[1:08] blpz

[1:09] >> priscilla rojas: I am the

[1:11] chair of the bpda board.

[1:13] Thank you for joining the

[1:17] AUGUST 13, 2026, board meeting.

[1:20] At this time the boston

[1:21] planning & development agency

[1:22] is hosting in a hybrid setting

[1:25] for the health and safety of

[1:26] boston residents.

[1:28] Our board meetings are

[1:31] conducted virtually via zoom

[1:33] and boston city tv.

[1:37] For more information visit

[1:37] online.

[1:39] I notify the public this

[1:40] meeting is being recorded.

[1:42] Please be award that the

[1:44] audio/visual recording is being

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[1:48] Made and broadcast by boston

[1:49] city tv which is part of the

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[1:55] channel 6 and rcn channel 13.

[1:58] And verizon fios.

[2:01] It is also live streamed at

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[2:03] If there is anyone in the

[2:05] audience recording the meeting

[2:05] today, please identify

[2:06] yourself.

[2:07] Hearing and seeing none, we'll

[2:12] start with the roll call.

[2:22] [Roll call]

[2:24] Item 1, approval of the minutes

[2:28] of JULY 16, 2026, board

[2:28] meeting.

[2:32] All those in favor?

[2:33] [Chorus of ayes]

[2:34] Opposed?

[2:36] The ayes have it.

[2:37] Item 2.

[2:38] Request authorization to enter

[2:41] into a license agreement with

[2:45] 12 channel street in the marine

[2:45] park.

[2:46] >> thank you.

[2:49] It's been quite a long time

[2:50] since our paths have crossed.

[2:52] But I was happy to hear you

[2:54] attend our board.

[2:55] Thank you.

[2:58] Mass robotics inc. Has been a

[3:00] tenant at 12 channel straet

[3:01] since 2016.

[3:02] Theyeet

[3:02] since 2016.

[3:04] They provide work space for

[3:05] automation start-up companies.

[3:06] Very similar business model to

[3:08] that of we work where they

[3:10] charge a fee for the use of the

[3:12] premises by start-up companies,

[3:15] provide work space, meeting

[3:16] rooms, et cetera.

[3:18] The lease has been amended five

[3:20] times since 2016.

[3:22] Always to accommodate the

[3:24] expansion or contraction of the

[3:24] space.

[3:28] Effective DECEMBER 2024, mass

[3:30] robotics leased 51,000 square

[3:32] feet in four separate suites,

[3:34] two comprising the entire

[3:35] second floor of the building

[3:39] and two noncontiguous smaller

[3:41] suites on the fifth floor of 12

[3:44] channel street.

[3:45] Simultaneously, 2024, 12

[3:47] channel street was on the verge

[3:52] of significant vacancies.

[3:53] East manufacturing moved from

[3:55] the entire third floor and the

[3:57] imminent and pending vacation

[3:59] of global protection

[4:00] corporation vacating the fourth

[4:01] floor and most of the seventh

[4:03] floor.

[4:06] In JANUARY 2025, the board

[4:08] approved staff's recommendation

[4:10] to remove the fifth floor

[4:12] suites from the mass robotics

[4:16] space and add the entire third

[4:18] floor to the premises.

[4:20] They currently lease 69,000

[4:22] square feet comprising of the

[4:23] entire second floor, entire

[4:26] third floor, and a small

[4:28] portion f the first floor.

[4:30] And they are continuing a ten

[4:39] nen si at one of the smaller

[4:41] areas of the 502 suite on the

[4:44] fifth floor.

[4:47] Mass robotics had previously

[4:49] had interest in the now-vacant

[4:52] fourth floor of the 12 channel

[4:53] street to secure their

[4:54] long-term growth planning.

[4:56] Staff was very motivated to

[4:58] negotiate with an existing

[4:59] tenant rather than seeking a

[5:01] new tenant for the fourth

[5:01] floor.

[5:04] Mass robotics in this case,

[5:05] they benefit from operating

[5:06] efficiencies with three

[5:07] contiguous floors.

[5:09] And the planning department we

[5:15] can now go to market with the

[5:16] smaller floors.

[5:17] The economics of the

[5:19] transaction are in the memo and

[5:21] the term sheet, but I'll

[5:22] summarize for the public

[5:23] record.

[5:26] Staff believes that the current

[5:28] market for the industrial space

[5:33] in the sea port is $18 to $23

[5:35] per square foot.

[5:38] Currently paying $19.10 for the

[5:40] existing premise which is

[5:42] scheduled to go unto $21.50

[5:44] next year.

[5:48] The current lease expires in

[5:48] 2022.

[5:51] We are proposing the following.

[5:53] Mass obotics will take on the

[5:55] fourth floor to add it to the

[5:56] lease premises.

[5:58] No additional rent will be paid

[6:00] by the fourth floor during the

[6:02] first year of the amended

[6:02] lease.

[6:04] In exchange, the expiration

[6:07] date will be extended from 2032

[6:09] to 2036.

[6:12] So we have four more years.

[6:13] The rent will increase back to

[6:17] the $21.55 in SEPTEMBER of

[6:17] 2027.

[6:19] By virtue of the free rent on

[6:23] the fourth floor, they're all

[6:25] in per square foot, a little

[6:27] over $12 but that's about a

[6:27] year.

[6:28] It's important to point out

[6:29] that the planning department is

[6:31] not contributing to the cost of

[6:37] the relocation.

[6:39] And we are not paying a real

[6:41] estate commission which would

[6:42] likely have been between

[6:45] $250,000 and $500,000 were an

[6:45] outside broker involved in any

[6:52] lease.

[6:53] There's no cash flow reduction,

[6:55] so it's easy to budget.

[6:56] Guaranteed rent over the

[7:03] remaining current lease will go

[7:04] up.

[7:05] Factoring in the next ten years

[7:08] for the new lease, it'll still

[7:12] go up between 7% and 15%.

[7:14] And that's forecast depending

[7:15] on what happened to the fifth

[7:16] floor if we didn't lease to

[7:17] mass robotics.

[7:19] If we did a five-year lease, it

[7:21] would go up about 7%.

[7:22] Ten-year lease would go up by

[7:26] 15%.

[7:29] Sorry for rambling, but I am

[7:31] requesting approval.

[7:32] >> priscilla rojas: thank you

[7:32] very much.

[7:33] Any uestions or comments from

[7:37] the board?

[7:38] Laering and seeing none, motion

[7:39] is in order.

[7:40] >> so moved.

[7:41] >>.

[7:43] >> priscilla rojas: all those

[7:47] in favor?

[7:47] [Chorus of ayes]

[7:48] No?

[7:50] The ayes have it.

[7:52] Next is the upgrades at 12

[7:53] channel street in the marine

[7:53] park.

[7:54] Tyler?

[7:55] >> thank you, MADAM Chair,

[8:06] members of the board.

[8:08] 12 channel street is a

[8:09] nine-story building constructed

[8:11] around 1941 for the U.S. Navy.

[8:13] Today the building supports a

[8:15] diverse mix of commercial,

[8:17] nonprofit, and restaurant

[8:21] tenants totaling approximately

[8:23] 250,000 square feet.

[8:24] The infrastructure has exceeded

[8:26] its useful life and no longer

[8:27] meets the operational needs of

[8:28] the building.

[8:29] Portions of the electrical

[8:31] equipment that be recalled

[8:32] creating life safety concerns.

[8:35] The current electrical dis

[8:38] distribution system is also

[8:39] working beyond capacity

[8:40] resulting in outages that

[8:42] affect multiple tenants.

[8:44] Upgrading the system is

[8:45] essential to improving building

[8:46] liability and safety.

[8:49] The project will help meet

[8:51] future electrical demands,

[8:52] support future electrify

[8:55] ication

[8:55] compliance

[8:56] compliance.

[8:58] And relocate the electrical

[9:01] room to comply with flood

[9:01] requirements.

[9:02] It will provide design,

[9:03] development, and construction

[9:06] documents suitable for public

[9:07] bidding, construction

[9:09] administration services during

[9:09] future construction phase.

[9:11] Throughout the design process,

[9:14] the consultant will work

[9:16] closely with bpda for the most

[9:17] cost efficient solution.

[9:19] It will be selected with mass

[9:21] general law chapter 7c and all

[9:23] applicable city of boston

[9:28] procurement requirements.

[9:31] it is not to exceed $275,000.

[9:32] Therefore staff recommends the

[9:33] clerk be authorized to

[9:35] advertise an issue that

[9:37] requests for qualifications for

[9:39] qualified engineering

[9:40] consultant for the service

[9:40] upgrade project.

[9:41] Thank you.

[9:42] Happy to answer any questions.

[9:43] >> priscilla rojas: thank you.

[9:44] Any questions or comments from

[9:45] the board?

[9:45] All right.

[9:47] Hearing and seeing none, motion

[9:47] in order.

[9:48] >> so moved.

[9:49] >> second.

[9:50] >> priscilla rojas: all those

[9:51] in favor?

[9:52] Opposed?

[9:52] The yes have it.

[9:56] Thanks.

[9:58] Request authorization to issue

[9:59] a request for qualification to

[10:03] hire a licensed design

[10:04] consultant to provide zienl

[10:04] services resulting in

[10:06] construction documents for

[10:07] window replacements on the

[10:09] ninth floor of 12 channel

[10:13] street and the raymond elfman

[10:13] marine park.

[10:15] >> thank you again.

[10:16] We are asking for

[10:18] qualifications to procure an

[10:18] architectural and engineering

[10:20] design services for the 12

[10:22] channel street window

[10:23] replacement project.

[10:24] It is the first time this

[10:27] matter has been before you.

[10:29] 12 channel treet is originally

[10:31] constructed by the U.S.

[10:33] Military in 1941 as a naval

[10:33] storehouse.

[10:36] Today it serves a wide range of

[10:38] technology and nonprofit

[10:39] tenants including boston

[10:40] transportation department, mass

[10:42] robotics.

[10:46] Many of the buildings's

[10:46] original service has reached

[10:49] the end of their useful life.

[10:52] These contribute to significant

[10:53] energy loss resulting in

[10:55] long-term maintenance costs.

[10:56] Bpda's efforts to improve

[10:58] building efficiency and helps

[10:59] move the acility toward

[11:01] compliance with boston's

[11:02] requirements.

[11:04] The building currently has

[11:07] approximately 115 original

[11:08] windows and several still

[11:10] requires replacement.

[11:12] Because replacing every window

[11:14] is to cost approximately $9.5

[11:15] million, the work will be

[11:17] completed in phases.

[11:18] The project focuses on the

[11:19] design for replacing the

[11:21] ninthen floor windows while

[11:22] maintaining the window

[11:25] standards and apaerns.

[11:27] The selected consultant will be

[11:30] looking at the windows,

[11:32] identify deficiencies and

[11:34] improve energy efficiency and

[11:36] restore water tight conditions.

[11:38] Prepare documents for public

[11:40] bidding, provide bitd

[11:45] d by-

[11:45] bidding.

[11:47] To preserve them until future

[11:48] replacement phases.

[11:51] The consultant will be selected

[11:52] in accordance with

[11:53] massachusetts general law and

[11:54] all applicable city of boston

[11:56] procurement requirements.

[11:57] Funding for the design phase

[11:59] included in the capital

[12:00] construction budget, therefore

[12:02] staff recommends for the clerk

[12:04] to advertise the request for

[12:05] qualifications for qualified

[12:07] design for 12 channel street

[12:08] window replacement.

[12:09] Thank you.

[12:10] if you have ny questions, I'll

[12:11] answer them at this time.

[12:12] >> priscilla rojas: any

[12:13] questions or comments from the

[12:13] board?

[12:15] Hearing and seeing none, a

[12:15] motion is in order.

[12:17] >> so moved.

[12:17] >> second.

[12:19] >> priscilla rojas: all those

[12:20] in favor?

[12:20] Opposed?

[12:23] The ayes have it.

[12:24] Item 5, request authorization

[12:26] for invitation for bids of the

[12:27] installation of physical

[12:28] security infrastructure for

[12:31] parcel c1 and c2 located in the

[12:35] raymond elfman marine park.

[12:37] >> we are requesting to

[12:38] advertise and issue nvitation

[12:40] for bids for the installation

[12:41] of physical security

[12:44] infrastructure at the c1 and c2

[12:45] parking lots within the marine

[12:46] park.

[12:51] Raymond elfman marine park is a

[12:53] 190 acre industrial park.

[12:55] Over the years the park has

[12:57] evolved into a diverse hub f

[12:59] manufacturing, research,

[13:00] technology, pharmaceutical, and

[13:02] mare time industries.

[13:04] The project focuses on the c1

[13:06] and c2 parking lots located off

[13:07] of terminal street.

[13:08] Design services, construction

[13:10] documents, and estimates for

[13:12] this project were completed by

[13:14] cha consulting under a design

[13:16] contract previously authorized

[13:19] by the dic board in OCTOBER of

[13:19] 2023.

[13:21] The project will improve the

[13:22] monitoring capabilities of the

[13:24] c1 and c2 parking lots.

[13:28] These improvements will provide

[13:31] enhanced surveillance, improved

[13:32] security, better protect bpda

[13:34] assets, tenants, employees, and

[13:35] visitors throughout this

[13:37] section of the marine park.

[13:39] The construction project

[13:40] includes installation of new

[13:42] surveillance cameras and camera

[13:45] stations of point to point

[13:45] telecommunications equipment,

[13:47] new perimeter and entrance

[13:51] security surveillances,

[13:55] electrical work to install new

[13:58] systems, installation, asphalt

[13:59] cutting, and pavement

[13:59] restoration.

[14:01] The project will be publicly

[14:04] advertised and invitation for

[14:06] bid will be in accordance with

[14:08] massachusetts general law

[14:09] chapter 149.

[14:11] The contract will be awarded to

[14:12] the responsible bidder.

[14:14] Following the bid process,

[14:16] staff will return to the board

[14:18] to secure the construction

[14:19] contract.

[14:23] The estimated cost for this

[14:27] construction is $444,222.

[14:28] Funding for this project is

[14:30] included in bpda's fiscal year

[14:31] '27 apital construction

[14:32] budget.

[14:34] Therefore, staff recommends

[14:36] authorization for the clerk to

[14:37] advertise and issue invitation

[14:39] for the installation of the

[14:41] infrastructure at c1 and c2

[14:42] parking lots within the ray mon

[14:49] el -- raymond elfman marine

[14:49] park.

[14:49] >> priscilla rojas: any

[14:51] questions from the board?

[14:53] Hearing and seeing none, motion

[14:53] in order.

[14:55] >> so moved.

[14:56] >> second.

[14:58] >> priscilla rojas: all

[15:01] approved?

[15:01] Noes?

[15:03] It is adopted.

[15:07] Item 6, teresa.

[15:09] >> thank you, MADAM Chair.

[15:11] we have several items on the

[15:12] agenda with the exact details

[15:14] included in the board memos.

[15:16] We have one contract in the

[15:18] director's office.

[15:19] Jacqueline martinez.

[15:22] We have one in the office of

[15:24] general council and we have one

[15:28] resignation in the urban design

[15:29] division who serves as the

[15:33] deputy director of designing.

[15:34] >> priscilla rojas: thank you.

[15:34] Any questions or comments from

[15:35] the board?

[15:36] All right.

[15:37] Hearing and seeing none, a

[15:38] motion is in order.

[15:39] >> so moved.

[15:40] >> second.

[15:41] >> priscilla rojas: all those

[15:42] in favor?

[15:42] Opposed?

[15:44] The ayes have it.

[15:45] Motioning passes.

[15:46] Just want to say welcome to the

[15:48] intern and to jacqueline who

[15:52] will be helping out.

[15:53] And as well as thank you so

[15:56] much, christina, for all of

[15:57] your contributions to the

[16:01] agency over the years.

[16:02] You've been a critical part of

[16:04] helping us shape the city.

[16:05] So hope you're proud.

[16:06] I wish you best of look in

[16:08] anything that you do in the

[16:08] future.

[16:09] And know that you have friends

[16:11] here.

