raised. Alston Civic Association supports.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Hansy Better Barraza
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-1749533: 27-29 Everett Street

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci) for Jason and Hannah Krupp (Owners).
  • Summary of Discussion:
    • Project: Change use of existing three-unit structure to six units via new vertical and rear addition.
    • Lot: 5,000 sq ft, rear entirely paved for parking. Zoning: 3F4000 sub-district, resulting in use violation.
    • Context: Near North Beacon Street, abutting property zoned LI-2. Area has mixed multi-family units. Close to 15 North Beacon Street (5-10 story mixed-use). Aligns with Alston Brighton Needs Assessment for housing/density.
    • Units: Unit 1 (1st floor/basement, ~2,000 sq ft), Unit 2 (2nd floor original, ~1,162 sq ft), Unit 3 (2nd floor addition, ~800 sq ft), Unit 4 (3rd floor original, ~1,095 sq ft), Unit 5 (3rd floor addition, ~800 sq ft), Unit 6 (4th floor, ~1,262 sq ft).
    • Violations:
      • Additional Lot Area: Required 2,000 sq ft/unit, not met.
      • Height: Max 3 stories/35 ft, proposed 4 stories/46 ft. Consistent with other properties on Everett Street.
      • FAR: Allowed 0.8, proposed 1.42. Comparable to other multi-unit buildings.
      • Rear Yard Insufficiency: Required 30 ft, proposed 18 ft. Directly abuts parking lot.
      • Open Space: Required 650 sq ft/dwelling, proposed 225 sq ft/dwelling.
      • Parking Insufficiency: Required 1.75 spaces/unit, proposed 4 total spaces. Aligns with reducing private vehicle dependency, close to transit.
    • BPDA recommends approval.
  • Public Comment:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (8/19/25) no concerns raised. Alston Civic Association concerned about tenant displacement but voted to support.
  • Motion: To approve with proviso: Plans submitted to Planning Department for design review.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XII. Hearings (Scheduled for 11:00 AM)

A. Companion Cases: 15 to 19 Edinburgh Street

  • Case BOA-1692087: 15 to 19 Edinburgh Street
  • Case BOA-1692090: 15 to 19 Edinburgh Street
  • Applicant/Representative: Attorney Sean Regan (Dalton and Feingold) for Lung Family Realty Trust; Phil Horesco (Architect).
  • Summary of Discussion:
    • Project: Legalize long-existing uses at 15-17 Edenboro (Moon Villa restaurant building). No changes to uses or structure beyond building code improvements.
    • Issue: Simple parking violation and need for building code improvements.
  • Public Comment:
    • Eva Jones (Mayor's Office of Neighborhood Services): Defers to the Board. Community process (abutters meeting 4/3/25) well attended, support for proposal and housing. Chinatown Neighborhood Council (4/14/25) supports.
    • Ashley (Councilor Flynn's Office): Supports, based on good community process and support from Chinatown Residence and Association and Chinatown Neighborhood Council. Requests continued collaboration on neighborhood issues.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-169-7382: 417 to 421 Hyde Park Avenue (Cannabis Case)

  • Applicant/Representative: James Christopher (686 Architects) for Zenith Dispensary; Emmanuel Amante (Owner/Security Specialist).
  • Summary of Discussion:
    • Project: Tenant fit-out of existing commercial building for a cannabis dispensary.
    • Basement: Office, storage, sprinkler room, employee space.
    • First floor: Controlled entry (two-step verification), sales floor, pay terminals, exit.
    • Exterior: Minimal change, new parapet wall, windows, doors.
    • Use is conditional.
    • Approval from Cannabis Control Commission.
    • Hours of operation: Mon-Sat 9 AM-10 PM, Sun 10 AM-8 PM (clarified 3 PM for weekend afternoon hours).
    • Security: Full camera system (24-hr, high-def), on-site security personnel, protocols for BPD incidents.
    • Proximity to schools: Philbrick Elementary School nearby, but will be closing by project operation.
    • Applicant confirmed it is a minority applicant.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Roslindale): Defers to the Board. Community meeting (1/25/25) had concerns about litter/loitering, but also excitement for business in vacant storefront. Mount Oak Canterbury (local civic) opted not to take a stance. Two letters of concern received regarding trash handling and food/spice odors.
    • Timothy Guimon (Councilor Brian Worrell's Office, District 4): Non-opposition, confirmed Mount Hope Canterbury also non-opposition.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

