Zoning Board of Appeal

December 9, 2025
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Executive Summary

Meeting Minutes: City of Boston Zoning Board of Appeal

Meeting Date: December 09, 2025, at 09:30 AM Governing Body: City of Boston Zoning Board of Appeal Type of Meeting: Virtual Public Hearing

Attendees:

  • Zoning Board of Appeal Members: Rafaela Polanco Garcia (Chair), Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Norm Stembridge
  • City Staff/Representatives: Siggy Johnson (Office of Neighborhood Services), Christian Simonelli (Boston Groundwater Trust), Jeremy Benbury (Office of Neighborhood Services - Roxbury, Roslindale, Dorchester Community Engagement Specialist), Jeff Hampton (City of Boston Planning Department), Lily Suderman (Councilor Durkan's Office), Anthony Gilardi (Councilor Murphy's Office), Leon Rimas (Councilor Fitzgerald's Office), Luann O'Connor (President, City Point Neighborhood Association), Jim Kennedy (Inspectional Services Department - Abutter)
  • Applicants/Representatives: David Lindpark (Goulson & Storrs), Mark LaCasse (LaCasse Law), Timothy Burke (Architect), Ryan Spitz (Adams & Maranci), Alex Gibson (Development Team), Eric Zaperson (Architect), Marcus Springer (Springer Architects), Anthony Mackey (Architect), Tim Longdon (Owner), Jijing Zhengzhu (Co-owner), Thomas Thune (Co-owner), Timothy Sheehan (Architect), Fred (Builder), John Polgini (Attorney), Antonio Ferrara (Proponent), Stephen Petipas (Architect), John Conran (Owner), Paul Ruffo (Smith, Duggan, Cornell, and Golub), Steven Chung (Architect), Aki Olia (Owner), Ali Olia (Owner), Timothy Fraser (Dane Torpey), Jenny Tan (Applicant), James Christopher (686 Architects), Christopher Tomasini (Owner), Mike Ross (Attorney), Richard Linds (Attorney), Joel Hopper (Binghamton Construction), Emanuel Casse (Owner), David Luciano (Owner), Aguimar (General Contractor)
  • Public Commenters: Dr. Mohamed Hamidi, Eva Jones, Lorraine Payne (Roxbury Path Forward Neighborhood Association), Josh Geeding, Karen Smith, Malik Smith, Elaine Smith

Executive Summary: The Zoning Board of Appeal convened for a virtual public hearing on December 9, 2025. Key actions included the approval of previous meeting minutes and several extension requests. The Board granted approval for a Groundwater Conservation Overlay District case at 146-150 Milk Street and several subcommittee recommendations. Multiple cases were deferred to allow for further community engagement, plan revisions, or to address specific concerns raised by the Board or public. Notable approvals included a basement conversion to a studio apartment at 5 West Hill Place, a historic structure renovation and addition at 562 East 5th Street, and a single-family home construction at 53 Brown Avenue with provisos for site plan review and permeable materials. A significant discussion occurred regarding a proposed five-unit multi-family dwelling at 38 Fenway, which was approved with provisos for planning department review and accessibility.

Approval of Hearing Minutes

  • Motion: To approve the hearing minutes from October 23rd, October 28th, November 6th, November 18th, and November 25th, 2025.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Katie Whewell, Alan Langham, Hansy Better Barraza, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Extensions

  • Cases:
    • BOA 1341467: 3407 to 3409 Washington Street
    • BOA 1341344: 635 Hyde Park Avenue
    • BOA 1371277: 1180 Washington Street
    • BOA 148-5817: 521 Cambridge Street
  • Motion: To grant the extensions as requested.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Board Final Opportunity Case

  • Case: BOA 1679542
  • Address: 23 Nottingham Street
  • Applicant/Representative: Timothy Fraser (Dane Torpey)
  • Discussion: The applicant requested a correction to the decision from February 25th, 2025, regarding the number of combined parcels for an MOH-led project. The original decision referenced three parcels, but the project actually combines four parcels totaling 12,496 square feet.
  • Motion: To approve the correction to the decision to reference the combination of four parcels instead of three.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0 (Hansy Better Barraza recused herself)
  • Outcome: Motion carries.