[16:13] With that I need a motion to

[16:17] adjourn this meeting.

[16:19] >> I second that.

[16:21] >> priscilla rojas: you can't

[16:24] second and make a motion.

[16:25] [Laughter]

[16:26] >> so moved.

[16:31] [Laughter]

[16:32] >> priscilla rojas: all right.

[16:34] So all those in favor.

[16:34] Opposed?

[16:35] the ayes have it.

[16:38] Meeting adjourned.

[16:39] Starting with the next portion

[16:41] of our meeting, thank you for

[16:45] joining the AUGUST 13th, 2026

[16:46] boston redevelopment meeting.

[16:47] The planning and development

[16:49] agency is hosting public

[16:50] meetings in a hybrid setting

[16:52] for the health, safety,

[16:56] andability -- accessibility of

[17:01] boston residents.

[17:01] .

[17:03] For more information and

[17:05] updates, visit bostonplans.Org.

[17:06] The open public meeting law

[17:08] requires hat I notify the

[17:09] public this meeting is being

[17:10] recorded.

[17:11] Please be aware that an audio

[17:13] and visual recording is being

[17:15] made and broadcast by boston

[17:18] city tv which is part of the

[17:20] boston city office of cable

[17:23] communications.

[17:24] It's also being live streamed

[17:26] at boston.Gov/cable.

[17:27] If here's anyone in the

[17:29] audience who's recording this

[17:30] meeting, I ask you please

[17:32] identify yourself now.

[17:33] Seeing none.

[17:34] Also please note that

[17:36] demonstrations of approval r

[17:37] disapproval from members of the

[17:38] public are not permitted during

[17:38] the meeting.

[17:39] Thank you.

[17:41] We'll start with the roll call.

[17:49] [Roll call]

[17:50] Item 1.

[17:51] Request authorization for

[17:53] approval of the JULY 16, 2026,

[17:54] board meeting.

[17:56] >> so moved.

[17:57] >> second.

[17:57] >> priscilla rojas: all those

[17:58] in favor?

[17:59] Opposed?

[17:59] Ayes have it.

[18:01] >> excuse me, MADAM Chair.

[18:04] I'll be recusing myself from

[18:05] item 2.

[18:06] >> priscilla rojas: thank you,

[18:11] MR. O'malley.

[18:11] Item 2.

[18:13] Request authorization to enter

[18:14] into a license agreement with

[18:15] the new england aquarium

[18:17] corporation for the use of a

[18:19] portion of bda-owned property

[18:21] located at east india row in

[18:26] the downtown waterfront area

[18:28] until MARCH 13st, 2027.

[18:30] Samantha?

[18:32] >> good afternoon, MADAM Chair

[18:33] and members of the board.

[18:34] I'm here to request approval to

[18:36] enter a license agreement with

[18:37] the new england aquarium

[18:39] corporation for use of

[18:40] bpda-owned property located at

[18:43] east india row for a food

[18:44] vending kiosk.

[18:45] The downtown water front area

[18:47] is one of the most popular

[18:48] tourist destinations in the

[18:50] city of boston making it a

[18:51] valuable location for food

[18:51] vending.

[18:54] The location for the downtown

[18:56] waterfront food vendor program

[18:58] is on the boston planning and

[19:01] development owned land

[19:03] strategically placed adjacent

[19:05] to the simons theater.

[19:08] It is an opportunity to support

[19:10] tourism in the city and creates

[19:11] opportunity for local business

[19:13] vendors to sell food and

[19:14] beverages to the public.

[19:17] The new england aquarium has

[19:18] rented a food kiosk to

[19:19] thousands of visitors each

[19:21] month for the past ten years.

[19:23] This kiosk is a great

[19:26] complement to those from vra on

[19:29] the long wharf.

[19:30] To secure all necessary permits

[19:31] and the proposed license will

[19:33] allow for an eight-month

[19:34] license which will commence on

[19:36] AUGUST 17, 2026, and expire on

[19:37] MARCH 31st, 2027.

[19:41] The licensed fee shall be

[19:42] $5,880 per month payable in

[19:44] advance on the first day of

[19:45] each month commencing on ugust

[19:47] 17, 2026.

[19:50] The license fee is a 5%

[19:50] increase from the previous

[19:51] license rate.

[19:52] Thank you.

[19:53] Happy to answer any questions.

[19:54] >> priscilla rojas: thank you.

[19:55] Any questions or comments from

[19:56] the board?

[19:57] All right.

[19:59] Hearing and seeing none, motion

[20:00] is in order.

[20:00] >> so moved.

[20:02] >> second.

[20:03] >> priscilla rojas: all those

[20:06] in favor?

[20:07] Opposed?

[20:08] The ayes have it.

[20:10] Motion passes.

[20:12] Thanks, samantha.

[20:14] Welcome back.

[20:16] Item 3, request authorization

[20:17] to amend the lease with urban

[20:19] college of boston removing

[20:21] suite 100 located at 2 boylston

[20:23] street from the leased premises

[20:25] and restructuring rent payments

[20:27] through 2032.

[20:28] >> thank you, MADAM Chair.

[20:29] Good afternoon.

[20:32] The board previously voted in

[20:34] MARCH of 2026 to amend urban

[20:36] college of boston's lease by

[20:37] restructuring the rent to

[20:38] reflect current market

[20:40] conditions and extend the lease

[20:41] term through 2032.

[20:43] I'm here today to request

[20:44] authorization to further amend

[20:47] that lease to remove the first

[20:50] floor space, suite 100, and

[20:53] adjust accordingly.

[20:55] they are a long standing tenant

[20:57] providing higher education and

[20:59] advancement opportunities to

[20:59] traditionally underserved

[21:03] communities.

[21:06] Ucb urban college leases

[21:08] approximately 15,092 square

[21:11] feet on the first and second

[21:12] floors of the building.

[21:14] During our first lease

[21:16] negotiations, ucb expressed

[21:17] uncertainty about its long-term

[21:18] need for the first floor

[21:20] classroom space.

[21:22] Staff agreed to revisit the

[21:23] space requirement after

[21:25] securing the longer-term

[21:28] commitment.

[21:29] Ucb has now determined it no

[21:30] longer needs the first-floor

[21:32] space.

[21:33] Staff is therefore recommending

[21:36] removing 3,567 square feet on

[21:39] the first floor reducing ucb's

[21:41] lease premises to 11,527 square

[21:43] feet on the second floor.

[21:45] The rental rate will remain the

[21:48] same which is $21 per square

[21:51] foot with annual increases

[21:54] until 2032.

[21:56] Effective AUGUST 2026, rent

[21:57] will decrease from

[22:04] approximately $316,932 to

[22:05] $242,025.

[22:07] While this represent

[22:08] approximately a 24% reduction

[22:12] in annual rent, it provides

[22:14] bpda with guaranteed rental

[22:15] income through 2032.

[22:18] That is predicted to be 84%

[22:19] greater than the forecasted

[22:22] rent if ucb had vacated at the

[22:24] original lease expiration in

[22:25] 2027.

[22:27] The amendment also returns

[22:29] space to allow us to market it

[22:31] to another tenant or user.

[22:32] We regularly receive inquiries

[22:35] through the planning

[22:37] department's portal.

[22:39] today's request is to authorize

[22:41] the amendment to remove suite

[22:43] 100 from ucb's lease and

[22:45] restructure the rent base on

[22:46] remaining square feet.

[22:48] Thank you and I am here to

[22:49] answer any questions you MAY

[22:49] have.

[22:50] >> priscilla rojas: thanks,

[22:50] liz.

[22:52] Any questions or comments from

[22:52] the board?

[22:53] Hearing and seeing none, motion

[22:54] is in order.

[22:55] >> so moved.

[22:57] >> second.

[22:58] >> priscilla rojas: all those

[23:00] in favor?

[23:00] Opposed?

[23:01] The ayes have it.

[23:03] You guys have to work that out

[23:05] down there.

[23:07] Item 4.

[23:08] Request authorization o assign

[23:12] the lease held by second mass

[23:14] ave realty trust for building

[23:15] 120 in the historic monument

[23:17] area of the charlestown navy

[23:19] yard to the uss constitution

[23:20] museum incorporated.

[23:22] >> thank you again.

[23:23] In MAY of 2026, the board

[23:25] previously voted to approve the

[23:28] transfer of building 120 lease

[23:30] from clifford long realty trust

[23:33] to the uss constitution museum.

[23:34] I am here today to request that

[23:35] the board expand that

[23:38] authorization to include two

[23:40] intermediate transfers

[23:43] necessary to complete.

[23:46] A building is approximately

[23:47] 14,875 square feet office

[23:49] building located within the

[23:50] charlestown navy yard.

[23:53] MR. Long intends to donate the

[23:55] remaining leasehold to the uss

[23:56] constitution museum to

[23:57] structure the donation for tax

[23:58] purposes.

[23:59] the interest will first

[24:00] transfer to two long family

[24:04] trusts.

[24:06] Then to clifford and kim long

[24:08] and then finally to the uss

[24:09] constitution museum.

[24:11] These intermediate transfers

[24:13] were always part of the

[24:14] intended transaction.

[24:18] However, museum counsel has

[24:20] requested a certificate of vote

[24:21] that specifically identifies

[24:22] and authorizes each transfer

[24:23] for recording purposes.

[24:24] The ultimate recipient and

[24:25] purpose of the transaction has

[24:26] not changed.

[24:28] The existing lease terms will

[24:34] remain inning -- in tact with

[24:37] no anticipated negative

[24:38] financial impact to bpda.

[24:40] Staff recommends approval of

[24:41] the intermediate transfers and

[24:42] authorization for the director

[24:44] to execute all necessary

[24:46] documents to complete the

[24:46] assignment.

[24:47] Thank you and I'm here to

[24:48] answer any questions.

[24:49] >> priscilla rojas: any

[24:49] questions or comments from the

[24:51] board?

[24:52] Hearing and seeing none, a

[24:53] motion is in order.

[24:54] >> so moved.

[24:55] >> second.

[24:56] >> priscilla rojas: all those

[24:57] in favor?

[24:57] Opposed?

[24:58] Ayes have it.

[25:00] And I do want to give a shout

[25:03] out to the real estate

[25:04] division.

[25:06] I continue to be impressed with

[25:08] the work of this department in

[25:11] your creative solutions to

[25:13] supporting our tenants and

[25:16] being so fiscally responsible

[25:19] but understanding f our

[25:20] tenants and the needs of our

[25:21] city.

[25:23] I just wanted to say that.

[25:27] But we can move onto item 5.

[25:29] Request authorization to extend

[25:31] the tentative designation

[25:33] status of and nter into lease

[25:35] negotiations with powerhouse

[25:37] cny llc for the long-term lease

[25:39] and redevelopment of building

[25:41] 108 property in the charlestown

[25:44] navy yard on a portion of ny-1

[25:46] in the charlestown urban

[25:48] renewal area project number

[25:50] mass r-55 for a period of six

[25:53] months until FEBRUARY 28, 2027.

[25:54] >> thank you, MADAM Chair and

[25:55] members of the board.

[25:57] I am here to request approval

[26:01] to extend the tentive

[26:05] designation of powerhouse cny

[26:07] llc in the charlestown navy

[26:07] yard.

[26:09] Building 108 was a vacant

[26:16] building of approximately 2,000

[26:17] square feet.

[26:20] Powerhouse cny was tentatively

[26:23] designated back in FEBRUARY

[26:24] 2021.

[26:26] This project team intends to

[26:28] redevelop the site into a

[26:29] 97,000 square eet building

[26:34] with approximately 84,000

[26:36] square feet of lab space with

[26:38] additional cafe space and 39

[26:39] blow-grade parks space.

[26:41] The abatement and demolition of

[26:43] the former building was

[26:45] substantially completed

[26:46] actually back in spring of 2023

[26:49] and in fall of 2025, the

[26:52] project received its bpda board

[26:53] approval for article 80 large

[26:56] project review.

[26:57] Admittedly, the current market

[27:00] environment still poses

[27:03] challenges for the life

[27:04] sciences and developments.

[27:05] But the development team is

[27:06] continuing to pursue

[27:08] perspective tenants and

[27:09] financing for the project.

[27:10] Since their last extension in

[27:11] FEBRUARY, the project team

[27:13] continues to make progress on

[27:15] their coordination for the

[27:17] transformer locations with the

[27:18] budding leaseholders.

[27:20] In addition, the team has

[27:22] actively collaborated all the

[27:24] necessary construction

[27:28] licensing on the abutting nps

[27:29] office area in building 107.

[27:31] At this time, I would like to

[27:33] recommend extending the

[27:34] destinations for us at

[27:37] powerhouse for additional six

[27:40] months to continue this work on

[27:40] the site.

[27:41] Thank you and I'm happy to

[27:44] answer any questions.

[27:44] >> priscilla rojas: any

[27:45] questions or comments from the

[27:47] board?

[27:47] All right.

[27:49] Hearing and seeing none, a

[27:49] motion is in order.

[27:51] >> so moved.

[27:51] >> second.

[27:52] >> priscilla rojas: all those

[27:53] in favor?

[27:54] Opposed?

[27:55] The ayes have it.

[27:56] Item 6, request authorization

[27:58] to extend the final designation

[28:00] status of nubian ascend

[28:03] partners llc as redeveloper of

[28:04] the blair lot in the nubian

[28:06] square of roxbury for a period

[28:07] of six months until FEBRUARY

[28:08] 28, 2027.

[28:09] >> thank you, again.

[28:12] The blair lot is a bpda-owned

[28:14] site consisting of

[28:17] approximately 80,879 square

[28:21] feet of unutilized land in

[28:22] roxbury.

[28:23] This was subject to a community

[28:25] planning process through plan

[28:27] nubian and through subsequent

[28:29] meetings.

[28:34] following the dsposition, our

[28:37] fee released back in NOVEMBER

[28:37] 2019.

[28:39] Nubian was tentatively

[28:41] designated for redevelopment at

[28:43] the site at the DECEMBER 2020

[28:45] board meeting.

[28:47] Approximately 189,000 square

[28:49] feet of mixed use development

[28:51] including affordable housing,

[28:52] parking garage, lab training

[28:54] and office building, and a

[28:56] cultural hall will be involved.

[28:58] It was awarded final

[28:59] destination status in MARCH

[29:00] 2023.

[29:03] As you know again since then,

[29:04] the market conditions in office

[29:06] sectors have changed

[29:06] dramatically.

[29:07] Rather than stick to the status

[29:10] quo, the project team has

[29:11] explored an alternative

[29:12] approach to the development to

[29:14] maintain the project's

[29:15] feasibility.

[29:17] Since their last etension, the

[29:18] team as continued to refine

[29:20] the revised approach to the

[29:21] master plan and phasing to

[29:23] reflect the market and funding

[29:25] conditions impacting many of

[29:25] the project's program

[29:30] components.

[29:32] And this will be documented in

[29:34] a subsequent notice of change.

[29:35] During the final destination

[29:36] extension, the proponent

[29:38] intends to file an npc

[29:39] reflecting these changes and

[29:40] advance a site remediation plan

[29:44] to utilize the project's grant

[29:45] in addition to seeking

[29:48] additional sources of funding.

[29:50] With that being said, I request

[29:52] that the board authorize the

[29:54] final destination extension for

[29:57] a period of six months to

[29:59] youtubian ascend partners.

[29:59] Thank you.

[30:02] happy to answer any questions.

[30:03] >> priscilla rojas: any

[30:04] questions or comments from the

[30:04] board?

[30:05] >> yes.

[30:06] Obviously I have no issues

[30:10] extending the designation.

[30:11] Know this area well, it's in

[30:13] the heart of nubian square.

[30:15] Things have changed due to

[30:15] external factors.

[30:16] Can you talk about how the

[30:18] financing is coming along ith

[30:19] this new iteration?

[30:23] >> yeah, so there s a -- so

[30:25] for the first phase that is

[30:27] being contemplated which is

[30:33] building a, the lab training

[30:35] building, there is a $50

[30:35] million --

[30:38] >> did you say 50 or 15?

[30:39] >> 5-0.