C. Case BOA-173-3651: 26 Barnum Place

  • Applicant/Representative: Janice and Dave (Owners); Nick Landry (DRT Architect).
  • Summary of Discussion:
    • Project: Build two family homes on lot across from current residence, with owners moving into one and mother into the other.
    • Violations/Relief Sought:
      • Insufficient lot area per unit: Consistent with 1984 plan (approx. 1,000 sq ft/unit).
      • Excessive FAR: Driven by finishing basement.
      • Building height exceeded: Head house design, peak at 43.6 ft (consistent with two recently updated buildings in area).
      • Insufficient front yard setback: Aligns with other structures on Bernard Place.
      • Location of parking: On corner, reduces traffic on private way. One car per unit (consistent with original plan).
      • Traffic visibility around corner: Corner lot, dead end private way, minimal traffic.
    • Site plan: Parking on either side of structure, allowing sight lines. Private way with minimal traffic.
  • Public Comment:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (8/13/25) supportive. Gate of Heaven Neighborhood Association in non-opposition.
    • Ashley (Councilor Flynn's Office): Supports, based on good community process and proponent working with neighbors. Requests continued collaboration during construction.
    • Jennifer Salmon (10 Bernard Place, Resident): Supports. Owners are "wonderful, involved people," communicated with neighborhood, considered feedback.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XIII. Requests for Withdrawals or Deferrals (Scheduled for 11:30 AM)

A. Case BOA-1769103: 26 Wyndham Street

  • Applicant/Representative: Attorney Ross.
  • Reason for Deferral: Changes to plan (increased rear yard setback, use variance for ADU bump-out) need to be advertised.
  • Requested Date: December 16th.
  • Motion: To defer to December 16th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-1670349: 501 Boylston Street

  • Applicant/Representative: Jody Sanchez (Golston & Storrs) for ownership.
  • Reason for Deferral: To permit Air Pollution Control Commission process to commence and conclude (January 14th hearing).
  • Requested Date: January 27th.
  • Motion: To defer to January 27th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

C. Companion Cases: 122 Wood Avenue

  • Case BOA-1690859: 122 Wood Avenue
  • Case BOA-1690861: 122 Wood Avenue
  • Applicant/Representative: Celine Rosa.
  • Reason for Deferral: Plans resubmitted with revisions, updated refusal letter received, in process of re-advertising.
  • Requested Date: December 16th.
  • Motion: To defer to December 16th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XIV. Hearings (Continued from 11:00 AM)

A. Case BOA-1766192: 1948 to 1950 Washington Street

  • Applicant/Representative: Srivani Desanidi (Owner-Manager, Crystal Spoons Fine Dining Restaurant).
  • Summary of Discussion:
    • Project: Zone for live entertainment at Crystal Spoons Fine Dining Restaurant.
    • Repurpose a specific area (with two standing spaces) for live entertainment.
    • Goal: Introduce cultural experience, create opportunities for local artists.
    • Proposed hours: Weekends 11:30 AM-3 PM; other days 7 PM-11 PM.
    • Entertainment: Indian cultural music, traditional music, tabla, instruments.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Roxbury): Defers to the Board. Abutters meeting (9/15/25) lightly attended, one inquiry about noise level addressed. Two letters of concern received regarding trash handling/disposal (bottles, cans, food/spice odors).
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-17707-2-4: 44 Center Street