Groundwater Conservation Overlay District Case

  • Case: BOA 1795138
  • Address: 146 to 150 Milk Street (also known as 75 Central Street)
  • Applicant/Representative: David Lindpark (Goulson & Storrs) on behalf of Wingate
  • Project Description: Conversion of existing office space to 18 multifamily units, including three affordable units. Ground floor to have residential amenities and continued commercial use. The project is part of the Planning Department's Downtown Office to Residential Conversion program.
  • Zoning Relief Sought: Approval under the Groundwater Conservation Overlay District (GCOD) for a substantial rehabilitation.
  • Key Discussion Points:
    • The applicant intends to install a compliant rainwater infiltration system.
    • Boston Water and Sewer Compliance Letter and Project Engineer's No Harm Certification submitted.
    • Christian Simonelli (Boston Groundwater Trust) confirmed receipt of GCOD letters.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Recommendations from the Subcommittee on Thursday, December 4th

  • Cases:
    • BOA 1754594: 97 Horace Street (Approved)
    • BOA 1788331: 1 Hudson Street (Approved)
    • BOA 1772325: 232-234 Commercial Street (Approved)
    • BOA 1764003: 8850-852 Summer Street (Approved)
    • BOA 1757382: 79 Sheridan Street (Approved with proviso: nothing be built on the adjoining property across the line and for part of the department design)
    • BOA 1757478: 74 Street (Approved)
    • BOA 177465A: 12 Lorain Street (Approved)
    • BOA 1784562: 26 Woodford Avenue, 24th Street (Approved)
    • BOA 1787374: 71 Anna Wham Avenue (Approved)
  • Motion: To approve the recommendations.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Hearings Scheduled for 9:30 AM - Withdrawals/Deferrals

  • Case: BOA 1765915
  • Address: 3430-3436 Washington Street
  • Applicant/Representative: Mark LaCasse (LaCasse Law)
  • Request: Deferral to January 13, 2026, at 11:30 AM. This is one of two companion cases, and only one was advertised for the current meeting.
  • Motion: To defer the case to January 13, 2026.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Hearings Scheduled for 9:30 AM - Cases

Case: BOA 1769549

  • Address: 5 West Hill Place
  • Applicant/Representative: Timothy Burke (Architect), Lindy and Jay Johnson (Owners)
  • Project Description: Convert existing basement space to a studio apartment. The building is a three-unit condominium, with a fourth unit on assessor's rolls for 40 years but never made a dwelling unit. No exterior changes.
  • Zoning Relief Sought: Relief for off-street parking (not provided) and Floor Area Ratio (FAR) of 2.1 (2.0 allowable).
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process; no concerns raised at abutters meeting (September 29th). Beacon Hill Civic Association in non-opposition. Office defers judgment.
    • Lily Suderman (Councilor Durkan's Office): Councilor Durkan supports the application.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1694621

  • Address: 562 East 5th Street
  • Applicant/Representative: Ryan Spitz (Adams & Maranci), Alex Gibson (Development Team), Eric Zaperson (Architect)
  • Project Description: Preserve and renovate existing historic structure and erect a new three-story addition to contain a total of four units with four parking spaces in the rear. Parcel size: 5,361 sq ft. Proposal aligns with medium-density infill housing and preserving historic structures. Height reduced from over 43 feet to 32 feet.
  • Zoning Relief Sought:
    • Roof structure restriction (conditional use permit).
    • Extension into rear yard of 1,000 sq ft or more (conditional use permit).
    • Parking insufficiency (code requires 1.5 spaces/unit, providing 4 total spaces).
    • Screening and buffering violation (parking spaces less than 5 feet from lot lines).
  • Key Discussion Points:
    • Applicant had preliminary conversations with Landmarks Commission.
    • Proposal aligns with Mayor's initiative of reducing dependency on private vehicles and Transportation Department's recommended parking ratios (1:1).
    • Screening and buffering can be addressed during design review.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (March 2025) led to substantial rework; follow-up meeting (August 7, 2025) still had parking concerns. Gate of Heaven Neighborhood Association in non-opposition.
    • Ashley (Councilor Flynn's Office): Councilor Flynn notes initial overwhelming concern about a six-story, four-unit building, but the project evolved to four units, reduced height (31 feet), increased setbacks, and enclosed rear stair, alleviating concerns.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1760013