[30:42] So that is the funding in

[30:43] addition to mass works which

[30:47] will be funding the public

[30:48] infrastructure portion and some

[30:50] of the site remediation work

[30:52] from the contamination that's

[30:54] present on site.

[30:57] And there is additional funding

[31:00] that the team is pursuing at

[31:01] this time.

[31:02] None of which are concrete

[31:04] enough to share with you at the

[31:04] moment.

[31:06] But we hope to have details of

[31:07] that in subsequent board

[31:11] meetings as well.

[31:12] >> matt o'malley: great.

[31:13] Thank you so much.

[31:14] >> priscilla rojas: any other

[31:15] questions or comments?

[31:17] Hearing and sees none, motion

[31:17] in order.

[31:19] >> so moved?

[31:20] >> second.

[31:21] >> priscilla rojas: all in

[31:22] favor?

[31:22] Opposed?

[31:23] Ayes have it.

[31:25] item 7 request authorization to

[31:26] issue request for proposals to

[31:28] hire a licensed design

[31:28] consultant to provide

[31:30] engineering design services

[31:31] resulting in construction

[31:33] documents to perform the pier 4

[31:34] utility infrastructure repairs

[31:37] in the charlestown navy yard.

[31:39] >> thank you, MADAM Chair,

[31:41] members of the board again.

[31:43] We are requesting to issue

[31:45] request for proposal to procure

[31:46] engineering design services for

[31:47] the pier 4 utility

[31:48] infrastructure repair in the

[31:49] charlestown navy yard.

[31:50] This is the irst time the

[31:52] matter has been before you.

[31:54] Pier 4 is owned and operated by

[32:00] the bpda and currently licensed

[32:02] for use by the courageous

[32:03] sailing center.

[32:05] The pier was originally

[32:06] constructed in the 1950s and

[32:08] has undergone several recent

[32:09] capital improvements to extend

[32:10] its useful life.

[32:11] Additional work included

[32:19] stabilization of the dis

[32:20] coal berg

[32:21] under the pier and are expected

[32:24] to begin later in the year.

[32:25] During these recent products,

[32:28] the efficiencies in the pier's

[32:31] underground utility system were

[32:33] found making this he next

[32:36] logical phase of improvements.

[32:37] It will design -- I'm sorry.

[32:38] Start that again.

[32:40] The project will evaluate and

[32:43] design repair -- and desire

[32:45] repairs for the aging

[32:47] underground utility structure.

[32:49] Addressing these systems now

[32:53] will improvement reliability,

[32:54] support future maintenance

[32:55] efforts and help preserve

[32:57] long-term functionality.

[32:59] The selected consultant will

[33:02] assess the existing

[33:03] infrastructure, prepare,

[33:05] engineer, and design documents,

[33:06] obtain necessary permits, and

[33:08] assist in future bidding

[33:08] process.

[33:11] They will also provide

[33:12] construction administration

[33:13] services.

[33:14] The design will address storm

[33:17] water systems, domestic water,

[33:19] sanitary sewer, electrical

[33:22] infrastructure, removal of

[33:25] abandoned utility piping.

[33:28] The consultant will be selected

[33:30] for a request for proposal in

[33:32] accordance with the mass

[33:35] general chapter 30 section 39m.

[33:37] Funding for the design phase is

[33:39] included in bpda's fiscal '27

[33:40] budget in the amount of

[33:42] $150,000.

[33:43] Therefore, staff recommends

[33:45] that the secretary be

[33:46] authorized to advertise and

[33:48] wish you a request for proposal

[33:49] for qualifying engineering

[33:54] consultant to design the pier 4

[33:54] utility infrastructure project.

[33:55] Thank you.

[33:56] Happy to answer ny questions.

[33:57] >> priscilla rojas: any

[33:58] questions or comments from the

[33:59] board?

[34:01] I do have one.

[34:04] So I know you said this is

[34:07] included in the fy-27 capital

[34:13] construction budget.

[34:14] But these were unforeseen

[34:14] expenses.

[34:18] So are we having to kind of put

[34:19] something else off to do this?

[34:21] Just trying to understand.

[34:23] >> I'll have rebecca come up.

[34:29] >> so you MAY remember it was

[34:31] about a year or two ago at pier

[34:33] 4, they were unforeseen at that

[34:33] time.

[34:34] But since that time and in

[34:35] working with folks that have

[34:37] been using that licensed

[34:39] premises and others in our own

[34:40] investigations, we've uncovered

[34:41] the need for the investments.

[34:44] So lots of forewarning and

[34:45] we've had that as part of the

[34:46] budget.

[34:48] So it was in the context of our

[34:51] typical budget process.

[34:51] >> priscilla rojas: all right.

[34:52] Any other questions or

[34:53] comments?

[34:54] A motion is in order.

[34:55] >> so moved.

[34:56] >> second.

[34:57] >> priscilla rojas: all those

[34:58] in favor?

[34:58] Opposed?

[34:59] Ayes have it.

[35:00] Thank you.

[35:02] Item 8 request authorization to

[35:04] approve design changes to the

[35:06] south end urban renewal area,

[35:09] project number mass r-56

[35:13] parcels f 1-a, 1-b, 1-c, 1-d

[35:17] located at 474, 482, and 494

[35:18] tremont street.

[35:19] Subject to continuing design

[35:20] review.

[35:21] And to execute and deliver a

[35:23] release of a portion of

[35:24] reservation of public travel

[35:26] easement rights, and any and

[35:28] all other instruments,

[35:29] agreements, or documents deemed

[35:31] necessary in connection with

[35:32] the construction of canopies to

[35:35] the ear entrances of castle

[35:37] square residences, as part of

[35:38] the rehabilitation of the

[35:40] castle square apartments.

[35:40] Dennis?

[35:43] >> thank you, MADAM Chair.

[35:44] Castle square apartments are

[35:46] loekded as you said at

[35:49] cated as you said at 474

[35:50] tremont street in the south

[35:51] end.

[35:55] There it is 1

[35:59] 00% an elderly and

[36:00] disabled community.

[36:03] The tenants are managed and the

[36:04] boston redevelopment authority

[36:06] still owns the playground in

[36:08] the courtyard.

[36:11] We would like to install three

[36:15] canopies 10 to 12 feet to

[36:18] better protect people from the

[36:20] elements.

[36:20] Spesk

[36:21] specifics regarding the

[36:22] location of the canopies are

[36:24] within the board memo.

[36:28] It's ot my wheel house.

[36:29] But colleagues in urban design

[36:32] have given it a lot of review.

[36:33] I defer to them.

[36:36] The existing boston

[36:36] redevelopment authority deed

[36:40] that you mentioned places a

[36:43] restriction wherein no

[36:44] structure MAY be added at a

[36:46] height below 32 feet.

[36:48] The bre staff have reviewed and

[36:51] ae proved the design of the

[36:53] canopy.

[36:57] S -- continued review by the ra

[37:00] staff and the subject of public

[37:03] travel easement be allowed the

[37:06] canopies at the 10 to 12 foot

[37:07] height rather than the 32.

[37:07] Thank you.

[37:09] >> priscilla rojas: great.

[37:10] Any questions or comments from

[37:17] the board?

[37:18] All right.

[37:20] I do sl -- trying to think.

[37:21] What was the 32 height trying

[37:23] to ind of prevent?

[37:24] >> I don't really know.

[37:26] It was done so long ago, I

[37:26] think I was in high school when

[37:29] they did that.

[37:34] [Laughter]

[37:35] >> priscilla rojas: I think

[37:37] that answers my question.

[37:38] Questions or comments from the

[37:39] board?

[37:40] Hearing and seeing none, a

[37:41] motion is in order.

[37:43] >> so moved.

[37:43] >> second.

[37:44] >> priscilla rojas: all those

[37:45] in favor?

[37:45] Opposed?

[37:48] The ayes have it.

[37:49] Item 9 request authorization to

[37:51] petition the zoning commission

[37:52] to adopt text amendments

[37:54] implementing updates to article

[37:56] 88 of the zoning code to

[37:59] establish the new consolidated

[38:00] process for a small clean

[38:01] energy infrastructure pursuant

[38:07] to the state's 255 cmr 29 and

[38:09] establish use and regulations

[38:11] for battery energy storage

[38:11] assistance.

[38:16] Christopher?

[38:17] >> good evening.

[38:20] My name is christopher maskis

[38:23] and I'm a planner on the tam.

[38:26] Tonight I'm joined to look at

[38:28] the zoning code.

[38:32] Pursuant to 225 cmr 29, this

[38:35] introduces the local permit for

[38:36] small clean energy

[38:39] infrastructure and provides use

[38:40] and energy storage systems.

[38:42] I would now like to pass this

[38:45] over to my colleague travis

[38:45] anderson to begin our

[38:50] presentation.

[38:51] Good afternoon, everybody.

[38:54] Next slide, please.

[38:55] Today's agent we're just going

[38:58] to do a quick overview of the

[38:59] permit process.

[39:00] I'll give a quick intro about

[39:02] the types of clean energy

[39:03] infrastructure that the city

[39:05] will be looking at from a

[39:07] consolidated local permit

[39:07] perspective.

[39:10] We'll go over the cmr 29

[39:11] requirements and procedures and

[39:13] how that affects article 88 and

[39:14] the zone

[39:16] ing reform we need to do

[39:16] there.

[39:22] and also touch on the article

[39:24] 88 battery energy zoning that

[39:25] is a new amendment.

[39:30] Next slide, please.

[39:31] And next slide.

[39:34] Why is the state doing a reform

[39:35] for infrastructure?

[39:38] This is a result of the 2024

[39:39] climate act which is mandating

[39:42] the state to look at ways to

[39:44] better enable processes and

[39:46] procedures to permit energy

[39:47] infrastructure of all scale

[39:48] across the state.

[39:50] This is in line with meeting

[39:52] the state's climate goals in

[39:54] the city of boston.

[39:56] This permitting reform also

[39:57] coincides with other permit

[39:59] reform that's underway such as

[40:00] article 80 modernization and

[40:03] primary goals of the city and

[40:08] state writ large to kind of

[40:09] make these more prevalent

[40:17] throughout the state and city.

[40:19] The what is small energy clean

[40:19] energy?

[40:21] Under the state's definition,

[40:23] this includes energy generation

[40:25] infrastructure that's less than

[40:26] 25 megawatt hours.

[40:28] That includes solar panels,

[40:36] wind turbines, and an aerobic

[40:36] digest.

[40:37] This is under a hundred

[40:39] megawatt hours.

[40:40] Primarily battery energy

[40:41] storage is one of the main key

[40:43] come poebts of that.

[40:48] It looks at transmission and

[40:49] distribution infrastructure.

[40:51] So any corridor that's less

[40:53] than one mile or an existing

[40:55] corridor that has transmission

[40:56] and distribution infrastructure

[40:57] less than ten miles.

[40:59] All these types of small energy

[40:59] infrastructure will fall under

[41:01] the city of boston's purview

[41:03] for the consolidated local

[41:03] permit.

[41:04] Anything larger than this will

[41:08] go through the state review

[41:08] process.

[41:10] Next slide, please.

[41:13] So what is large clean energy

[41:14] infrastructure not under the

[41:15] city's purview?

[41:17] Substations of any size or

[41:18] scale, generation that's

[41:21] greater than the 25 megawatt

[41:23] hour threshold.

[41:26] Storage greater than the 100

[41:28] megawatt threshold or

[41:30] transmission and distribution

[41:30] infrastructure.

[41:32] We also want to highlight that

[41:35] neither of these are data

[41:35] sters.

[41:37] They are not partcenters.

[41:38] They are not part of either

[41:41] clean energy definition that

[41:43] the city has made.

[41:44] That's something we're not

[41:46] looking at today.

[41:48] Now I'll pass it over.

[41:50] >> thank you, travis.

[41:51] My name is andrew plum.

[41:53] I'm a planner on the conference

[41:54] and planning team.

[41:58] Next slide, please.

[42:02] So what does 225 cmr require?

[42:05] The city must adopt the

[42:06] consolidated process and

[42:11] updated zoning to include small

[42:11] clean energy infrastructure in

[42:12] the code.

[42:13] There are certain specific

[42:14] requirements from the state

[42:16] which include the use of the

[42:16] state's local permit

[42:18] application, a guarantee of a

[42:21] 12-month review, updating the

[42:23] zoning bylaws to enable the new

[42:25] permitting process as we have

[42:27] no special permit in boston.

[42:29] The designation of a local

[42:30] government representative and

[42:33] collecting a decommissioning

[42:35] surety for all projects.

[42:36] there is flexibility in the law

[42:39] for how boston updates its zone

[42:41] regulations and how it reviews

[42:43] different scales of projects.

[42:46] There's also flexibility in

[42:48] what mitigation e have for

[42:50] projects and how the overall

[42:55] review process is run.

[42:56] Outside of the law is energy

[42:58] projects that basically choose

[43:01] not to go in the consolidated

[43:01] permit process.

[43:03] We've called this sort of the

[43:07] standard review.

[43:09] Also ministerial permits which

[43:12] are by isd or the fire

[43:12] department.

[43:15] Next slide, please.

[43:17] So the proposed updates to

[43:19] article 88 will establish the

[43:19] consolidated local permit

[43:20] process which will be

[43:22] coordinated by the planning

[43:22] department.

[43:25] The updates provide clear,

[43:29] predictable criteria for the

[43:31] appropriate citing, permitting,

[43:33] and review of all small clean

[43:34] energy infrastructure

[43:34] facilities.

[43:36] And the decision for the

[43:37] consolidated permit will be

[43:39] issued by the director of the

[43:40] bra in conjunction with the

[43:41] bpda board.

[43:42] And the state's requirements

[43:45] for cmr 29 take effect on

[43:47] OCTOBER 21st of this year.

[43:51] Next slide, please.

[43:52] So what departments participate

[43:54] in the review process?

[43:55] The departments listed on the

[43:57] left in red will have the

[43:59] review included in the

[44:00] consolidated local permit which

[44:02] is subject to that 12 month

[44:04] review timeline.

[44:05] The departments listed on the

[44:07] right in blue will be included

[44:09] in he review process to

[44:10] provide feedback and to flag

[44:12] any potential concerns early in

[44:13] the process.

[44:15] However, their official review

[44:17] will appen after the

[44:18] consolidated local permit

[44:20] review and they are not subject

[44:22] to hat 12-month deadline.

[44:24] Next slide, please.

[44:27] So this is an overview of the

[44:28] process from when an

[44:29] application is submitted to

[44:32] when a decision is issued.

[44:33] After an application is

[44:34] submitted, the city will have

[44:36] 30 days to determine if it is

[44:37] complete.

[44:39] Once it's deemed complete, the

[44:44] 12-month clock will begin.

[44:46] At the end of each department's

[44:48] review, they will issue to the

[44:48] department.

[44:49] I'll go into more detail in a

[44:50] second on that.

[44:54] Next slide, please.

[44:57] So what do departments review

[44:57] for?

[44:59] They will review for compliance

[45:01] with doer's guidelines for

[45:03] public health, safety, and

[45:05] environmental standards and cmr

[45:06] 29 which include both state and

[45:06] federal requirements.

[45:08] Local requirements will include

[45:10] the standards and review

[45:14] applicable to section 88.8 of

[45:16] the draft zoning which lists

[45:18] all reviews as part of the

[45:20] consolidated review.

[45:23] Permit applications for the

[45:24] consolidated permit must

[45:26] satisfy the criteria for all

[45:31] local permits.

[45:31] Next slide, please.

[45:33] So the timeline of the

[45:34] decision.

[45:35] Each department must submit a

[45:37] decision to either approve,

[45:39] approve with conditions, or

[45:41] deny an application.

[45:43] again, you must issue the

[45:45] decision within 12 months.

[45:46] If we fail to meet that

[45:48] timeline, that deadline, the

[45:51] application will result in

[45:52] constructive approval process

[45:54] which is outlined in the law.

[45:56] If the local government denies

[45:59] that application, it MAY be

[46:01] appealed to the sna state for

[46:03] de novo or clean slate review.

