Executive Summary
The Boston Zoning Board of Appeal met on February 24, 2026, to deliberate on a wide range of zoning appeals, including residential expansions, affordable housing developments, and commercial use permits. Significant actions included the approval of a 100% affordable housing conversion by Mission Hill NHS at 145-157 St. Alphonsus Street and a 71-unit addition at 11-11A Parker Hill Avenue, the latter of which passed despite substantial community opposition regarding density and parking. The Board also conducted a high-profile interpretation hearing for 46-47 Beacon Street, ultimately upholding the Inspectional Services Department's issuance of a permit for a 16-car garage accessed via Spruce Court. Other approvals included a cannabis delivery license in Hyde Park and the legalization of museum use for the historic Shirley Eustis House in Roxbury.
Administrative Items and Extensions
Meeting Minutes
- The Board voted unanimously to approve the meeting minutes from February 3, 2026.
Extensions Granted
The Board granted extensions for the following cases:
- BOA-1545997: 472-474 Western Avenue
- BOA-1483092: 621 East 2nd Street
- BOA-132-0835: 9-13 Ewing Street
- BOA-125-2953: 595-603 Newbury Street
- BOA-127-9801: 120 Braintree Street
Vote: Unanimous approval (7-0).
Board Final Arbiter Cases
154 Terrence Street (BOA-1261313)
- Applicant: Joe Federico
- Proposal: Reduction of building height from seven to six stories (82ft to 68ft) and units from 66 to 65. The project changed from condominiums to rental units.
- Discussion: The applicant increased on-site IDP units from three to eight at 70% AMI.
- Outcome: Approved with a proviso that the "project undergoes agreement in regards to affordability with MOH."
521 Cambridge Street (BOA-148-5817)
- Applicant: Johanna Schneider (Attorney)
- Proposal: Increase unit count from 33 to 35 via internal reconfiguration with no change to the building envelope.
- Outcome: Approved.
28A Ridland Road (BOA-1263429)
- Proposal: Request for front yard parking due to ledge and elevation issues.
- Opposition: Jeff Hampton (Planning Department) opposed the plan, citing a policy against front yard parking and the need for a new hearing due to a new zoning violation.
- Outcome: Denied without prejudice.
9:30 AM Hearings
344-350 Washington Street (BOA-1803891)
- Proposal: Construction of a six-story mixed-use building with 19 homeownership units (3 affordable) and 17 parking spaces.
- Public Comment: Brandon Derbyshire (abutter) raised concerns regarding party wall agreements and structural setbacks.
- Outcome: Approved.
255 & 257 Allendale Street (BOA-180-0101 & BOA-180-0111)
- Applicant: Allendale Farm
- Proposal: Construction of a new Market Barn and Retail Greenhouse to replace aging structures.
- Outcome: Approved.
110-114 Business Street (BOA-1710868)
- Applicant: New Growth LLC (Caleb Mathis)
- Proposal: Conditional Use Permit for a cannabis delivery-only business (no on-site sales). Variance requested for school buffer zone due to impassable barriers (train tracks).
- Outcome: Approved with a proviso that the "approval is for this applicant only."
7 Mountain Avenue (BOA-1783270)
- Proposal: New three-family residential building with four-bedroom units intended for Section 8 housing.
- Outcome: Approved with a proviso for BPD design review for the site plan to increase open space.
11-11A Parker Hill Avenue (BOA-180-5985)
- Proposal: Six-story addition to an existing 24-unit building, adding 71 units (95 total).
- Opposition: Significant community opposition from the Community Alliance of Mission Hill and residents regarding density, unit mix (predominantly studios), and fire access safety.
- Outcome: Approved (4-2 vote). A motion to deny without prejudice failed (2-4).
11:00 AM Hearings
33 Shirley Street (BOA-176-4751)
- Applicant: Shirley Eustis House Association
- Proposal: Legalize the use of the historic mansion as a museum with one residential unit and relief from off-street parking requirements.
- Outcome: Approved.
96-102 Winthrop Street (BOA-1809760, 1808916, 1808911, 1809764)
- Applicant: Jimmy Zhu
- Proposal: Addition of four units within existing attic spaces across four buildings. Includes full sprinkler installation.
- Opposition: Neighbors raised concerns about density and existing parking congestion.
- Outcome: Approved (5-1 vote).
35 Ainsworth Street (BOA-180-4155)
- Proposal: Conversion of a two-family to a three-family dwelling by utilizing existing third-floor space.
- Outcome: Approved.
9 Batch Elder Street (BOA-1427993)
- Proposal: Legalization of a curb cut for an existing paved driveway.
- Outcome: Approved with a proviso for additional landscaping and permeable surfaces.
Interpretation Case: 46-47 Beacon Street
Case BOA-1810164
- Issue: An appeal by neighbors (Lehans and Wards) challenging an ISD alteration permit for 8 units and a 16-car garage accessed via Spruce Court.
- Appellant Argument: Attorney Michael Murray and Traffic Engineer Robert Michaud argued that the garage violates Section 23-9E of the Zoning Code, creating a "nuisance, hazard, or unreasonable traffic impediment" due to the narrowness of Spruce Court and maneuverability issues.
- Developer Argument: Attorney Mike Ross argued the project is "as-of-right" as a pre-code structure with a reduction in units (11 to 8), and that Section 23-9E does not apply to voluntary parking.
- ISD Position: Commissioner Mark Joseph stated that ISD correctly issued the permit based on the plain language of the code and that maneuverability in the public way was outside their jurisdiction for an as-of-right permit.
- Outcome: The Board voted unanimously that ISD was correct in issuing the permit.
Withdrawals and Deferrals
The following cases were deferred:
- 33R Princeton Street (BOA-1642295): Deferred to April 7, 2026.
- 62 L Street (BOA-1575425): Deferred to April 28, 2026.
- 49-51 & 53 Calender Street (BOA-1766723 & 1766728): Deferred to March 24, 2026.
- 183 St. Botolph Street (BOA-174-1777): Deferred to May 5, 2026.