  • Address: 110 West Concord Street
  • Applicant/Representative: Marcus Springer (Springer Architects)
  • Project Description: Roof deck atop the rear living room structure of the main building, spanning over the existing copper roof. Demolish existing solarium and create an access stair to the deck.
  • Zoning Relief Sought: Restricted roof structures.
  • Key Discussion Points:
    • Applicant received a Certificate of Exemption from the Landmark Commission (area not in South End Landmarks Purview).
    • Planning Department initially recommended denial due to lack of cross-section drawings showing visibility and relationship to the overall building. Applicant clarified the deck is over the first floor of a four-story building and not visible from the street.
  • Public Testimony:
    • Dr. Mohamed Hamidi (112 West Concord Street - Abutter): Opposes the project due to loss of privacy, noise, obstruction of natural light/views, and potential for grilling smoke/odors. Expressed safety concern regarding a blocked fire escape route.
    • Eva Jones (Mayor's Office of Neighborhood Services): Office defers judgment. Community process included abutters meeting (August 26th) with no questions/feedback. 14 letters of support received.
  • Applicant Response to Concerns: Fire escape is not blocked; the deck ends to allow for escape. Wall between 112 and 110 is solid brick/metal clad, not affected by access stair or sun path.
  • Motion: To defer the case to February 3rd, 2026, to allow the applicant to submit two drawings: a cross-section showing the addition's relationship to the whole building and an egress drawing to confirm the fire escape is not interfered with.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1688948

  • Address: 47 Dell Avenue
  • Applicant/Representative: Anthony Mackey (Architect), Emanuel Casse (Owner)
  • Project Description: Comprehensive renovation of an existing three-family building (historically taxed as four units) to become a legal four-family. Includes rear porches, side porch, and a head house with front and rear roof decks. Removing existing stair system and installing a new one. Four new one-bedroom units.
  • Zoning Relief Sought:
    • Insufficient rear yard setback (due to rear porch addition).
    • Insufficient lot area per unit.
    • No parking space (required for new unit).
    • Height (existing 36 ft 2 in, proposed 47 ft).
  • Key Discussion Points:
    • Similar renovation at 55 Dell Avenue with a head house was successful.
    • Abutters meeting and Community Alliance of Mission Hill meeting had no objections.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (June 25th) showed support. Community Alliance of Mission Hill supports. Two letters of support forwarded. Office defers judgment.
    • Lily Suderman (Councilor Durkan's Office): Councilor Durkan supports, reiterating CAMH's strong support.
  • Motion: To approve the application with a review from the planning department.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1554854

  • Address: 69R Perrin Street
  • Applicant/Representative: Tim Longdon (Owner)
  • Project Description: Construct a new three-family dwelling on a non-standard lot (6,040 sq ft in a 3F-4000 subdistrict). This is one of three parcels created from a larger lot.
  • Zoning Relief Sought:
    • Floor Area Ratio (FAR) violation (applicant believes it may be incorrectly cited or minimal).
    • Front yard setback violation (required 20 ft, provided 14 ft).
    • Rear yard insufficiency (required 30 ft, provided 11-12 ft).
    • Lack of screen and buffering for three-spot parking area.
  • Key Discussion Points:
    • Vehicular access from Burton Ave, pedestrian access from Perrin Street (with a fence and locked gate for emergency egress).
    • Fire lane access from Burton Ave approved by Boston Fire Department.
    • Applicant offered to work with Planning Department on landscaping plan.
  • Public Testimony:
    • Jeremy Benbury (Office of Neighborhood Services - Roxbury): Applicant completed community process. Abutters meeting (April 28th) was well-attended but not well-received; concerns about density, traffic, parking, and college students. Niagara City Neighborhood Association (October 20th) also felt proposal was too large. Three letters of opposition received, including requests to not allow cut-through between Copeland and Perrin Street and to defer for Burton Ave residents' engagement. Office defers judgment.
    • Lorraine Payne (Roxbury Path Forward Neighborhood Association): Very concerned about access from Burton Ave. Requested deferral to ensure Burton Ave and Copeland Street residents have a chance to speak.
  • Applicant Response to Concerns: Project under review for 18-24 months. Reached out to Burton Ave homeowners twice with no response. Deferred last year and reduced units from six to three. Pedestrian access from Perrin Street is a life safety issue, approved by fire department. Can lock gate to prevent vehicular cut-through. Burton Ave is a private way.
  • Board Discussion: Concern about lack of engagement from Burton Ave residents.
  • Motion 1: To approve the application with Planning Department design review.
  • Vote 1:
    • For: Giovanny Valencia, Hansy Better Barraza, Katie Whewell
    • Against: Norm Stembridge, Shamaiah Turner, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Abstentions: 0
  • Outcome 1: Motion does not carry (4 against, 3 for).
  • Motion 2: To defer the case to February 3rd or 24th, 2026, for additional outreach to Burton Ave residents.
  • Vote 2:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome 2: Motion carries.