[46:04] Any denial the city makes must

[46:08] be based on the standards

[46:11] departments review for which I

[46:12] outlined on the previous slide.

[46:17] Next slide, please.

[46:19] So bpda board will issue the

[46:22] decision in conformance with

[46:23] the state's requirement for one

[46:27] approval to be issued.

[46:28] An approval, again, will be

[46:29] made before that 12-month

[46:31] deadline.

[46:35] If one department recommends

[46:39] denial of the permit, each

[46:40] department will finish their

[46:43] review and issue a decision.

[46:45] However, the bpda board will

[46:46] then issue a decision for

[46:47] denial for the entire permit.

[46:48] I'll now pass the presentation

[46:50] back to chris who will present

[46:52] the proposed zoning in a bit

[46:52] more detail.

[46:59] Thank you.

[47:01] >> thank you, andrew.

[47:02] Next slide, please.

[47:05] Firstly we want to emphasize

[47:06] the consolidated local permit

[47:08] process is mandated for

[47:09] municipalities to offer but

[47:11] optional for developers to take

[47:12] advantage of.

[47:15] Making this an opt-in pathway.

[47:16] All clean energy infrastructure

[47:17] that means the state definition

[47:18] of small clean energy

[47:19] infrastructure, meaning storage

[47:21] facilities up to 100 megawatt

[47:23] hours, generation facilities up

[47:27] to 25 megawatts, and existing

[47:29] transmission and distribution

[47:30] less than ten miles long or a

[47:31] new corridor less than one mile

[47:33] long is able to seek approval

[47:36] through the consolidated local

[47:37] permit.

[47:41] Next slide, please.

[47:43] So when is a consolidated local

[47:46] permit required?

[47:48] Article 8 establishes

[47:49] conditions where clean energy

[47:50] infrastructure projects

[47:51] specifically battery energy

[47:52] storage systems are required to

[47:54] seek approval through the

[47:55] consolidated local permit

[47:56] process.

[47:57] This occurs when a battery

[47:58] energy storage system is

[48:04] proposed as the ain use of a

[48:07] lot when it is proposed with a

[48:09] site footprint greater than 400

[48:11] square feet as either a main or

[48:13] accessory use of a lot, or is

[48:15] proposed ith a fence greater

[48:18] than 7 feet tall.

[48:20] As a main or accessory use.

[48:21] Next slide, please.

[48:23] Why require the consolidated

[48:24] local permit for certain

[48:24] projects?

[48:26] Approval through the

[48:27] consolidated local permit makes

[48:29] best an allowed use where it

[48:30] would otherwise be conditional,

[48:32] giving proponents certainty

[48:34] while allowing the city to have

[48:36] adequate oversight on design

[48:37] elements such as bulk size and

[48:40] site design.

[48:43] Additional 225 cmr 29 and doer

[48:44] guidelines outline clear

[48:45] conditions for the projects to

[48:47] meet for approval, along with

[48:49] the additional discretion of

[48:51] city of boston departments that

[48:52] will join in for the

[48:53] coordinated review process.

[48:55] Finally, projects applying for

[48:58] a consolidated local permit are

[48:59] able to be approved with

[49:01] conditions, allowing us to set

[49:02] conditions to further mitigate

[49:05] concerns related to size, bulk,

[49:06] and overall design.

[49:08] While the inclusion of the

[49:09] consolidated permit process is

[49:11] a key component of this

[49:12] amendment, the amendment also

[49:14] establishes best nd accessory

[49:17] bests as a defined use in the

[49:18] zoning code and provides

[49:19] dimensional requirements for

[49:22] both main and accessory use

[49:23] battery energy storage.

[49:24] To ensure these systems are

[49:25] designed at an appropriate size

[49:27] and scale for the surrounding

[49:28] neighborhood context.

[49:30] This amendment also clearly

[49:33] defines how to measure battery

[49:35] energy storage systems by

[49:36] introducing the battery energy

[49:37] storage system site footprint

[49:41] for both main and accessory

[49:41] use.

[49:43] The previously mentioned

[49:44] dimensional requirements are

[49:45] applicable to the best site

[49:46] footprint ensuring the entire

[49:49] site remains contextual to the

[49:50] surrounding neighborhood rather

[49:51] than just the battery

[49:51] equipment.

[49:52] Finally, this amendment

[49:54] establishes a financial surety

[49:55] for certain types of small

[49:56] clean energy infrastructure.

[49:58] This allows the city of boston

[50:00] to handle the decommissioning

[50:02] and removal of small clean

[50:03] energy infrastructure in the

[50:04] case of abandonment without

[50:06] bearing the associated costs.

[50:12] Next slide, please.

[50:18] As stated before, 225 cmr 29

[50:19] requires the adoption of this

[50:20] process by municipalityties by

[50:22] OCTOBER 1st, 2026.

[50:24] as such, the timeline ensures

[50:26] boston remains compliant with

[50:27] the requirements of the state

[50:29] law.

[50:32] Next slide, please.

[50:34] This concludes our presentation

[50:35] regarding battery energy

[50:36] storage systems and the

[50:38] consolidated local permit.

[50:39] Thank you and we'd be happy to

[50:40] answer any questions you MAY

[50:42] have.

[50:42] >> priscilla rojas: thank you.

[50:45] Questions or comments from the

[50:45] board?

[50:52] >> thank you, MADAM Chair.

[50:55] Not so much a question.

[50:56] This is my favorite vote I'll

[50:57] cast today.

[50:59] It is a project on this vry,

[50:59] very important zoning

[51:01] amendment.

[51:03] It is my fervent hope a year

[51:06] from now we vote on these

[51:08] projects as often as we do on

[51:08] conversions.

[51:10] This is so needed.

[51:13] Obviously I don't need to tell

[51:15] people the purpose of

[51:17] permitting more solar and wind

[51:18] but also transition lines in

[51:19] terms of delivering reliability

[51:21] and supporting electrification.

[51:22] I want to issue in on the

[51:24] battery storage, because that's

[51:26] a little newer but it is needed

[51:28] as we talk about energy

[51:29] affordability

[51:29] affordability.

[51:31] We're having a ebate in this

[51:32] country about energy affordable

[51:34] as we should.

[51:35] In massachusetts we have among

[51:37] the highest utility rates of

[51:38] any state in the union.

[51:40] And I'm a firm believer, you

[51:41] know, I was very repetitious as

[51:45] a former city councillor.

[51:48] I'd say every time we speak on

[51:50] this, a fiscal conservative

[51:51] ought to be an

[51:52] environmentalist.

[51:56] That is precisely what the some

[51:57] battery energy storage systems

[51:57] do.

[51:59] They provide better

[51:59] reliability.

[52:01] They provide etter delivery of

[52:01] service.

[52:02] They reduce grid demand.

[52:03] And I can't talk about how

[52:05] important that is.

[52:06] Particularly solar is one

[52:08] thing, but particularly with

[52:08] wind.

[52:10] We've seen this in so many

[52:11] other ISOs across the united

[52:12] states.

[52:13] Wind blows the heaviest at the

[52:14] night.

[52:15] Usually in the middle of the

[52:16] night in the wintertime when

[52:17] grid demand is less.

[52:19] You're able to procure that

[52:20] type of energy and then shift

[52:21] the peak.

[52:24] You're saving your rate payers

[52:24] money.

[52:25] It's simple economics.

[52:26] You buy low.

[52:28] You sell it -- well, you

[52:31] utilize it high I should say.

[52:32] Utilize it high and you're

[52:35] going too save rate payers

[52:35] money.

[52:38] This is a good policy, huge

[52:42] kudos to governor healy and her

[52:43] team.

[52:44] And cue koes to mayor wu and

[52:48] her team.

[52:50] It is so appropriate that he

[52:51] planning department which does

[52:54] such incredible work mnaging,

[52:55] planning, and development of

[52:57] this city is sort of the

[52:57] overseer.

[53:00] And it's smart this board gets

[53:00] to vote on it.

[53:03] There's no shortage for other

[53:05] departments to weigh in, ut

[53:07] this is a good policy.

[53:08] Travis, we've known each other

[53:09] a long time.

[53:10] It's great to continue in this

[53:10] capacity.

[53:16] So I'm ery excited for this

[53:16] opportunity.

[53:23] >> priscilla rojas: thank you.

[53:24] This is fascinating.

[53:27] I learned a lot about battery

[53:27] storage.

[53:28] I love being on the bard,

[53:30] getting to earn about great

[53:30] things.

[53:32] But I wanted to reiterate, this

[53:33] has nothing to do with data

[53:33] center anything.

[53:37] Right?

[53:39] This is a -- just to streamline

[53:40] the process; right?

[53:44] That permitting process to kind

[53:47] of speed this -- these projects

[53:49] to service.

[53:50] >> yes.

[53:50] >> priscilla rojas: okay.

[53:51] Yeah.

[53:51] That's just all I wanted to

[53:54] double check.

[53:55] If there are no other further

[53:56] questions or comments, motion

[53:56] is in order.

[53:58] >> so moved.

[53:58] >> second.

[53:59] >> priscilla rojas: all those

[54:00] in favor?

[54:00] Opposed?

[54:01] Ayes have it.

[54:01] Thank you so much.

[54:06] >> thank you.

[54:07] >> priscilla rojas: and I know

[54:08] we had some people exit.

[54:14] That was a popular item.

[54:15] Councillor, thank you for

[54:15] coming.

[54:17] The floor is yours.

[54:18] >> thank you.

[54:20] I believe this is on item 12.

[54:23] And I just want to as I start

[54:24] thank felicia for stepping up

[54:27] to the board as the chair of

[54:29] planning development and

[54:29] transportation.

[54:30] Congratulations n your first

[54:30] meeting.

[54:32] We're so excited to see you in

[54:34] this roll.

[54:35] Dear chair rojas and members of

[54:37] the board, I'd like to register

[54:44] my voice in support of brigham

[54:46] women's inp extension.

[54:48] I look forward to working with

[54:51] the institution on future IMPs

[54:54] and improve necessary

[54:55] improvements to patient care

[54:56] and research.

[54:57] Because they're not proposing

[54:59] any new projects or additional

[55:02] changes to their 2010 imp and

[55:03] subsequent amendments as part

[55:05] of this extension, I urge the

[55:08] bpda board to support this

[55:08] request.

[55:11] And there's also a support

[55:13] letter from mission hall nhs

[55:15] from my district in strong

[55:15] support.

[55:16] Thank you.

[55:17] >> priscilla rojas: great.

[55:17] Thank you.

[55:22] Item 10.

[55:23] Request authorization to issue

[55:24] a certification of approval

[55:27] pursuant to article 80e of the

[55:28] zoning ode for the proposed

[55:31] construction of 24 residential

[55:33] hypounits including four iz

[55:35] units and nine car parking

[55:37] spaces and 124 bicycle parking

[55:41] spaces located through 14-18

[55:43] hannon street and to enter into

[55:44] community benefits agreement

[55:47] and take all related actions.

[55:48] >> thank you.

[55:50] Held le to all members of the

[55:50] board.

[55:54] My name is zoe duvall.

[55:56] Before you to present the

[55:58] article 80e small project

[56:00] located at 1418 hannon street

[56:01] in the dorchester neighborhood

[56:02] of boston.

[56:04] Next slide, please.

[56:06] The project site comprises two

[56:08] parcels and otals

[56:10] approximately 10,691 square

[56:11] feet of land.

[56:14] The project site is occupied

[56:16] with a vacant two-family home

[56:19] and adjacent vacant lot.

[56:21] Project proposes to demolish

[56:22] the structure and construct a

[56:24] new five-story residential

[56:28] building containing 24

[56:33] homeownership units.

[56:35] The units will comprise one

[56:37] studio, seven one bedrooms, 12

[56:40] two bedrooms, and 4

[56:41] three-bedroom units.

[56:43] The ground floor also has nine

[56:45] off-street parking space and 24

[56:47] long-term bike parking spaces.

[56:49] The small project review

[56:50] application was filed on

[56:52] FEBRUARY 19th, 2026.

[56:52] The public comment eriod in

[56:55] connection with the proponent

[56:56] submission was originally

[56:59] intended to end on MARCH 19th,

[57:00] 2026, and was voluntarily

[57:02] extended to APRIL 3rd, 2026.

[57:04] The planning department

[57:05] sponsored a public meeting on

[57:09] MARCH 17th which was noticed

[57:10] through the planning department

[57:11] neighborhood distribution list

[57:13] and events calendar for both

[57:16] the dorchester and mattapan

[57:17] neighborhoods.

[57:18] I'll hand over to my colleague

[57:19] jason to take you through the

[57:20] planning context.

[57:20] Thank you.

[57:22] >> good evening, MADAM Chair,

[57:25] members of the board.

[57:27] I am jason Mcdonald, the

[57:28] planner assigned to his

[57:29] project.

[57:33] Next slide, please.

[57:33] All right.

[57:36] This is located within the

[57:39] 3,000 sub district of the

[57:40] greater mattapan neighborhood.

[57:42] The surrounding context is

[57:44] mostly residential at various

[57:46] scales including multiple

[57:48] multifamily building around it.

[57:49] Directly south of the proposed

[57:52] site, you can see in red there

[57:54] is the mattapan street corridor

[57:56] which cuts all the way through

[57:59] from basic forest hills and

[58:01] almost the entire width of

[58:02] dorchester.

[58:04] Next to that would be directly

[58:07] south you can see to morton

[58:13] street stop to the fairmont

[58:13] line.

[58:16] Within the fairmont indigo

[58:18] corridor plan, a study that was

[58:21] focused on the short-term and

[58:22] long-term strategies with job

[58:24] access along this corridor and

[58:25] specifically around the morton

[58:27] street stop.

[58:29] The new residential stop of

[58:31] higher density was encouraged

[58:33] to promote he use of the

[58:34] station.

[58:35] Additionally, this site is

[58:38] directly adjacent to some new

[58:40] squares and street zoning that

[58:41] came from plan mattapan.

[58:42] However, the site itself was

[58:45] not rezoned due to it just not

[58:46] being within the geography of

[58:48] the plan.

[58:50] So the proposed project is

[58:52] currently seeking zoning relief

[58:56] for the use excessive height,

[58:58] insufficient parking,

[59:00] insufficient rear, front, and

[59:01] side setbacks.

[59:02] While taking into consideration

[59:04] the built form of this block

[59:06] and the proposed project

[59:08] unusual parcelization, the

[59:13] staff reviewed it to ensure the

[59:14] compatibility of the design

[59:16] with its context in particular

[59:20] with the massing and adherence.

[59:23] i will now pass to my colleague

[59:25] andrew from urban design.

[59:26] >> good afternoon.

[59:28] My name is andrew zimmerman and

[59:30] I'm the rban designer assigned

[59:32] to this project.

[59:35] So the site plan you see, this

[59:37] sets the building back to align

[59:38] with complete streets

[59:40] guidelines and establishing a

[59:41] pedestrian-oriented frontage

[59:43] along hannon street.

[59:44] Street scape enhancements

[59:47] include removing an obsolete

[59:49] curb cut, installing visitor

[59:51] city standard bike racks,

[59:52] implanting three new street

[59:54] trees to enrich he pedestrian

[59:55] experience.

[59:56] In addition to these

[59:57] improvements, the sidewalk will

[59:59] be reconstructed for ada

[59:59] accessibility.

[1:00:05] Next slide.

[1:00:09] The five-story building uses a

[1:00:11] front yard setback and fifth

[1:00:13] story step back to mitigate the

[1:00:15] impacts of its height along

[1:00:16] hannon street.

[1:00:17] It is composed of four qual

[1:00:20] length bays to mimic local town

[1:00:22] home architecture creating a

[1:00:24] distinct frontage unified by a

[1:00:28] cohesive color material palate.

[1:00:29] Working closely with the

[1:00:30] planning department, the

[1:00:32] proponents significantly

[1:00:33] revised the ground floor layout

[1:00:35] and overall building massing to

[1:00:37] better engage the street in the

[1:00:38] surrounding neighborhood.