  • Applicant/Representative: Attorney Jeff Drago (Drago & Toscano) for Lisa Berger and Ed Blank (Owners); Michael Chavez (Architect).
  • Summary of Discussion:
    • Project: Combine six parcels (five vacant, one existing single-family) and subdivide into two parcels, each with a new one-family dwelling. Owners (Lisa Berger and Ed Blank) will build and occupy one new house.
    • Context: Roxbury neighborhood. Lot originally zoned Open Space Urban Wild, but surrounding area changed to 3F or multi-family residential.
    • Lots obtained through "garage sale program" years ago, now taxable.
    • New house: 1,120 sq ft floor plate, barn-style look (replicating old barn), utilities in basement, two-car garage at grade, open living space, kitchen, bedroom upstairs.
    • Violation: Usable open space insufficient (applicant disputes, citing ISD and BPDA).
    • Open space: 5,778 sq ft of open space will remain.
    • Setbacks: Rear 36 ft, side 43.5 ft and 20.5 ft, front 15 ft.
    • Highland Park Architectural District: Initial meeting held, will return for final designs if approved.
    • Shared driveway, slightly enlarged curb cut. Most trees (except three) will remain.
    • Seven letters of support from immediate abutters.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Roxbury): Defers to the Board. Abutters meeting (6/18/25) concerns about occupancy (owner-occupied vs. rental/sale), open space, and barn being out of character. Highland Park Neighborhood Association opposed (green space, tree removal). Association signed deed for urban wild, requests board overturn.
    • Joan Seamster (Highland Park Resident): Opposes. Three major issues: 1) Size/color of barn (out of character, visible street). 2) Urban wild should be respected (from 1991 "yard sale"). 3) [Third issue not fully stated due to time].
    • Applicant Response: Attorney Drago stated the proposed building is smaller than others in the area. 6,000 sq ft of open space. Deed restriction for "yard sale" lots has expired (max 30 years under MA statute), allowing for housing. Precedent exists for such land to be developed after expiration.
  • Board Discussion: Ms. Better Barraza inquired about the conservation deed restriction and its lifting, noting the necessity of urban wild for climate change. Applicant confirmed expiration and precedent.
  • Motion: To approve with proviso: Project goes through Boston Landmark Commission for review, if required.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

C. Case BOA-175-6156: 8 Frost Avenue

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Moranty) for Andrew Ulrich (Owner); David Freed (Architect).
  • Summary of Discussion:
    • Project: Erect three new townhomes and a dormer expansion to an existing single-family dwelling, for a total of four units.
    • Goal: Create more homeownership opportunities.
    • Lot: 10,140 sq ft, 2F5000 sub-district, resulting in use violation.
    • Townhomes: Each 3-bed, office, open concept living/dining, roof deck. Approx. 2,068 sq ft.
    • Parking: Grade level, accessed by existing curb cut.
    • Violations:
      • Height (stories): Proposed 3 stories, code compliant 2.5 stories (due to elevation drop). Height in feet is compliant.
      • FAR: Allowed 0.5, proposed 0.81 (slight increase, low compared to neighbors).
      • 28 letters of support, including local civic group.
    • BPDA recommends approval.
  • Public Comment:
    • Abitul (Mayor's Office of Neighborhood Services): Defers to the Board. Abutters meeting (8/19/25) primarily opposition (neighborhood character, green space loss, parking issues). Two constituents supported. 32 letters of support (11 from direct abutters). Six letters of opposition (3 from direct abutters) arguing no adequate hardship, lot not unique, attorney minimized impacts. Popes Hill Neighborhood Civic Association supports (additional housing, good engagement, abutter support).
    • Liam Remus (Councilor Fitzgerald's Office): Supports.
    • Anthony Gilardi (Councilor Murphy's Office): Supports.
    • Mary Cooney (27 Boutwell Street, Resident): Opposes. Submitted letter of opposition. Cites incomplete/unsigned application. No hardships justified. Significantly alters neighborhood density, sets precedent. Not near transit. Requests delay or denial.
    • Adrienne (11 Frost Ave, Direct Abutter): Opposes. Street is tiny one-way, off dead end, too congested, no parking.
  • Motion: To approve with proviso: Plans submitted to Planning Department for design review.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XV. Interpretation Cases (Scheduled for 12:00 PM)

A. Case BOA-1689794: 62 to 66 Condo Street

  • Applicant/Representative: Attorney.
  • Reason for Deferral: Working with ISD on remaining violations.
  • Requested Date: January 13th.
  • Motion: To defer to January 13th.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Case BOA-168-5295: 265 to 269 Mapin Street

  • Applicant/Representative: Richard Lynn.
  • Reason for Withdrawal: Updated refusal received, violations resolved with ISD. Satisfied with ISD's interpretation.
  • Motion: To withdraw the appeal.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XVI. Break

  • A 15-minute break was taken.