Case: BOA 1730685

  • Address: 10 Eckler Street
  • Applicant/Representative: Jenny Tan (Applicant)
  • Project Description: Convert existing two-family occupancy to a three-family. No expansion of footprint, only going up. The third unit is already existing.
  • Zoning Relief Sought: Relief for square footage and parking space.
  • Public Testimony:
    • Jeremy Benbury (Office of Neighborhood Services - Dorchester): Applicant completed community process. Abutters meeting (July 31st) had no abutters present, no concerns raised. Meeting House Hill Civic Association voted in support. Office defers judgment.
    • Leon Rimas (Councilor Fitzgerald's Office): Councilor Fitzgerald's office on record in support.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1733253

  • Address: 53 Brown Avenue
  • Applicant/Representative: Timothy Sheehan (Architect), Fred (Builder)
  • Project Description: Construct a single-family house on an existing undersized parcel (35 ft wide). Three-story house with two main stories and an attic master. Four bedrooms, four baths. Parking at the rear from Ada Street side (two garage spaces, 50 ft driveway).
  • Zoning Relief Sought:
    • Lot area insufficient (4,200 sq ft lot, 6,000 sq ft minimum).
    • Width (35 ft, 50 ft required).
    • Side yards (6.2 ft and 6.3 ft, 10 ft required).
    • Frontage (35 ft).
    • Floor Area Ratio (FAR) over.
  • Key Discussion Points:
    • Existing 24-inch caliper sugar maple tree in the middle of the site to be removed; 18-inch caliper sugar maple at the back right to be kept. Three new trees to be planted (flowering dogwood, Japanese Cherry, Japanese Alcova).
    • No existing curb cut for rear access; will create one. Ada Street is a private road.
  • Public Testimony:
    • Jeremy Benbury (Office of Neighborhood Services - Roslindale): Applicant completed community process. Abutters meeting (July 8th) had concerns/opposition about lot size, density, traffic, parking, water runoff, groundwater, and lack of green space/trees. Abutters requested maintaining green space and trees. West Village Neighborhood Association found landscaping plan a good compromise. Office defers judgment.
  • Motion: To approve the application with a proviso that the project undergoes site plan review with BPD to ensure replacement trees are of equal value.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1775242

  • Address: 1 Heartland Road
  • Applicant/Representative: John Polgini (Attorney), Antonio Ferrara (Proponent)
  • Project Description: Raise existing vacant, dilapidated structure (157 Baker Street) and build a new three-story single-family house with a one-car attached garage and one additional parking space. New house will face Heartland Road. Four bedrooms, two and a half bathrooms, 2,157 sq ft.
  • Zoning Relief Sought:
    • FAR (allowed 0.4, proposed 0.46).
    • Lot area (6,000 sq ft, proposed 4,645 sq ft).
    • Frontage (60 ft, proposed 57.66 ft).
    • Front yard setback (20 ft required, 18 ft proposed).
    • Rear yard setback (30 ft required, 12 ft proposed).
  • Key Discussion Points:
    • New curb cut to be added on Hartlawn Road for garage access.
    • Rear yard abuts a property on Baker Street with an 18-foot driveway, mitigating impact.
    • Direct abutter signed a letter of support.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (October 15th) had abutter support, one concern about sewer line. West Roxbury Neighborhood Council supports. 12 letters of support received (6 from within 300-foot radius). Office defers judgment.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1772133