[1:00:41] The building utilizes an

[1:00:42] extensive roof deck and ground

[1:00:43] floor patio space.

[1:00:47] With that, I'll turn it back to

[1:00:49] zoe.

[1:00:51] >> lastly, just noting that

[1:00:52] this project has been

[1:00:53] responsive to both neighborhood

[1:00:55] and planning staff feedback

[1:00:56] throughout the review process

[1:00:59] resulting in a change from

[1:01:00] rental to homeownership.

[1:01:01] Revisions to the ground floor

[1:01:04] design, the massing and facade

[1:01:06] and the inclusion of three new

[1:01:07] street trees.

[1:01:08] This includes our presentation

[1:01:10] for this item and myself and

[1:01:11] the development team is

[1:01:11] available to answer any

[1:01:14] questions you MAY have.

[1:01:16] >> priscilla rojas: thank you.

[1:01:17] Any uestions or comments from

[1:01:20] the board?

[1:01:20] Okay.

[1:01:21] Hearing and seeing none, motion

[1:01:22] is in order.

[1:01:23] >> so moved.

[1:01:23] >> second.

[1:01:24] >> priscilla rojas: all those

[1:01:25] in favor?

[1:01:25] Opposed?

[1:01:26] The ayes have it.

[1:01:27] Motion passes.

[1:01:29] Thank you so much.

[1:01:29] And almost welcome to the

[1:01:37] neighborhood.

[1:01:37] All right.

[1:01:40] Item 11.

[1:01:42] Request authorization to issue

[1:01:43] a determination waiving further

[1:01:46] review pursuant to section

[1:01:48] 80a-6 of the zoning code in

[1:01:50] connection with the notice of

[1:01:52] project change for the proposed

[1:01:54] construction of 62 all

[1:01:56] affordable residential units,

[1:01:58] 31 car parking spaces, and 77

[1:02:01] bicycle arking paces located

[1:02:08] at 2shawsheen road and issue

[1:02:09] issue one or more

[1:02:11] certifications of compliance or

[1:02:12] partial certifications of

[1:02:13] compliance for the proposed

[1:02:15] project sur sunt to section

[1:02:18] 80b-6 of the zoning code upon

[1:02:19] successful completion of the

[1:02:21] article 80b large project

[1:02:23] review process, and execute and

[1:02:24] deliver a cooperation agreement

[1:02:26] and transportation access plan

[1:02:26] agreement.

[1:02:27] >> thank you.

[1:02:31] My name is camille

[1:02:37] platt-decosta and I'm a senior

[1:02:37] manager.

[1:02:38] This is a project change

[1:02:42] located at 2 shz shawsheen road

[1:02:47] in boston.

[1:02:49] Boston cdc proposes to

[1:02:50] construct two residential

[1:02:52] buildings with approximately

[1:02:55] 70,080 square feet of the ross

[1:02:58] floor area total.

[1:03:02] The mpc calls for homeownership

[1:03:04] to rental making the project

[1:03:05] fully rental but income

[1:03:06] restricted.

[1:03:07] The hange to the north

[1:03:08] building also includes an

[1:03:09] increase in the number of units

[1:03:11] previously approved from 22 to

[1:03:13] 27 with the entire project then

[1:03:15] going from a total of 57 units

[1:03:17] to 62 units.

[1:03:21] The mpc also requires for the

[1:03:24] removal of four parking spaces.

[1:03:26] The project notification form

[1:03:28] was originally filed on

[1:03:30] SEPTEMBER 19th of 2022 with

[1:03:31] approval by the bpda board on

[1:03:33] OCTOBER 12th of 2023.

[1:03:36] The mpc was then filed on JUNE

[1:03:37] 9th of 2026.

[1:03:39] A joint iag and public meeting

[1:03:43] was held on JULY 1st, 2026.

[1:03:46] I will now turn it over to walk

[1:03:48] through the planning context

[1:03:48] considered before the

[1:03:50] development team begins their

[1:03:50] presentation.

[1:03:52] Thank you.

[1:03:54] >> thank you, camille.

[1:03:55] Good evening.

[1:04:03] My name is ford del vecchio.

[1:04:05] As noted earlier, the proposed

[1:04:07] project design maintains 27

[1:04:08] dwelling units within

[1:04:10] substantially the same building

[1:04:14] footprint as previously stated.

[1:04:17] Additional, side adjustments

[1:04:18] include an increase in the

[1:04:20] front yard, reduction in the

[1:04:22] rear yard, and reduction in the

[1:04:23] left side yard as well.

[1:04:24] As a result of these overall

[1:04:25] modifications, zoning would be

[1:04:27] required from the zoning board

[1:04:27] of appeal.

[1:04:30] In reviewing the modified

[1:04:32] design, staff focus on several

[1:04:34] key contextual factors.

[1:04:36] That was not a focus area for

[1:04:38] the new zoning associated with

[1:04:38] plan east boston.

[1:04:43] It directly adjoins lower scale

[1:04:44] residential development along

[1:04:46] barnes avenue.

[1:04:49] Massing articulation to ensure

[1:04:51] an appropriate scale transition

[1:04:54] between the two settings.

[1:04:56] Staff evaluated critical

[1:04:58] resiliency measures including

[1:04:59] raised ground floor conditions

[1:05:01] and flood proofing strategies.

[1:05:05] Finally, staff reviewed site

[1:05:07] plans elements to address three

[1:05:09] elevated conditions, ensure

[1:05:11] sufficient setbacks, and

[1:05:13] establish dimensional

[1:05:15] dimensions for public access

[1:05:17] easement to the winthrop

[1:05:18] greenway.

[1:05:19] And now the developer will

[1:05:23] present in more detail.

[1:05:25] >> thank you, MADAM Chair,

[1:05:30] members of the bard, director

[1:05:31] shen, here is the project

[1:05:38] attorney today.

[1:05:41] Also we me are I have joe

[1:05:43] lambert from the design.

[1:05:45] As was mentioned, our client is

[1:05:47] the east boston cdc and I want

[1:05:49] to point out that this project

[1:05:55] at 80 and 82 shawsheen road

[1:05:57] will still remain affordable.

[1:06:01] The driving factor of the

[1:06:03] proposed changes I'm about to

[1:06:04] go over is because of state

[1:06:06] funding constraints and

[1:06:08] particularly on the

[1:06:08] homeownership piece.

[1:06:11] The first proposed change in

[1:06:14] the npc was to change the 82

[1:06:21] shauns shawsheen building which

[1:06:26] was original a condominium

[1:06:29] homeownership to all rental.

[1:06:33] So the ami was between 80% and

[1:06:33] 100%.

[1:06:35] We're now between 0% to 60% on

[1:06:36] that building.

[1:06:38] So much better with the rental

[1:06:40] component.

[1:06:42] Secondly, we're adding

[1:06:43] additional units.

[1:06:45] We're going from 57 total to

[1:06:45] 62.

[1:06:47] So there's more affordable

[1:06:49] units on the building now by

[1:06:52] adding those additional units

[1:06:52] as well.

[1:06:54] Part of the driving factor of

[1:06:57] the changes in reducing the

[1:06:58] parking spaces.

[1:06:59] So we're asking for reduction

[1:07:02] of four spaces in the one

[1:07:03] loading dock on the two

[1:07:04] buildings is because now that

[1:07:06] this becomes full rental, we're

[1:07:07] looking for community room for

[1:07:13] those residents as well as a

[1:07:14] laundry room for a shared

[1:07:15] facility for those folks as

[1:07:18] well.

[1:07:20] Some of the other changes is

[1:07:23] addition of eight one beds and

[1:07:25] two two beds and the removal of

[1:07:26] three three beds nd two four

[1:07:29] bed units.

[1:07:30] So redistributing some space

[1:07:33] all because of funding again.

[1:07:34] And minor design changes.

[1:07:36] One of the building reduces

[1:07:39] from five stories to four

[1:07:41] modifying the raised parapets

[1:07:44] and hanging the window designs

[1:07:44] as well.

[1:07:46] If we could go to the next

[1:07:47] slide, I'm briefly going to run

[1:07:47] through.

[1:07:49] This shows the location of the

[1:07:49] site.

[1:07:52] It's within a short ten-minute

[1:07:55] walk to the mbta station in

[1:07:56] orient heights and there's

[1:07:59] major bus routes that run right

[1:08:05] along saratoga street which

[1:08:06] abuts shawsheen road.

[1:08:08] This is the former AUGUST oil

[1:08:09] brothers site.

[1:08:11] It was a commercial oil truck

[1:08:12] storage facility.

[1:08:13] This now brings housing or

[1:08:14] needed housing to this

[1:08:16] particular site which is in an

[1:08:17] economic development area.

[1:08:20] Next slide, please.

[1:08:22] These are just some site

[1:08:22] pictures.

[1:08:24] To familiarize the board and I

[1:08:25] know this was approved back in

[1:08:31] 2023, but that's the shawsheen

[1:08:33] road and the saratoga abutting

[1:08:34] street which we have access

[1:08:36] through both of those streets

[1:08:38] to the property.

[1:08:40] This just shows you some

[1:08:41] current conditions as has been

[1:08:48] operated and abuts the bell

[1:08:49] isle marsh as well.

[1:08:51] This shows the two buildings

[1:08:52] with that large landscape area

[1:08:53] in between.

[1:08:57] This is a dead-end street.

[1:08:58] So it complements that back

[1:08:59] area.

[1:09:01] And you can just see on the

[1:09:02] right-hand side where we

[1:09:03] removed some of the parking

[1:09:05] spaces and the loading zone on

[1:09:07] the two buildings and put those

[1:09:13] shared common space areas.

[1:09:14] And this goes over some of the

[1:09:16] changes we had to make to some

[1:09:19] of the units and the finding

[1:09:19] ing

[1:09:23] -- funding units that caused

[1:09:23] the change.

[1:09:25] and this goes over the revised

[1:09:26] parking plan.

[1:09:28] Four spaces total and the one

[1:09:29] loading space over those two

[1:09:30] buildings.

[1:09:32] But as I had mentioned, we're

[1:09:35] ten minutes from the t station.

[1:09:38] Next slide, please.

[1:09:41] And again, this shows the two

[1:09:42] building, the parking areas.

[1:09:44] And with that, I can pause to

[1:09:46] answer any questions that the

[1:09:46] board MAY have.

[1:09:48] If we want to go to the last

[1:09:51] slide, it shows a nice

[1:09:52] rendering.

[1:09:53] If we want to just continue.

[1:09:55] Right here.

[1:09:55] Perfect.

[1:09:56] Just so the board can see sort

[1:09:58] of the -- and that landscape

[1:10:00] area in between which

[1:10:01] complements both buildings.

[1:10:02] With that, we can answer any

[1:10:05] questions.

[1:10:05] >> priscilla rojas: any

[1:10:09] questions or comments from the

[1:10:09] board?

[1:10:10] >> matt o'malley: thank you,

[1:10:11] MADAM Chair.

[1:10:12] Obviously you can tell the

[1:10:13] support that's gone in.

[1:10:13] Looks great.

[1:10:15] It's a great neighborhood.

[1:10:16] Fully supported.

[1:10:19] Curious and you MAY have said

[1:10:19] this.

[1:10:21] Does he proximity to the

[1:10:23] wetlands provide any additional

[1:10:23] mitigation that has to be done

[1:10:24] on site?

[1:10:26] >> not on site.

[1:10:28] There's talk about continuing

[1:10:30] the greenway through that area

[1:10:32] which we would be obviously

[1:10:34] amenable to and would talk to

[1:10:35] if that comes up further.

[1:10:38] But no, everything -- this was

[1:10:39] contained on that particular

[1:10:39] site.

[1:10:40] yeah.

[1:10:41] >> matt o'malley: it's great.

[1:10:42] Good luck.

[1:10:44] Thank you.

[1:10:44] >> priscilla rojas: any other

[1:10:45] questions or comments?

[1:10:46] A motion is in order.

[1:10:47] >> so moved.

[1:10:48] >> second.

[1:10:49] >> priscilla rojas: all those

[1:10:49] in favor?

[1:10:50] Opposed?

[1:10:51] The ayes have it.

[1:10:51] Thank you very much.

[1:10:53] >> thank you so much.

[1:10:56] >> priscilla rojas: all right.

[1:10:56] Item 12.

[1:10:58] MR. O'malley, are you going to

[1:11:01] recuse yourself on this one?

[1:11:01] Oh, no?

[1:11:03] Sorry.

[1:11:07] I must be on he wrong-is

[1:11:07] it?

[1:11:11] It's okay.

[1:11:13] Item 12, request authorization

[1:11:15] to issue an adequacy

[1:11:18] determination pursuant to

[1:11:21] section 80d-5.4 of the zoning

[1:11:23] code for the proposed renewal

[1:11:25] and extension of the brigham

[1:11:26] and women's hospital

[1:11:28] institutional master plan for a

[1:11:30] period of five years ending in

[1:11:31] 2031 and to take all related

[1:11:32] actions.

[1:11:34] >> thank you.

[1:11:36] MADAM Chair, members of he

[1:11:37] board.

[1:11:40] My name is jason farrell from

[1:11:41] the development of division.

[1:11:43] I'm here before you today to

[1:11:44] discuss the proposed renewal

[1:11:46] and five-year extension with no

[1:11:48] changes to the master plan for

[1:11:52] brigham and women's hospital.

[1:11:56] The 2010 imp was extended for a

[1:11:58] period of two years in previous

[1:11:59] years.

[1:12:00] The hospital has operated its

[1:12:02] campus in a manner consistent

[1:12:05] with the 2010 imp and plans to

[1:12:07] do so over the course of the

[1:12:08] five-year extension.

[1:12:10] On JUNE is 12th, 2026, the

[1:12:11] proponent filed an

[1:12:13] institutional master plan

[1:12:14] notification form for the

[1:12:16] proposed renewal and five-year

[1:12:18] extension pursuant to article

[1:12:19] 80d of the code.

[1:12:21] Since this is an imp extension

[1:12:23] with no changes, a public

[1:12:24] meeting was available upon

[1:12:26] request but none was requested.

[1:12:27] Public comment period ended on

[1:12:29] JULY 15th, 2026.

[1:12:31] I'll now pass it over to the

[1:12:32] team for some brief remarks and

[1:12:33] then to answer any questions

[1:12:39] you MAY have.

[1:12:41] >> good afternoon, CHAIRWOMAN

[1:12:45] Rojas, members of the board,

[1:12:48] director schenn.

[1:12:53] My name is wang nguyen.

[1:12:55] I'm here today to request

[1:12:57] approval for a five-year

[1:12:58] renewal of brigham and women's

[1:13:00] institutional master plan with

[1:13:03] unchanged plans until AUGUST

[1:13:03] 2031.

[1:13:05] Brigham has undertaken

[1:13:06] development and operations in a

[1:13:08] manner consistent with the

[1:13:15] 2010 imp and has no new plans

[1:13:17] for institutional project.

[1:13:19] The hale building for

[1:13:20] transformative medicine, the

[1:13:22] office building, several campus

[1:13:24] additions including the ed and

[1:13:25] nicu expansions.

[1:13:28] And the stoneman centennial

[1:13:30] park have all been completed.

[1:13:32] In addition, the meaningful

[1:13:34] community partnerships we have

[1:13:35] have resulted in the

[1:13:37] development of housing and

[1:13:39] community center at mosaic on

[1:13:45] the riverway with tenants of

[1:13:45] harvard.

[1:13:48] And construction of the fenwood

[1:13:50] inn for clients of the

[1:13:51] commonwealth department of

[1:13:51] mental health.

[1:13:55] As you MAY know, the brigham

[1:13:56] leadership is in the early

[1:13:58] stages of planning for a

[1:13:59] project announced last year

[1:14:02] that will enable us to

[1:14:05] modernize our campus and

[1:14:07] achieve all single inpatient

[1:14:07] rooms.

[1:14:09] Single inpatient rooms reduce

[1:14:10] the risk of infection, provide

[1:14:12] space for modern technology,

[1:14:14] equipment, and families.

[1:14:15] And improve the environment

[1:14:17] care for patients and their

[1:14:19] families.