XVII. Rediscussion Cases (Scheduled for 11:30 AM)

A. Case BOA-1765730: 75 to 77 Dorchester Street (Article 80 Case)

  • Applicant/Representative: Attorney Ryan Spitz (Adams & Maranci) for Jim and Andrew Stateris (Owners); Tim Johnson (Architect).
  • Summary of Discussion:
    • Project: New five-story mixed-use building with 15 residential units (three income-restricted affordable units per Article 79) and expanded restaurant space (Stats Bar and Grill).
    • Lot: 4,330 sq ft. Zoning: Multi-Family Local Services (MFRLS) sub-district under Article 68.
    • Public benefits: 15 new dwelling units, 3 affordable units, significant annual revenue to City, ~50 construction jobs, $4,500 bike share contribution, public realm improvements (widened sidewalks, two new street trees, raised crosswalk).
    • Context: Located near Perkins Square, 15-minute walk to Andrew and Broadway Red Line stations. Consistent with emerging multi-story, multi-family housing in the area. Attached to a six-story building.
    • Ground floor: 3,519 sq ft expanded restaurant space, trash room, bike room.
    • Units: Mix of 1-bed and 2-bed units, 597-988 sq ft.
    • Violations:
      • Insufficient lot size: Required 5,000 sq ft, proposed 4,330 sq ft.
      • Additional lot size: Required 1,000 sq ft/additional unit, not met.
      • Use (Forbidden/Conditional): Large restaurant with takeout is forbidden, pre-existing.
      • Roof structure restriction: New development height exceeds existing structures.
      • Height: Code compliant 35 ft, proposed 50 ft. Consistent with recently approved projects.
      • Excessive FAR: Allowed 1.5, proposed 4.4. Comparable to other multi-unit buildings.
      • Open Space: Required 200 sq ft/unit, but all roof decks/balconies removed due to community concerns, creating open space violation.
      • Side yard: Required 3 ft, consistent with other mixed-use buildings.
      • Rear yard: Cited in error, corner lot, rear yards do not apply.
      • Off-street loading: Required one bay, none provided.
      • Off-street parking: Required 1-1.5 spaces/unit, none on site. Secured 15 off-site parking spaces for 15 years across the street.
      • Traffic visibility across corner: Corner lot, structure taller than 2.5 ft.
  • Public Comment:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Article 80 process. Concerns raised about new height precedent and formalization of off-site parking. No civic association took a position. Community Alliance of Mission Hill opposes (reasons previously stated).
    • Ashley (Councilor Flynn's Office): Supports. Notes good faith compromises: 15 off-site parking spaces, removal of decks/balconies, inoperable windows on Athens Street, discontinuing outdoor dining, interior trash storage, crosswalk bump-out, 3 affordable units. Acknowledges neighbor concerns but appreciates willingness to work on parking crisis.
    • Anthony Gilardi (Councilor Murphy's Office): Supports.
    • Dylan Norris (BPDA, Development Review Division): Project approved by BPDA Board on 1/16/25 after Article 80 review, extensive collaboration with BCDC, elected officials, IAG, and Mission Hill community. Proponent continues to engage IAG on Article 80 documents. Defers on decision.
    • Frank Knippenberg (289 West 3rd Street, Resident): Supports. "Stats has been a great member of the community... consistent with other buildings."
    • Rick Baker (480 West Broadway, Direct Neighbor): Supports.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