  • Address: 106 Eastwood Circuit
  • Applicant/Representative: Stephen Petipas (Architect), John Conran (Owner)
  • Project Description: Extend existing non-conforming 1,600 sq ft, 1.5-story single-family house to a second floor and fully utilized attic, bringing it under the third-story rule. No change to footprint or yard setbacks.
  • Zoning Relief Sought: FAR (due to added square footage).
  • Key Discussion Points:
    • Existing side yard setback is non-conforming.
    • Applicant clarified the project is for a multi-generational family (elderly parents, son, daughter-in-law, two children) to live together, maintaining it as a single-family home.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (September 25th) had no concerns. West Roxbury Neighborhood Council supports. Office defers judgment.
    • Jim Kennedy (Inspectional Services Department - Abutter): Opposes due to concerns about design (two front doors, "wet bar" on second floor similar to kitchen), potential for two-family or Airbnb use, and increased non-conformance on a small lot. Missed West Roxbury neighborhood council meeting.
  • Applicant Response to Concerns: Design accommodates multi-generational family for privacy, not intended for two-family or Airbnb. Owner confirmed intent to remain a single-family home for his immediate family.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0 (Giovanny Valencia recused himself)
  • Outcome: Motion carries.

Companion Cases: BOA 1747263 & BOA 1747259

  • Addresses: 25 Royal Street & 1 Empire Street
  • Applicant/Representative: Paul Ruffo (Smith, Duggan, Cornell, and Golub), Steven Chung (Architect), Aki Olia (Owner), Ali Olia (Owner)
  • Project Description: Two new three-family, triple-decker style buildings on two vacant lots. Part of a holistic master plan for three parcels. Access to one parking space requires an easement over 5-7 Hooker Street.
  • Zoning Relief Sought (for both):
    • Use (two-family 5,000 sq ft zone, proposing three-family).
    • Dimensions (setback, modal front, setback, left side, rear yard).
    • FAR and lot size.
    • Number of stories (2.5 stories allowed, proposing 3 stories; height 31 ft, 35 ft allowed).
    • Parking (5 spaces required for 3 units, providing 3 off-street spaces).
  • Key Discussion Points:
    • Robust community process, including abutters meeting (ONS) and presentations to Austin Civic Association and Brighton-Austrian Improvement Association. Tweaks made based on input, including additional open space.
    • Accessibility concerns raised by Disabilities Commission: accessible route between levels for Unit A (basement + first floor) and accessible route from parking to entrance for 25 Royal Street. Applicant acknowledged and stated it's an indoor route, but not an ADA elevator.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (September 10th) had concerns about design and usable open space. Alston Civic Association sent letter of support. Office defers judgment.
    • Josh Geeding (11 Ronald Street - Resident): Expressed strong concern about worsening parking in the area, especially after "The Link" development.
  • Applicant Response to Concerns: Providing one space per unit aligns with BPD recommendations. Developing Empire Street will free up some public parking. Sympathetic to parking issues.
  • Motion: To approve both applications with a proviso that the project meets accessibility requirements.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Hearings Scheduled for 11:00 AM - Withdrawals/Deferrals

Companion Cases: BOA 1783686 & BOA 1783689

  • Address: 180-182 Savin Hill Avenue
  • Applicant/Representative: James Christopher (686 Architects) on behalf of Christopher Tomasini (Owner)
  • Request: Brief deferral to February 3rd, 2026, to meet with an abutter who recently raised concerns.
  • Motion: To defer the case to February 3rd, 2026.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1790972

  • Address: 567-577 Adams Street
  • Applicant/Representative: Mike Ross (Attorney)
  • Request: Brief deferral to February 3rd, 2026, to conduct a follow-up meeting with St. Mark's Area Civic Association and make small changes to the plan.
  • Motion: To defer the case to February 3rd, 2026.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1790800

  • Address: 191 Brook Street
  • Applicant/Representative: Richard Linds (Attorney)
  • Request: Brief deferral to February 3rd, 2026, to make adjustments to address comments from the Planning Department's recommendation.
  • Motion: To defer the case to February 3rd, 2026.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Hearings Scheduled for 11:00 AM - Cases