[1:14:20] Preliminary planning is

[1:14:22] underway to determine the scope

[1:14:23] of the future project, and we

[1:14:29] look forward to coming to the

[1:14:32] bpda in the future with a new

[1:14:34] imp when the time s right.

[1:14:36] We are very proud of the

[1:14:38] brigham oes's robust community

[1:14:39] benefits and partnerships hat

[1:14:40] enable us to deliver

[1:14:41] exceptional health care,

[1:14:45] education, and easily

[1:14:46] accessible and essential health

[1:14:47] care services to our boston

[1:14:48] communities.

[1:14:49] Our community benefits include

[1:14:52] over $7 million in pilot

[1:14:55] contributions in 2026 providing

[1:14:58] essential health care services

[1:15:00] in the community including care

[1:15:02] at southern jamaica plain

[1:15:04] health center and brookside

[1:15:05] community health centers.

[1:15:07] Providing care for over 50,000

[1:15:09] inpatients and 1.5 million

[1:15:11] outpatients annually.

[1:15:13] And employing 18,000 people

[1:15:15] over 30% of whom are city of

[1:15:16] boston residents.

[1:15:17] Thank you for your time today.

[1:15:21] With me are nancy welsh and tim

[1:15:21] gelvin.

[1:15:22] we're here to answer any

[1:15:24] questions the board MAY have.

[1:15:25] >> priscilla rojas: thank you.

[1:15:29] Questions or comments from the

[1:15:30] board?

[1:15:32] Well, just a comment.

[1:15:35] I just want to thank you for

[1:15:37] your contributions to the city.

[1:15:38] I think many of us have

[1:15:40] probably been one of those 1.5

[1:15:46] million people that have been

[1:15:49] serviced by brigham women's.

[1:15:52] So with pleasure I would like a

[1:15:52] motion.

[1:15:54] >> so moved.

[1:15:54] >> second.

[1:15:55] >> priscilla rojas: all those

[1:15:56] in favor?

[1:15:56] Opposed?

[1:15:58] The ayes have it.

[1:15:59] Thank you very much.

[1:16:02] Good luck.

[1:16:07] Okay.

[1:16:11] Item 13.

[1:16:12] Request authorization to issue

[1:16:15] a scoping determination waiving

[1:16:16] further review pursuant to

[1:16:20] article 80b-5.4d of the zoning

[1:16:22] code or the proposed

[1:16:24] construction of 105 fully

[1:16:26] affordable residential rental

[1:16:28] units, 31 car parking spaces,

[1:16:31] and 105 bicycle parking spaces

[1:16:33] located at 1590 blue hill

[1:16:34] avenue.

[1:16:35] To issue a certification of

[1:16:37] compliance for the proposed

[1:16:40] project under section 80b-6 of

[1:16:41] the code upon successful

[1:16:42] completion of the article 80

[1:16:45] review process, and to enter

[1:16:46] into a cooperation agreement

[1:16:47] and transportation access plan

[1:16:49] agreement and take all related

[1:16:50] actions.

[1:16:50] Camille?

[1:16:52] >> thank you again MADAME

[1:16:56] Chair.

[1:16:58] My name is camille.

[1:17:02] The proposed project before you

[1:17:05] is an article 80b large project

[1:17:07] located at 1590 blue hill

[1:17:08] avenue in mattapan.

[1:17:11] The proponent is proposing to

[1:17:12] demolish the existing building

[1:17:13] on the project site and

[1:17:15] construct a zoning compliant

[1:17:17] approximately 120,000 square

[1:17:19] feet, six-story building with

[1:17:20] approximately 1,000 square feet

[1:17:22] of ground floor retail and/or

[1:17:24] community space along bull hill

[1:17:26] avenue with 31 surface parking

[1:17:26] spaces.

[1:17:29] The proposed project will

[1:17:30] include widened sidewalks,

[1:17:33] dedicated furnishes zone, and

[1:17:34] landscaped open space areas.

[1:17:36] A portion of the site ill be

[1:17:37] preserved to potentially

[1:17:38] support a future public

[1:17:40] pedestrian path through the

[1:17:41] site and redevelopment on the

[1:17:43] abutting 443 to 447 river

[1:17:44] street parcel.

[1:17:46] A letter of intent was filed on

[1:17:49] APRIL 23rd of 2026.

[1:17:51] The form was subsequently filed

[1:17:53] on MAY 12th of 2026.

[1:17:54] A virtual public meeting was

[1:17:58] held via zoom on JUNE 9th of

[1:17:59] 2026.

[1:18:01] The meeting was well intended

[1:18:03] and the project received

[1:18:04] support from community members

[1:18:04] during that meeting.

[1:18:07] I will now turn it over to ford

[1:18:10] to walk us through the ontext

[1:18:11] that was considered before the

[1:18:12] development team begins their

[1:18:12] presentation.

[1:18:25] Thank you.

[1:18:28] >> thank you.

[1:18:30] This project s comprised of

[1:18:33] approximately 42,240 square

[1:18:35] feet of the blue hill avenue to

[1:18:38] the west existing retail

[1:18:40] building long blue hill avenue.

[1:18:42] It was a zoning district that

[1:18:44] was recently adopted.

[1:18:46] all propoeds uses are allowed

[1:18:48] as of right in the proposed

[1:18:50] project has been designed to

[1:18:51] meet all dimensional

[1:18:51] requirements.

[1:18:54] The current site is occupied by

[1:18:57] at least 28,700 square feet

[1:18:59] auto repair and service garage

[1:19:03] owned by the Mckeon family.

[1:19:04] Proposed project less than one

[1:19:06] quarter mile from the river

[1:19:08] trail, the mbta trolley line,

[1:19:11] the mbta blue hill extension of

[1:19:12] the commuter rail line, and the

[1:19:13] border etween the city of

[1:19:16] boston and milton.

[1:19:18] Plan mattapan adopted in MAY

[1:19:19] 2023 identifies blue hill

[1:19:23] avenue as a major thoroughfare

[1:19:24] characterized by heavy traffic,

[1:19:27] frequent parking turnover, and

[1:19:29] high transit demand.

[1:19:30] Plan mattapan was an initiative

[1:19:33] that used community feedback to

[1:19:35] craft an equitable,

[1:19:37] community-driven future for

[1:19:37] mattapan.

[1:19:39] New residents have affordable

[1:19:40] housing options.

[1:19:42] They have safe and reliable

[1:19:44] transit connections to jobs,

[1:19:46] schools, and throughout boston

[1:19:47] and create neighborhood nodes

[1:19:49] that will home to vibrant

[1:19:50] thriving local businesses.

[1:19:51] This project helps to advance

[1:19:53] these goals greatly.

[1:19:55] The proposed project will

[1:19:56] advance concurrently with the

[1:19:58] city and mbta's blue hill

[1:20:00] avenue redesign project

[1:20:02] requiring ongoing coordination

[1:20:04] with planned infrastructure

[1:20:04] upgrades.

[1:20:07] Given the proposed project's

[1:20:08] multifamily residential

[1:20:10] character, it represents the

[1:20:11] appropriate land use.

[1:20:12] Thank you and I will now turn

[1:20:14] over to the developer to

[1:20:19] present in more detail.

[1:20:20] >> great.

[1:20:21] Thank you.

[1:20:23] MADAM Chair, members of the

[1:20:23] board.

[1:20:25] I'm bill grogan for urban

[1:20:26] affairs and we're excited to be

[1:20:28] here with you today and share

[1:20:30] our vision for the

[1:20:33] redevelopment of 1590 blue hill

[1:20:34] avenue.

[1:20:35] This development is a second

[1:20:36] partnership between the

[1:20:38] planning office and jge

[1:20:38] development.

[1:20:40] We've come together as

[1:20:41] community-driven partners to

[1:20:42] create a transformative

[1:20:43] development that builds on the

[1:20:46] legacy of a long standing

[1:20:50] family-owned property to create

[1:20:53] affordable and workforce rental

[1:20:56] housing that is consistent with

[1:21:00] compliant with he plan.

[1:21:03] We've assembled an experienced

[1:21:05] and qualified team and we look

[1:21:06] forward to sharing with you

[1:21:06] today.

[1:21:08] We have focused on creating a

[1:21:10] development for the vision

[1:21:12] goals set forth in plan

[1:21:13] mattapan

[1:21:13] mattapan.

[1:21:14] Part of that approach, we

[1:21:15] believe in creating development

[1:21:16] that make housing available to

[1:21:18] a wide range of households

[1:21:19] across different income levels.

[1:21:22] So we are proposing a 105-unit

[1:21:23] affordable and workforce family

[1:21:25] rental housing development that

[1:21:27] will be predominantly two and

[1:21:28] three bedrooms and will be

[1:21:30] affordable to households

[1:21:33] earning 30% and 80% to respond

[1:21:40] to the needs of the community.

[1:21:43] The development will include

[1:21:45] long blue hill avenue and

[1:21:47] public realm improvement which

[1:21:49] will further ctivate mattapan

[1:21:50] square.

[1:21:52] I'd like to turn it over now

[1:21:58] for the design slides.

[1:22:00] >> good evening, MADAM Chair,

[1:22:03] members of the board.

[1:22:03] Director

[1:22:04] director shen.

[1:22:09] We have these photos up here.

[1:22:11] You can see the building on the

[1:22:12] upper left-hand side of the

[1:22:13] page.

[1:22:14] And the other street images.

[1:22:17] Next slide, please.

[1:22:18] In this image, you can see the

[1:22:20] existing building footprint in

[1:22:23] red and the site of the

[1:22:24] property line and black lines

[1:22:25] around it.

[1:22:27] Next slide, please.

[1:22:31] In this slide, you can see the

[1:22:33] grade of the site as it is

[1:22:35] relative to blue hill avenue,

[1:22:37] relatively flat with a higher

[1:22:38] unused portion in the rear.

[1:22:40] Next slide, please.

[1:22:42] Here you can see in red the

[1:22:43] building footprint as it meets

[1:22:45] grade and a dashed red line

[1:22:46] showing the line above that

[1:22:48] reaches out over to the unused

[1:22:51] ed portion of the site.

[1:22:53] You can also see the proposed

[1:22:55] paved area pulled off of the

[1:22:55] street.

[1:22:58] Next slide, please.

[1:23:02] As the building rises, you can

[1:23:05] see the maintained street wall

[1:23:06] on blue hill avenue.

[1:23:07] Next slide, pease.

[1:23:11] As we continue to rise, we get

[1:23:15] up to a height of 65 feet

[1:23:17] adjacent concurrent with other

[1:23:18] urban buildings in the area.

[1:23:20] Next slide, please.

[1:23:21] Looking at the first floor a

[1:23:23] little more closely, you can

[1:23:25] see the lobby area in blue,

[1:23:29] bike parking in orange, moving

[1:23:32] in and out zones in green.

[1:23:35] utility trash area in red and

[1:23:42] the public space in yellow.

[1:23:43] Next slide.

[1:23:44] You can see the building is

[1:23:46] primarily family oriented with

[1:23:48] two and three bedroom units

[1:23:49] distributed throughout the

[1:23:49] building.

[1:23:53] Next slide, please.

[1:23:54] Here is a portion of a site

[1:23:55] we're excited to see.

[1:23:57] We are reaching out over to the

[1:23:59] higher grade area of the site

[1:24:02] where we are providing a lot of

[1:24:04] space to the occupants of the

[1:24:04] building.

[1:24:05] You can see a little more

[1:24:06] closely how the parking is

[1:24:09] pulled away from the street

[1:24:10] frontage and even recessed

[1:24:13] underneath the building.

[1:24:15] Next slide.

[1:24:16] Here we get into a little bit

[1:24:18] of materiality of the area.

[1:24:22] There's a lot of masonry.

[1:24:24] A lot of eige colors.

[1:24:26] This is emulated in the

[1:24:26] building.

[1:24:28] Next slide, please.

[1:24:29] Getting into some of the

[1:24:32] imagery, this is across the

[1:24:35] street of blue hill avenue

[1:24:36] looking at the front of the

[1:24:39] building you see a lot of brick

[1:24:40] elements, two tones, bronze

[1:24:44] material.

[1:24:45] Shown here more clearly are

[1:24:46] those elements.

[1:24:47] There's two tones of brick as

[1:24:49] you see in the white and tan

[1:24:51] portions of the building with

[1:24:52] bronze elements wrapping around

[1:24:52] it.

[1:24:54] Next slide.

[1:24:56] Here we have a view looking

[1:25:02] north up blue hill avenue.

[1:25:03] Here we are also at blue hill

[1:25:06] avenue looking south.

[1:25:07] Slightly closer to the

[1:25:07] building.

[1:25:09] you see the entry and some of

[1:25:12] the architectural motifs.

[1:25:14] Again a little closer looking

[1:25:15] from blue hill avenue to the

[1:25:16] south.

[1:25:17] Next slide.

[1:25:19] Here we are to the southeast of

[1:25:23] the building looking at it

[1:25:25] within its context.

[1:25:26] Next slide.

[1:25:27] And again, a little closer to

[1:25:34] the building.

[1:25:35] Thank you.

[1:25:36] At this time we'll take any

[1:25:37] questions.

[1:25:38] >> priscilla rojas: thank you.

[1:25:39] Questions or comments from the

[1:25:42] board?

[1:25:43] >> matt o'malley: couple, MADAM

[1:25:43] Chair.

[1:25:45] First of all, congratulations.

[1:25:46] Looks like a great project.

[1:25:48] Love the design and two tone.

[1:25:51] I especially love that fifth

[1:25:52] bullet point of sustainability.

[1:25:56] So you are going to do rooftop

[1:25:57] pv.

[1:25:57] That's great.

[1:26:00] Every time we see rooftop ready

[1:26:01] which it has to be.

[1:26:03] So how many kilowatts or

[1:26:04] megawatts are you going to

[1:26:10] have?

[1:26:11] >> good evening.

[1:26:13] Jonathan garland with jge.

[1:26:14] Nice to see you all.

[1:26:15] So we don't know just yet.

[1:26:17] We're in the early phases.

[1:26:20] So we're working to satisfy the

[1:26:21] mechanical needs on the

[1:26:24] building with hvac.

[1:26:25] But every other square foot of

[1:26:27] roof spate will be dedicated to

[1:26:28] solar pv.

[1:26:29] >> matt o'malley: just to be

[1:26:30] clear, you wouldn't be able to

[1:26:31] cover the entire because of

[1:26:33] other neds, but even a

[1:26:34] significant amount given that

[1:26:35] height, given the fact there's

[1:26:37] not the same sort of tree

[1:26:38] canopy surrounding or other

[1:26:39] large buildings.

[1:26:41] You could probably have a

[1:26:42] pretty decent amount that could

[1:26:45] then to my earlier point help

[1:26:47] power some of the common areas

[1:26:49] and certainly reduce utility

[1:26:50] costs.

[1:26:51] >> that's our goal.

[1:26:55] It's got great solar or

[1:26:56] genation as well.

[1:26:56] >> matt o'malley: thank you for

[1:26:58] doing that.

[1:27:00] It's proving hat we ought not

[1:27:02] put sustainability and

[1:27:02] affordability in competition

[1:27:03] with one another.

[1:27:05] They should be serving on the

[1:27:06] same track.

[1:27:08] Well done.

[1:27:08] >> raheem shepard: since you

[1:27:10] said that, I will start with

[1:27:12] affordability and

[1:27:13] accountability when it comes to

[1:27:15] the construction as well.

[1:27:17] I hope we can see responsible

[1:27:19] contractors on these projects,

[1:27:20] especially these larger

[1:27:21] projects in the community.

[1:27:26] I was looking at right here.

[1:27:28] 11 three bedrooms.

[1:27:30] I wish I could see more

[1:27:32] especially for more families

[1:27:33] living in mattapan square.

[1:27:35] The rendering to your left,

[1:27:37] that one hasn't been built yet.

[1:27:40] The one in similar size?

[1:27:41] >> yes.

[1:27:42] >> raheem shepard: have you

[1:27:43] heard nything on the streets

[1:27:46] of which ne MAY go first?