B. Companion Article 80 Cases: 80 & 100 Smith Street

  • Case BOA-1765664: 80 Smith Street
  • Case BOA-1765668: 100 Smith Street
  • Applicant/Representative: Attorney Joe Hanley (Dermot, Quilty, Miller & Hanley) for Mission Associates (Developer); Dave McKay (Owner Representative); Ben Juan (Rhody Architects).
  • Summary of Discussion:
    • Project: Two new mixed-use buildings (80 and 100 Smith Street) on a 1.5-acre site, with 90 Smith Street (existing building) to remain.
    • Context: North of Mission Main Apartments, south of Our Lady of Perpetual Help Mission Church, Basilica, and Campus.
    • History: 2005 board approved residential development (two buildings, 14 and 8 stories). This is a Notice of Project Change (NPC) from 2022.
    • NPC Process: Three years of engagement, BCDC review, scoping DPIR, BPDA Board approval (January 2025).
    • Comparison to 2005 approval: Reduced high-rise component to 13 stories, reduced FAR, increased open space, reduced on-site parking.
    • Goals: Recognize historical character, support context of area, 218 units (33 income-restricted, 15% - 5 more than required), pedestrian infrastructure improvements, traffic calming, vehicular safety measures (near Mission Main Apartments, Mission Grammar School), improved landscaping (publicly accessible), all-electric sustainable development.
    • Relief Sought (Zoning has not changed since 2005):
      • FAR: Proposed 3.88, allowed 3.0. (Reduced since 2005).
      • Height: Allowed 55 ft, proposed exceeds. Contextually complementary.
      • Open Space: Slight variance at 100 Smith (80 Smith does not need variance).
      • Rear Yard: Slight variance (21.2 ft and 9.9 ft for mid-rise building).
    • Design: Buildings step down in height from 21 stories across St. Alphonsus Street to 13 stories (100 Smith) and 8 stories (80 Smith, abutting baseball fields). Material choices (masonry bases) tie into historic church campus.
    • Footprints simplified to preserve sight lines to church.
    • Publicly accessible landscaped open space (~1/3 acre) at grade.
    • Consolidated vehicular access to single curb cut off St. Alphonsus Street.
    • Parking: 40 spaces (for 90 Smith office use) + 21 below grade in parking garage.
    • Complete streets sidewalk design, curb bump-outs, new mid-block connection (for grammar school drop-off/pick-up).
    • Materiality: Red brick for urban condition, sand-tone brick for park backdrop, slate tile for upper levels (ties to Basilica roofscape), bay windows for residential articulation.
  • Public Comment:
    • Siggy Johnson (Mayor's Office of Neighborhood Services): Defers to the Board. Article 80 review. Concerns about height blocking sightlines to Basilica, and specifics of IDP arrangement. Community Alliance of Mission Hill opposes.
    • Ebony DeRosa (BPDA, Development Review Division): Project approved by BPDA Board on 1/16/25 after Article 80 review, extensive collaboration. Proponent continues to engage IAG on Article 80 documents. Defers on decision.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

C. Companion Cases: 12 Perkins Avenue & 12R Perkins Avenue

  • Case BOA-1781936: 12 Perkins Avenue
  • Case BOA-1709737: 12R Perkins Avenue
  • Applicant/Representative: Marisela Alvarez (Owner).
  • Summary of Discussion:
    • Project: Convert existing three-car detached garage into an Accessory Dwelling Unit (ADU) (two-bedroom, open space, bathroom) for owner's elderly mother.
    • Owner lives in a two-family at 12 Perkins Avenue. Mother currently on second floor, needs ground unit due to age/stairs.
    • Required new address for garage (12R Perkins Avenue).
    • Needs approval for two buildings/houses on the same lot.
  • Public Comment:
    • Jeremy Benbury (Office of Neighborhood Services, Hyde Park): Defers to the Board. Abutters meeting (7/28/25) supporters voiced concern for future parking if rented, and whether work would begin without permit. Group Park Civic Association supported.
  • Motion: To approve.
  • Mover: Norm Stembridge
  • Second: Giovanny Valencia
  • Vote:
    • Norm Stembridge: Yes
    • Giovanny Valencia: Yes
    • Shamaiah Turner: Yes
    • Hansy Better Barraza: Yes
    • Katie Whewell: Yes
    • Alan Langham: Yes
    • Jeanne Pinado (Chair): Yes
  • Outcome: Motion carries (7-0).

XVIII. Adjournment

  • The meeting was adjourned.

Last updated: Nov 25, 2025

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