Case: BOA 1705643

  • Address: 101 P Street
  • Applicant/Representative: Eric Zacherson (Architect)
  • Project Description: Expand existing single-family home to the rear (12 ft 10 in on both levels one and two). Remove existing sunroom and add space for a family playroom on the first floor and larger bedroom suites on the second floor. No changes to the front of the building.
  • Key Discussion Points:
    • Building slopes from front to back; addition will have a raised roof for full height spaces in the rear.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (October 15th) had supportive abutters, no concerns. City Point Neighborhood Association not opposed. Office defers judgment.
    • Brian Hurley (Senator Nick Collins' Office): Offers support for the project.
    • Ashley (Councilor Flynn's Office): Councilor Flynn supports based on good community process and proponent working with neighbors/abutters/City Point Neighborhood Association. Requests proponent continue to work with community during construction.
    • Luann O'Connor (President, City Point Neighborhood Association): Abutters meeting had no opposition. Proponent specifically did not include a roof deck, which CPNA supports. Good project, doesn't affect architecture.
    • Elaine Smith: In support.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1688730

  • Address: 69 Highland Street
  • Applicant/Representative: Joel Hopper (Binghamton Construction), Emanuel Casse (Owner)
  • Project Description: Add basement to first-floor living space. Convert an illegally built basement (by prior owner) into a recreation area for the first-floor unit, with no bedrooms. Remove walls to allow access to electrical panels for second and third floor units.
  • Key Discussion Points:
    • Applicant is pulling an ALT permit.
    • Gas meters to be moved to common area or outside.
  • Public Testimony:
    • Jeremy Benbury (Office of Neighborhood Services - Roxbury): Applicant completed community process. Abutters meeting (September 30th) lightly attended; inquiries addressed (gas meters, sprinkler systems, proviso to prevent basement from becoming a unit). Highland Park Neighborhood Association voted in support. Office defers judgment.
    • Karen Smith (Unit 3 Owner): Opposes. Informed about the meeting only 7 hours prior. Expressed concern about gas meters not being accessible if not moved outside. Stated that the homeowners trust should have blocked the sale to the current owner. Felt previous owner's actions were not brought to Condo Association until after the fact.
    • Malik Smith (Unit 3 Owner): Acknowledged Karen's concern about prior owner's actions not being brought to Condo Association.
  • Applicant Response to Concerns: Owner (Emanuel Casse) stated that Unit 3 owner (Ms. McGrady) has not been following email communications. All notifications sent by email and posted. The 7-hour notice was a courtesy reminder. The basement is dedicated to Unit 1, not common space. Removed illegally built bedrooms and seeking approval for extended living space without bedrooms.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1719183

  • Address: 72 to 74 Mapleton Street
  • Applicant/Representative: Aguimar (General Contractor)
  • Project Description: Change the use of the building from a legal two-family home with an illegal third floor to a three-family home. The third-floor unit is already existing, and no additional work is being done.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Abutters meeting (June 11th) had no concerns. Brighton Alston Improvement Association abstained from taking a position. Office defers judgment.
  • Motion: To approve the application.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Read Discussions Scheduled for 11:30 AM