[1:27:48] >> no, we haven't.

[1:27:49] >> raheem shepard: and I only

[1:27:51] ask that because, you know,

[1:27:52] whichever project, that's going

[1:27:54] to be significant.

[1:27:56] In your project is directly on

[1:27:58] the main strip of blue hill

[1:27:58] avenue.

[1:28:00] that one is kind of on the

[1:28:02] curve a bit.

[1:28:05] I think hat and the indigo

[1:28:07] block project way down the

[1:28:09] block and other end of the

[1:28:10] street, going south.

[1:28:12] You know, in between there I

[1:28:14] hope to see some of the rest of

[1:28:15] these places get built to the

[1:28:16] same magnitude.

[1:28:19] But I'm happy to see squares

[1:28:20] and streets become successful.

[1:28:24] >> and if I MAY, we definitely

[1:28:25] appreciate the city's

[1:28:27] partnership working with us.

[1:28:30] I was chatting with bill

[1:28:31] earlier, my co-developer.

[1:28:36] We've seen a tremendous amount

[1:28:37] of cooperation on his in

[1:28:39] particular in terms of

[1:28:40] predictability, getting through

[1:28:42] the process, and efficiency in

[1:28:42] doing so.

[1:28:44] And even the squares and

[1:28:46] streets, it's helped us create

[1:28:48] as of right projects like this

[1:28:50] where we can help solve the

[1:28:51] housing crisis.

[1:28:53] So it's just wonderful to see

[1:28:55] that public/private set of

[1:28:55] initiatives.

[1:28:56] And it's great when we can put

[1:28:58] it to work on projects like

[1:28:58] this.

[1:28:59] >> raheem shepard: yes.

[1:29:01] Glad to see that happening.

[1:29:02] >> priscilla rojas: additional

[1:29:05] questions or comments?

[1:29:05] I -- yah.

[1:29:09] Just to echo.

[1:29:12] I mean, I get so, so excited

[1:29:16] for as of right projects and to

[1:29:18] really see all the hard work

[1:29:21] that, you know, the planning

[1:29:22] and then now to add the

[1:29:23] development to that.

[1:29:25] It's gratifying to see.

[1:29:26] Really proud of the team and

[1:29:27] happy to see the process

[1:29:29] working.

[1:29:31] the two and three bedrooms of

[1:29:35] family oriented is exactly

[1:29:37] what, you know, our

[1:29:37] neighborhood, my

[1:29:40] neighborhood -- I'm a mattapan

[1:29:41] resident -- needs.

[1:29:43] It's a real dream project, I

[1:29:49] think, for me.

[1:29:51] I'm just really... It's so

[1:29:51] great to see.

[1:29:56] It's so great to see investment

[1:29:57] in the community, in our

[1:29:58] community.

[1:30:00] And an investment like this.

[1:30:03] That is so needed and, you

[1:30:05] know, I could just see like the

[1:30:07] families in the area and the

[1:30:08] little kids walking to the

[1:30:09] schools and across the street

[1:30:12] from my house.

[1:30:14] Again, I'm just really, really

[1:30:15] pleased to see all of the

[1:30:17] cooperation and o see all of

[1:30:19] the hard work that the agency

[1:30:21] has done for many years to get

[1:30:27] projects like these swiftly

[1:30:28] through the rocess and to

[1:30:33] serve our community.

[1:30:34] So thank you.

[1:30:36] With that motion is in order.

[1:30:37] >> so moved.

[1:30:38] >> second.

[1:30:39] >> priscilla rojas: all those

[1:30:40] in favor?

[1:30:40] Opposed?

[1:30:41] The ayes have it.

[1:30:43] Thank you very much.

[1:30:47] Congratulations and good luck.

[1:30:48] All right.

[1:30:50] Item 14.

[1:30:51] Request authorization to issue

[1:30:52] a coping determination waiving

[1:30:54] further review pursuant to

[1:30:57] article 80b-5.3d.

[1:30:58] Large project review of the

[1:31:00] zoning code for the proposed

[1:31:02] construction of 165 residential

[1:31:05] rental units including 22idp

[1:31:07] units and 200 bicycle parking

[1:31:15] spaces located at 45 townsend

[1:31:16] street and issue of

[1:31:17] certification of compliance

[1:31:20] pursuant to section 80b-6 of

[1:31:21] the code upon successful

[1:31:23] completion of the article 80b

[1:31:24] large project review process

[1:31:29] and enter into an affordable

[1:31:31] rental housing and restriction

[1:31:32] and execute cooperation

[1:31:33] agreement.

[1:31:35] >> hello again.

[1:31:37] The proposed project before you

[1:31:41] is an article 80b large project

[1:31:44] in roxbury.

[1:31:45] Kensington investment company

[1:31:47] kic proposes to rehabilitate

[1:31:48] the existing structures at the

[1:31:51] approximately 4.58 acre site.

[1:31:54] The former location of the

[1:31:56] jewish memorial hospital which

[1:31:58] was mostly operated by radius

[1:32:00] specialty hospital before

[1:32:01] closure in 2014.

[1:32:03] The buildings have been vacant

[1:32:04] since closure.

[1:32:06] Proponent seeks to convert them

[1:32:09] into a multifamily dwelling use

[1:32:12] including 165 residential units

[1:32:14] served by 139 accessory parking

[1:32:16] spaces with six ride share

[1:32:18] spaces, 214 bicycle parking

[1:32:19] spaces for both residents and

[1:32:22] visitors, and residential

[1:32:25] accessory support areas and

[1:32:28] over 95,000 square feet of new

[1:32:30] open space on the site.

[1:32:31] The proposed project includes

[1:32:34] the demolition of approximately

[1:32:36] 8,000 square feet on the site

[1:32:38] as well as addition of new

[1:32:40] structural area totaling

[1:32:41] approximately 24,000 square

[1:32:41] feet.

[1:32:43] The proposed project has been

[1:32:44] intentionally developed in

[1:32:45] compliance with the zoning for

[1:32:45] the site.

[1:32:47] A letter of ntent was

[1:32:48] originally filed for the

[1:32:53] project on MAY 5th of 2017.

[1:32:54] the project notification form

[1:32:56] was subsequently filed on JULY

[1:32:59] 12th of 2017.

[1:33:00] The most recent supplemental

[1:33:03] filing of this project was

[1:33:06] filed on JANUARY 30th of 2026.

[1:33:08] And a public meeting was held

[1:33:09] on MARCH 4th, 2026.

[1:33:11] A joint public and iag meeting

[1:33:14] was also held on JULY 23rd of

[1:33:15] 2026 associated with the most

[1:33:17] recent supplemental filing.

[1:33:20] All meetings were circulated to

[1:33:22] the department's roxbury list

[1:33:23] serve.

[1:33:25] And the project received wide

[1:33:25] community support from

[1:33:26] community members.

[1:33:28] The project successfully

[1:33:29] completed boston civic design

[1:33:32] commission review on JULY 7th

[1:33:34] of 2026.

[1:33:34] There were more public and

[1:33:37] implt ag meetings throughout

[1:33:43] these nine years, but wanted to

[1:33:44] talk about thei ag

[1:33:44] meetings throughout these nine

[1:33:45] years, but wanted to talk about

[1:33:45] the signs.

[1:33:47] I ill now turn over to jason

[1:33:48] Mcdonald in reviewing the

[1:33:52] project before the development

[1:33:52] team presentation.

[1:33:54] Thank you.

[1:33:56] >> once again, I'm jason

[1:33:58] Mcdonald the planner assigned

[1:33:59] to the project.

[1:34:00] I'll be brief on this one.

[1:34:03] The proposed project is located

[1:34:08] in the townsend street

[1:34:09] community facility subdistrict

[1:34:11] of the roxbury neighborhood

[1:34:13] district with a portion of it

[1:34:16] towards the eastern end located

[1:34:18] within the 3f.

[1:34:21] 4,000 substrict but none of the

[1:34:22] proposed work will be within

[1:34:24] portion of the site.

[1:34:25] At various scales including

[1:34:28] some multifamily buildings in

[1:34:33] the nearby area.

[1:34:36] As mentioned bfore, it is a

[1:34:37] rehabilitation of unoccupied

[1:34:39] medical facility into a new

[1:34:41] multifamily residential

[1:34:42] complex.

[1:34:45] In the review process, the

[1:34:49] project has -- is proposed at

[1:34:51] zoning compliant right in both

[1:34:53] the parcels including with

[1:34:55] dimension regulation and the

[1:34:55] proposed use.

[1:35:00] So I will now pass over to the

[1:35:00] development team to give the

[1:35:07] full presentation.

[1:35:07] >> thank you.

[1:35:10] Good afternoon, MADAM Chair

[1:35:12] rojas, members of the board.

[1:35:14] My name is ted davis.

[1:35:16] I'm the project manager for the

[1:35:17] proposed project brought before

[1:35:19] you today located at 45

[1:35:20] townsend street in rox burr

[1:35:24] prip -- roxbury.

[1:35:26] Back in 2017 was the original

[1:35:31] project notification came in at

[1:35:32] 322 units.

[1:35:34] In 2019 it was brought down to

[1:35:35] 300 units.

[1:35:38] After an extensive article 80

[1:35:40] process of engagement with the

[1:35:42] community, in 2021 we submitted

[1:35:44] a supplemental iling for 199

[1:35:45] units.

[1:35:46] Unfortunately when covid hit,

[1:35:47] the financials no longer worked

[1:35:49] on the project.

[1:35:52] Back in 2025 we reached out to

[1:35:55] the neighborhood and bpda and

[1:35:57] re-engaged them in

[1:35:58] conversation.

[1:36:00] So again, it's a fully zoning

[1:36:00] compliant project.

[1:36:03] As you can see here, outlined

[1:36:05] by the white dashed line is the

[1:36:07] parcel surrounded by academy

[1:36:08] homes to the west and

[1:36:10] multifamily homes and single

[1:36:11] family homes on all other

[1:36:13] sides.

[1:36:17] next slide, please.

[1:36:21] Here's a video of the current

[1:36:23] site as we make its way around.

[1:36:25] We are maintaining most of it.

[1:36:26] There's some additions that

[1:36:30] will be off to the left side.

[1:36:31] The old dorm building, there

[1:36:32] will be a three-story addition

[1:36:33] off of that.

[1:36:38] The white building in the back

[1:36:39] of the property, I guess view

[1:36:40] north right now.

[1:36:42] That's an old warehouse that

[1:36:46] will be demolished.

[1:36:48] As well as some ancillary

[1:36:50] buildings that are not suitable

[1:36:54] for residential occupancy.

[1:36:58] Next slide, please.

[1:36:59] These are photos of the

[1:37:00] current site.

[1:37:01] One thing we wanted to point

[1:37:05] out as you can see, the urrent

[1:37:07] way the buildings are oriented

[1:37:09] with entrances, there's almost

[1:37:10] no connection to townsend

[1:37:11] street.

[1:37:12] It's even fenced off along the

[1:37:15] main front building at 45.

[1:37:16] So it's almost -- there's

[1:37:17] almost no interaction.

[1:37:18] One of the big things we want

[1:37:19] to do in the design is make

[1:37:21] this building part of the

[1:37:22] street, make this part of the

[1:37:25] community.

[1:37:30] Next slide, please.

[1:37:31] Again, this shows more photos

[1:37:36] of the front.

[1:37:38] Again, you can see no real

[1:37:39] dialogue.

[1:37:43] It'll be all fenced off and

[1:37:43] gated.

[1:37:44] Hides itself from the

[1:37:45] neighborhood.

[1:37:49] Next slide, please.

[1:37:51] Some context of some buildings

[1:37:51] in the neighborhood.

[1:37:55] An array of multi-family

[1:37:57] buildings that we're surrounded

[1:37:57] by.

[1:37:59] next slide, please.

[1:38:00] This gives an oversight of what

[1:38:03] we're planning to do.

[1:38:05] One of the things we're really

[1:38:08] proud of is we're trying to

[1:38:10] create what you would call an

[1:38:12] oasis in the city.

[1:38:14] There's an amazing viewpoint at

[1:38:16] the top of the property almost

[1:38:18] 70 feet above townsend street

[1:38:21] with incredible views of the

[1:38:21] city.

[1:38:22] There's some urban wild.

[1:38:24] So what we're trying to do is

[1:38:25] give space for the tenants to

[1:38:28] walk outside, take in the

[1:38:30] sights and really escape from

[1:38:31] the hustle and bustle without

[1:38:32] having to leave the property.

[1:38:36] Next slide, please.

[1:38:39] This shows the drastic

[1:38:41] elevation change across the

[1:38:41] site.

[1:38:43] It's 50 feat from townsend to

[1:38:44] the highest point.

[1:38:47] Six stories at townsend street

[1:38:48] and then three stories at the

[1:38:49] rear of the site.

[1:38:52] Next slide, please.

[1:38:54] This shows the updated

[1:38:58] renderings of the project.

[1:38:59] You see building a.

[1:39:01] This is the main entrance to

[1:39:12] the site with a constant --

[1:39:12] concierge.

[1:39:13] Those doors, you can walk right

[1:39:15] into your units from the

[1:39:16] street.

[1:39:18] Upper right is building b

[1:39:20] currently the old dorm

[1:39:20] building.

[1:39:22] Kind of the same idea.

[1:39:23] There's some front doors along

[1:39:24] the front of the building that

[1:39:27] face out to the street so

[1:39:28] there's interaction draektly at

[1:39:29] the street.

[1:39:29] Theirectly at

[1:39:30] the street.

[1:39:32] The bottom left corner, that is

[1:39:34] the publicly accessible parking

[1:39:34] lot.

[1:39:36] That's where the six ride share

[1:39:36] vehicles will be.

[1:39:40] They are not only for the

[1:39:43] development but for the

[1:39:43] community.

[1:39:44] As well that's the entrance to

[1:39:45] the community room.

[1:39:46] We are offering a community

[1:39:48] room that will be available to

[1:39:50] the neighborhood organizations

[1:39:52] to use whenever they need.

[1:39:54] And then on the right-hand

[1:39:56] side, the lore right-hand side

[1:39:59] you see a pedestrian access

[1:40:02] way.

[1:40:08] One of the big things we heard

[1:40:09] from the community was they

[1:40:12] wanted pedestrian access from

[1:40:13] there down to townsend.

[1:40:15] That was supposed to connect.

[1:40:16] When the hospital was put in

[1:40:17] that separated the connection.

[1:40:20] They did not want vehicle

[1:40:23] access, because the higginston

[1:40:24] school is right there.

[1:40:26] So that was something we kept

[1:40:31] in mind during this design.

[1:40:33] Again, some more aerial photos

[1:40:36] to see what we did.

[1:40:41] On the ottom right-hand corner

[1:40:42] the current slope of the

[1:40:45] parking lot is 12%.

[1:40:46] We're doing civil work to

[1:40:48] flatten out the parking areas.

[1:40:52] Not only are they safer, ut

[1:40:53] creates a nice tiered approach.

[1:40:55] We're adding a lot of trees to

[1:41:00] break up the parking and really

[1:41:02] hide it and create a

[1:41:03] comfortable space.

[1:41:07] Next slide, please.

[1:41:09] Again, more photos from

[1:41:10] townsend street.

[1:41:12] The lower left-hand side shows

[1:41:14] that main entrance in the front

[1:41:16] lawn area for people to hang

[1:41:16] out in.

[1:41:18] And then on the right side,

[1:41:24] we're calling the garden

[1:41:24] access.

[1:41:27] There's a staircase and

[1:41:28] pedestrian area leading up to

[1:41:32] the public community room just

[1:41:33] surrounded by vegetation and

[1:41:34] really creating a lot of green

[1:41:39] space.

[1:41:42] Again, more photos from

[1:41:42] townsend street.

[1:41:44] There is currently an existing

[1:41:45] overhead walkway connecting the

[1:41:47] two buildings.

[1:41:49] We wanted to keep this because

[1:41:51] this really helps with ada

[1:41:52] accessibility around the site.

[1:41:54] Given the severe grade changes,

[1:41:56] it was really hard to maintain

[1:41:56] accessibility.

