Zoning Board of Appeal

The hearing was called to order at 9:30 AM by the Chair. The meeting was conducted virtually via Zoom in accordance with the Open Meeting Law.

• Roll Call: Norm Stembridge, Alan Langham, Hansy Better Barraza, Shamaiah Turner, and Katie Whewell were present, constituting a six-member board.
• Approval of Minutes: The board voted unanimously to approve the hearing minutes from July 28, 2026.

The board considered six extension cases in a single block vote.

• Cases Included:
  1. BOA 1625031: 26 Lawrence Avenue
  2. BOA 1450131: 60-70 Geneva Avenue
  3. BOA 1526561: 1015 Hyde Park Avenue
  4. BOA 55: 1052 Hyde Park Avenue
  5. BOA 101-9280: 10-12 Bentham Road
  6. BOA 159-8752: 308 Norwell Street
• Action: The board voted unanimously (6-0) to approve all extensions as requested.

The applicant, Paul Grant, represented by architect Nick Landry, requested the removal of a proviso requiring permeable pavers for three parking spaces.

• Discussion: The applicant argued that a stormwater management system approved by Boston Water and Sewer was already in place. Board members expressed concern regarding the 'heat island effect' and the preservation of open space. Member Katie Whewell noted, 'The intentions of the board is to preserve open space and to remove the heat island effect that's usually tied to impermeable surface.'
• Vote 1 (Approval): Motion to approve failed. (Stembridge: Yes; Langham: No; Better Barraza: Yes; Turner: No; Whewell: Yes).
• Vote 2 (Denial): Motion to deny carried. (Stembridge: Yes; Langham: Yes; Better Barraza: Yes; Turner: Yes; Whewell: Yes).

Several cases were deferred to future dates:

• 86 Walworth Street (BOA 1787126): Deferred to September 22, 2026, to allow for a full seven-member board.
• 425 East 3rd Street (BOA 1749425): Deferred to September 22, 2026.
• 121 River Street (BOA 1782691): Deferred to September 22, 2026, for plan revisions.
• 57 Mount Vernon Street (BOA 1825854): Deferred to September 22, 2026, as the applicant was not present.
• 722 East 8th Street (BOA 1820617): Deferred to September 8, 2026.
• 105 Pleasant View Street (BOA 1835904): Deferred to September 22, 2026.

Applicant Ristorante Lucia requested approval for seasonal outdoor seating (May 1 to October 31) on private property.

• Public Testimony: Eva Jones (Mayor's Office of Neighborhood Services) and Gabriela Ramirez (on behalf of Councilor Gabriela Coletta Zapata) spoke in support.
• Action: The board voted unanimously (6-0) to approve the proposal.

The proposal involved the renovation of a single-family townhome, including a green roof deck and a detached carport with a green sitting area.

• Discussion: Attorney Justin Burns and architect Chris Wortley presented the plans, emphasizing the preservation of the facade and the addition of green space.
• Public Testimony: Siggy Johnson (ONS) reported enthusiastic support from neighbors. Christian Simonelli (Boston Groundwater Trust) confirmed receipt of G-card letters. Meg Leavitt (Councilor Flynn's office) and neighbor Ken Crokemeyer spoke in support.
• Action: The board voted unanimously (6-0) to approve the proposal.

Enterprise Rent-A-Car requested a Conditional Use Permit (CUP) to convert an office building into a motor vehicle rental agency.

• Discussion: Attorney George Maranci stated the use is lower intensity than previous automotive uses on the site and involves no fuel dispensing or repairs.
• Public Testimony: Jeremy Benbury (ONS) deferred to the board's judgment.
• Action: The board voted unanimously (6-0) to approve the CUP.

The Benjamin Franklin Institute of Technology (FC Tech) requested a CUP for open-air educational uses and vehicle storage for their automotive program.

• Discussion: Paul Momney and Kevin Heppner (CFO of FC Tech) explained the lot would be used for robotics testing, solar/wind energy labs, and storage for 10 program vehicles.
• Public Testimony: Jeremy Benbury (ONS) and Camille Platt-Dacosta (Planning Department) spoke in support.
• Action: The board voted unanimously (5-0) to approve the CUP. (Member Stembridge recused).

The applicant requested a curb cut extension exceeding 20 feet to accommodate off-street parking for six units.

• Discussion: Zachary Schmalz argued the extension would improve maneuverability and remove cars from the street. Jeff Hampton (Planning Department) recommended 'straight denial,' citing excessive paving and lack of open space.
• Public Testimony: Eva Jones (ONS) and Liam Remus (Councilor Fitzgerald's office) reported community support.
• Action: The board voted to deny the request. (Stembridge: No; Langham: Yes; Better Barraza: Yes; Turner: Yes; Whewell: Yes). The motion to deny carried (5-1).

The proposal sought to construct a rear garage and change the occupancy from two to three units.

• Discussion: Architect James Christopher presented the plan for an 811-square-foot, two-bedroom unit above a two-car garage.
• Public Testimony: Eva Jones (ONS) and Liam Remus (Councilor Fitzgerald's office) spoke in support.
• Action: The board voted unanimously (6-0) to approve with a proviso for BPD design review.

The applicants requested to renovate an existing two-family home and add two additional units, creating a four-family residence.

• Discussion: Leslie and Jim Cheney argued the lot is unusually large (9,440 sq. ft.) and the density is consistent with the neighborhood. Neighbors Thea Roberts and Seth Roberts opposed the project, citing traffic, safety, and excessive FAR.
• Public Testimony: Jeremy Benbury (ONS) reported mixed feedback.
• Action: The board voted to approve the project. (Stembridge: Yes; Langham: No; Better Barraza: Yes; Turner: Yes; Whewell: Yes). Motion carried (4-1).

The proposal sought to change a single-family structure into three attached townhomes.

• Discussion: Attorney Ryan Spitz and architect Tim Sheehan presented. Neighbors represented by attorneys Ronan Carey and Chris Tsouris opposed the project, citing Article 85 (demolition delay) concerns and density.
• Vote 1 (Approval): Motion to approve failed. (Stembridge: Yes; Langham: Yes; Better Barraza: No; Turner: No; Whewell: Yes).
• Vote 2 (Denial): The board voted to deny without prejudice (5-0) to allow the applicant to redesign with better parking and open space.

The applicant proposed a four-story addition to an existing residence.

• Discussion: Due to a noticing error regarding new decks, the applicant agreed to proceed without the fourth-floor decks. Siggy Johnson (ONS) noted opposition from the City Point Neighborhood Association regarding height precedent.
• Action: The board voted unanimously (6-0) to approve with provisos for no new decks and BPD design review for the fourth-story setback.

The proposal involved subdividing a lot to construct two new single-family dwellings.

• Discussion: Attorney Richard Lynds noted the West Roxbury Neighborhood Council supported the project as it provides family-sized housing.
• Action: The board voted unanimously (6-0) to approve the subdivision and construction.

The applicant sought to rebuild and attach a garage that was previously destroyed by a storm.

• Action: The board voted unanimously (6-0) to approve with a proviso for BPD design review regarding driveway maneuverability.