Case: BOA 1653647

  • Address: 38 Fenway
  • Applicant/Representative: John Polgini (Attorney), Mark Ehrman (Owner), Chi Kwan (Owner), David Fried (Architect)
  • Project Description: Redevelopment of a long-vacant building into a five-unit multi-family dwelling. Full interior renovation, vertical and rear additions. Elevator, rear decks, private roof deck. ADA accessible. Three parking spaces. Unit mix: Unit 1 (studio, 492 sq ft), Unit 2 (2-bed, 1,492 sq ft), Unit 3 (2-bed, 1,646 sq ft), Unit 4 (2-bed, 1,631 sq ft), Unit 5 (owner's unit, 1-bed, 3,288 sq ft on 5th and 6th levels).
  • Zoning Relief Sought:
    • Use (basement forbidden in sub-district).
    • FAR (allowed 4.0, proposed 4.25).
    • Rear yard (minimum 20 ft, proposed 15 ft).
  • Key Discussion Points:
    • Existing building unoccupied for decades, in extreme disrepair.
    • Owners are long-time Back Bay residents, intend to owner-occupy (Unit 5) due to medical condition requiring ADA accessibility. No intent for short-term rentals or student housing.
    • Extensive community process (three abutters meetings since September 2024, dialogue with Fenway Civic).
    • Addition clad in cream terracotta, back in light gray textured metal panels.
  • Public Testimony:
    • Siggy Johnson (Office of Neighborhood Services): Applicant completed community process. Three abutters meetings (October 2024, December 2024, October 6, 2025). Abutters universally opposed, citing design not contextual, plans inconsistent with proposed use, and concerns about short-term rentals. Fenway Civic Association opposed (Siggy Johnson later clarified FCA emailed they are taking no position). Office defers judgment.
    • Christian Simonelli (Boston Groundwater Trust): Confirmed receipt of G-card letters.
    • Lily Suderman (Councilor Durkan's Office): Councilor Durkan not opposed. Acknowledges concerns from Fenway Civic Association (FCA) and Fenway Forward regarding scale, historic character, and future use (short-term rentals, student leasing). Notes applicant's direct communication about medical need for accessible building and no intent for short-term rentals. Requests Planning Department's recommended provisos: review/approval by Boston Water and Sewer Commission (due to GCOD location), and further review by Planning Department for vertical addition design and parking maneuverability.
    • Stephen Farrell (Executive Director, Fenway Forward): Participated in abutters meetings and conversations with attorney. Primary concern is allowed use of apartments (short-term rentals, student housing). Requested a "good neighbor agreement" prohibiting these. Fenway Forward does not oppose, hoping for a good neighbor agreement.
  • Applicant Response to Concerns: Attorney Polgini reiterated that short-term rentals are a "non-issue" as owners intend to occupy and for their children, due to medical necessity for ADA accessible building. Will continue to work with Fenway Civic and Fenway Forward.
  • Motion: To approve the application with provisos for Boston Water and Sewer Commission Review (project location within GCOD) and Planning Department review (attention to vertical addition design and improved parking configuration, considering reduction of parking spaces if needed).
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Hearings Scheduled for 11:30 AM - Withdrawals/Deferrals

Case: BOA 1575425

  • Address: 62 L Street
  • Applicant/Representative: David Luciano (Owner)
  • Request: Short deferral to February 24th, 2026, to complete updated package to ISD and hold one more abutters meeting, following revisions based on community process.
  • Motion: To defer the case to February 24th, 2026.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Case: BOA 1696317

  • Address: 58 Mallet Street
  • Applicant/Representative: Tim Johnson (Architect), Liz and David Seegers (Clients)
  • Project Description: Construct a two-and-a-half-story, two-family dwelling on a vacant lot. Relocate existing curb cut to provide a shared driveway between 56 Mallet (existing two-family, also owned by clients) and 58 Mallet. Two-bedroom units (approx. 1,100 sq ft) with rear decks. Shared driveway to provide two off-street parking spaces per building. All-electric building, meets Stretch Energy Code.
  • Zoning Relief Sought:
    • Lot size minimum (5,000 sq ft, proposed 3,120 sq ft).
    • Lot width and frontage (40 ft required, proposed 39 ft).
    • Usable open space (750 sq ft/dwelling unit, proposed 636 sq ft/dwelling unit).
    • FAR max (0.5, proposed 0.7).
    • Front yard (15 ft required, proposed 6 ft).
    • Side yard (10 ft required, proposed 6 ft).
  • Key Discussion Points:
    • Planning Department recommended moving curb cut to preserve an existing tree. Applicant open to this and will submit surveyed plot plan.
    • Board inquired about reducing parking count to increase open space. Applicant stated zoning requires one space per unit, and reducing would incur another violation.
    • Board suggested using permeable materials for the driveway. Applicant open to this.
  • Public Testimony:
    • Anthony Gilardi (Councilor Murphy's Office): Councilor Murphy supports the application.
    • Leon Rimas (Councilor Fitzgerald's Office): Councilor Fitzgerald's office on record in support.
  • Motion: To approve the application with a proviso that the project works with permeable material for the driveway.
  • Vote:
    • For: Norm Stembridge, Giovanny Valencia, Shamaiah Turner, Hansy Better Barraza, Katie Whewell, Alan Langham, Rafaela Polanco Garcia (Chair)
    • Against: 0
    • Abstentions: 0
  • Outcome: Motion carries.

Last updated: Jan 10, 2026

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