[1:41:58] And this allowed us to make the

[1:42:00] highest point of the site which

[1:42:02] really is an incredible piece

[1:42:05] of landscape or piece of

[1:42:07] property accessible to

[1:42:08] handicapped residents.

[1:42:10] So via this walkway, they'll be

[1:42:11] able to get up to that highest

[1:42:15] point.

[1:42:19] Thank you.

[1:42:19] Again, more photos.

[1:42:22] The upper right-hand corner is

[1:42:24] the new dorm addition.

[1:42:29] This is situated over the

[1:42:29] current parking lot.

[1:42:31] We understand there's a lot of

[1:42:32] parking on this site.

[1:42:32] That was a huge concern for the

[1:42:35] community.

[1:42:37] So e did everything in our

[1:42:38] power to maintain as much

[1:42:39] parking as possible.

[1:42:42] As well as the six ride share

[1:42:43] vehicles.

[1:42:48] So we're hoping with these --

[1:42:51] by being able to save the

[1:42:52] parking, we would save as much

[1:42:55] parking as we can we'll be able

[1:42:57] to satisfy, restrict parking

[1:42:57] demands there.

[1:43:00] With that, we'll open up to

[1:43:00] questions.

[1:43:01] Thank you.

[1:43:01] >> priscilla rojas: questions

[1:43:05] or comments from the board?

[1:43:09] >> raheem shepard: excuse me.

[1:43:11] Again, I would love to see more

[1:43:12] three bedrooms.

[1:43:13] Personal preference of mine.

[1:43:15] I just want to speak about the

[1:43:15] construction.

[1:43:17] Have you talked to any

[1:43:18] construction managers or

[1:43:18] anything?

[1:43:19] Are you looking at anyone in

[1:43:22] particular?

[1:43:23] >> we have not spoken to any

[1:43:25] construction managers at this

[1:43:26] time.

[1:43:28] I have spoken with the

[1:43:28] carpenters union.

[1:43:30] But ultimately we need this to

[1:43:31] pencil in order for it to work.

[1:43:34] So we are open to any qualified

[1:43:35] contractors who are able to

[1:43:36] bid.

[1:43:38] Ideally we can work with local

[1:43:39] communities.

[1:43:42] We do plan to network with the

[1:43:44] cummins school to provide jobs

[1:43:47] for them both for construction

[1:43:48] and ong-term maintenance.

[1:43:50] But yeah, that first goal is

[1:43:52] making sure it pencils.

[1:43:54] >> raheem shepard: definitely a

[1:43:55] contrast difference from the

[1:43:57] beginning to now, just looking

[1:43:59] with the parking.

[1:44:02] 165 units, one-way street.

[1:44:03] A lot.

[1:44:04] It was a lot.

[1:44:05] >> yeah.

[1:44:06] >> raheem shepard: I know the

[1:44:07] process that you guys went

[1:44:07] through.

[1:44:09] Public process, it seems like

[1:44:11] as I looked at some of the

[1:44:14] comments it went from a lot

[1:44:17] opposed to more neutral but a

[1:44:17] lot of support.

[1:44:19] Because it seemed like you

[1:44:21] worked well ith the community.

[1:44:22] >> yeah.

[1:44:25] When I picked this up in 2025,

[1:44:26] I started at the feedback we

[1:44:28] got from the iag.

[1:44:30] You know, the iag wrote a nice

[1:44:33] letter in follow-up to the 2021

[1:44:33] supplemental filing.

[1:44:35] And so I went through that

[1:44:37] direct feedback and I tried to

[1:44:38] check off every single request

[1:44:39] they had.

[1:44:42] And we pretty much did.

[1:44:44] >> raheem shepard: great job.

[1:44:45] >> priscilla rojas: additional

[1:44:47] questions or comments?

[1:44:47] >> matt o'malley: thank you,

[1:44:48] MADAM Chair.

[1:44:49] Always appreciate adaptive

[1:44:51] reuse especially in this

[1:44:53] building which I know well.

[1:44:54] Given the height, has there

[1:44:57] been exploration about rooftop

[1:44:57] solar?

[1:44:58] >> we are.

[1:45:00] It's very -- you know, we would

[1:45:01] love to do green roofs, love to

[1:45:02] do solar.

[1:45:04] Again, it's coming down to

[1:45:05] making the numbers work

[1:45:08] financially.

[1:45:09] I agree with you.

[1:45:10] I think sustainability is

[1:45:13] financially responsible.

[1:45:14] And so I'm doing everything in

[1:45:15] my power to look at the

[1:45:17] incentives that are out there

[1:45:18] and sees what we can get and

[1:45:20] how to make it work.

[1:45:23] >> matt o'malley: okay.

[1:45:25] Given the earlier text zoning

[1:45:27] amendment we passed we'll go to

[1:45:28] the zoning commission, perhaps

[1:45:30] we'll make you guys a test case

[1:45:31] for that going forward.

[1:45:32] We appreciate the exploration

[1:45:33] and hope it pencils.

[1:45:35] >> thank you.

[1:45:35] >> priscilla rojas: additional

[1:45:38] questions or comments?

[1:45:40] hearing and seeing none, motion

[1:45:41] is in order.

[1:45:43] >> so moved.

[1:45:43] >> second.

[1:45:44] >> priscilla rojas: all those

[1:45:45] in favor?

[1:45:45] Opposed?

[1:45:47] The ayes have it.

[1:45:52] Motion passes.

[1:45:55] Good luck.

[1:45:56] Item 15.

[1:45:57] Request authorization to issue

[1:45:59] a certification of approval

[1:46:01] pursuant to article 80e small

[1:46:02] project review of the zoning

[1:46:04] code for the proposed

[1:46:05] construction of 35

[1:46:07] homeownership units, including

[1:46:10] six iz units, 75 vehicular

[1:46:12] parking spaces, and 42 bicycle

[1:46:16] parking spaces located at 350

[1:46:17] west fourth street enter into

[1:46:18] community benefits agreement in

[1:46:19] connection with the proposed

[1:46:22] project and take all related

[1:46:23] actions.

[1:46:23] Zoe?

[1:46:27] >> my name is zoe duvall, the

[1:46:30] project manager here to present

[1:46:33] the proposed article 80e small

[1:46:35] project located at 350 west

[1:46:36] fourth street in south boston.

[1:46:38] The project filed a small

[1:46:40] project review application on

[1:46:42] JANUARY 15th, 2026, and two

[1:46:43] public meetings were held.

[1:46:46] One on MAY 6th, 2026, and

[1:46:48] another on JULY 13th, 2026,

[1:46:50] which the public comment period

[1:46:51] was voluntarily extend.

[1:46:54] Both meetings were duly noticed

[1:46:56] and distributed to the south

[1:47:01] boston neighborhood zis --

[1:47:02] distribution list.

[1:47:04] The project would create 35 new

[1:47:05] homeownership units consisting

[1:47:09] of a mix of one, two, and three

[1:47:13] bedroom units six of which will

[1:47:17] be affordable to 80% to

[1:47:17] 100%

[1:47:19] 100% ai.

[1:47:22] The proposed building would be

[1:47:23] located.

[1:47:28] The proposed project would

[1:47:29] include 75 total subgrade

[1:47:33] parking spaces, 37 of which are

[1:47:34] intended to be replacement

[1:47:36] spaces for the existing condo

[1:47:38] surface parks spaces.

[1:47:40] The proposed project would also

[1:47:41] include 42 long-term bike

[1:47:43] parking spaces and open space.

[1:47:44] The project is also subject to

[1:47:47] the updated article 37 zoning

[1:47:50] and s net zero carbon

[1:47:52] compliant and is an

[1:47:56] all-efficient electric

[1:47:56] building.

[1:47:58] I will now hand it over to my

[1:48:00] colleague tyler to run you

[1:48:00] through the planning context.

[1:48:06] Thank you.

[1:48:07] >> ood evening, MADAM Chair,

[1:48:10] members of the board t.

[1:48:12] My name is tyler torres and I

[1:48:14] am one of the planners assigned

[1:48:15] to this project.

[1:48:18] The proposed project is located

[1:48:21] in a south boston multifamily

[1:48:22] residential subdistrict.

[1:48:24] It seeks to expand the

[1:48:25] multifamily housing use located

[1:48:27] on this parcel by developing a

[1:48:30] new housing set on the existing

[1:48:31] parking lot associated with

[1:48:34] bigelow school condominiums

[1:48:34] building.

[1:48:36] The site sits in a

[1:48:37] predominantly residential

[1:48:39] neighborhood that is served

[1:48:42] well by transportation options

[1:48:46] with easy access, mbta bus

[1:48:48] routes, and then broadway

[1:48:49] redline station as well as

[1:48:50] three blue bike stations within

[1:48:51] a quarter mile.

[1:48:55] Next slide, please.

[1:48:57] The proposed project does seek

[1:48:59] zoning relief for minimum set

[1:49:01] back requirements.

[1:49:02] Staff recommend zoning relief

[1:49:05] given the condition it would

[1:49:05] ultimately deliver.

[1:49:07] If the building were strictly

[1:49:10] complying with the zoning

[1:49:12] envelope, the result would be a

[1:49:13] larger boxier structure.

[1:49:16] As depicted in this

[1:49:17] visualization here created by

[1:49:19] staff.

[1:49:21] The proposed setback

[1:49:22] adjustments are what allow the

[1:49:24] project to deliver improved

[1:49:26] open space and a better final

[1:49:27] building condition.

[1:49:28] The project also seeks two

[1:49:30] forms of zoning relief for

[1:49:30] parking.

[1:49:33] The first is for relief related

[1:49:35] to compact spaces.

[1:49:38] 75 total spaces, 50 of them or

[1:49:41] 67% are proposed as compact

[1:49:42] exceeding the south boston

[1:49:46] zoning article's 50% cap.

[1:49:48] This is largely a function of

[1:49:51] site geometry and a constrained

[1:49:52] footprint.

[1:49:54] Secondly, the combined site

[1:49:57] will provide 75 spaces for 82

[1:50:00] units at a 0.91 ratio.

[1:50:03] The riginal space, the

[1:50:05] original 47 spaces for the

[1:50:06] condominiums are retained and

[1:50:10] 28 space ifs for the 35 new

[1:50:11] spaces will be added.

[1:50:13] It's worth noting that the

[1:50:15] existing condition is already

[1:50:17] nonconforming under today's

[1:50:24] zoning standards.

[1:50:29] While btd's maximum parking

[1:50:30] ratios don't govern this

[1:50:33] article 80e project, they are

[1:50:33] instructive.

[1:50:36] As they target a max of 0.75 to

[1:50:38] 1.0 parking spaces per unit.

[1:50:42] The proposed 0.91 ratio sits

[1:50:44] comfortably in the iddle range

[1:50:45] of that guidance reflecting the

[1:50:46] site's strong transit access

[1:50:47] and consistency.

[1:50:49] I would now turn over to my

[1:50:53] colleague alexa penard from the

[1:50:54] urban design who will walk

[1:50:57] through the landscape and

[1:50:59] public realm strategy in

[1:51:01] greater detail.

[1:51:02] >> good evening.

[1:51:03] I'm the assistant deputy

[1:51:04] director for design review and

[1:51:08] I'm filling in for my

[1:51:11] colleagues tonight.

[1:51:12] The landscape design

[1:51:15] contributes to the overall plan

[1:51:17] through a combination of shared

[1:51:19] outdoor amenity space.

[1:51:21] The project provides a publicly

[1:51:22] accessible landscaped open

[1:51:24] space between teletwo with

[1:51:28] residential buildings creating

[1:51:31] a space with generous seating

[1:51:32] and shade and urbanized

[1:51:33] setting.

[1:51:35] Along with the fourth street,

[1:51:43] new street trees permeable

[1:51:45] paving and new street trees

[1:51:47] enhance pedestrian circulation,

[1:51:48] improved safety, and contribute

[1:51:52] to a more cohesive public

[1:51:52] realm.

[1:51:54] Next slide, please.

[1:51:55] The proposed building offers

[1:51:58] three stories of residential

[1:52:00] use over two levels of parking

[1:52:02] with parking concealed by the

[1:52:03] grade change between west

[1:52:06] fourth and silver street.

[1:52:09] Ground floor include the lobby

[1:52:11] and resident bike storage which

[1:52:13] is accessible from the entry

[1:52:13] walkway.

[1:52:15] The residential units are on a

[1:52:18] double loaded l-shaped

[1:52:20] corridor, the masonry portion

[1:52:21] of the building runs the full

[1:52:23] depth of the site, mirroring

[1:52:25] the bigelow school building,

[1:52:28] and the fiber cement clad

[1:52:31] portion along the street

[1:52:32] creating two different volumes

[1:52:34] facing west fourth and

[1:52:35] harmonizing with the scale of

[1:52:36] the neighborhood buildings.

[1:52:38] I'll pass back to zoe.

[1:52:39] >> all right.

[1:52:40] Lastly, this project was

[1:52:42] reviewed using the modernized

[1:52:45] article 80 processes and public

[1:52:46] engagement methods.

[1:52:47] The project has also been

[1:52:49] responsive to both planning

[1:52:51] department and public feedback

[1:52:54] resulting in a reduction in

[1:52:57] height and massing a one-story

[1:52:58] reduction s well as facade and

[1:53:00] site design features.

[1:53:01] This concludes is the

[1:53:04] presentation for this item.

[1:53:05] And we're here to answer any

[1:53:06] questions you MAY have.

[1:53:07] >> priscilla rojas: thank you.

[1:53:08] Any questions or comments from

[1:53:10] the board?

[1:53:11] All right.

[1:53:12] Hearing and seeing none, motion

[1:53:13] is n order.

[1:53:14] >> so moved.

[1:53:14] >> second.

[1:53:16] >> priscilla rojas: all those

[1:53:19] if -- in favor?

[1:53:20] Opposed?

[1:53:21] The ayes have it.

[1:53:23] Congratulations and good luck.

[1:53:24] Item 16.

[1:53:25] Request authorization to

[1:53:26] determine nat the existing

[1:53:27] affordable housing agreement

[1:53:29] and enter into an affordable

[1:53:31] rental housing agreement and

[1:53:32] restriction in connection with

[1:53:34] the construction of two idp

[1:53:37] units located at 204 west

[1:53:38] seventh street and take all

[1:53:39] related actions.

[1:53:39] Andy.

[1:53:42] >> >> thank you, MADAM Chair

[1:53:44] and members of the board.

[1:53:47] I'm andy feldman housing policy

[1:53:48] manager at the 345I yor's

[1:53:49] office of housing.

[1:53:50] tonightmayor's office

[1:53:51] of housing.

[1:53:54] Tonight I'm here to request

[1:53:56] your vote on affordable rental

[1:53:57] housing agreement and

[1:53:58] restriction for he development

[1:54:00] at 204 west seventh street in

[1:54:01] south boston.

[1:54:03] The development is building 14

[1:54:05] units, and the board previously

[1:54:06] thorssed an affordable housing

[1:54:08] agreement for two condominium

[1:54:08] units.

[1:54:10] Since beginning construction,

[1:54:12] the proponent has decided to

[1:54:13] change from homeownership to

[1:54:14] rental.

[1:54:15] Therefore the vote in front of

[1:54:17] you tonight will allow the

[1:54:19] agency to enter into the

[1:54:20] housing agreement to dedicate

[1:54:23] two rental units under

[1:54:24] inclusion nar development

[1:54:25] policy.

[1:54:26] Happy to answer any questions

[1:54:28] you MAY have.

[1:54:29] >> priscilla rojas: any

[1:54:32] questions or comments?

[1:54:35] Seeing none, motion in order.

[1:54:37] >> so moved.

[1:54:37] >> second.

[1:54:38] >> priscilla rojas: all those

[1:54:38] in favor.

[1:54:43] The ayes have it.

[1:54:44] Item 17 request authorization

[1:54:46] to amend conveyance documents,

[1:54:47] a first amendment to

[1:54:49] cooperation agreement and a

[1:54:50] first amendment to affordable

[1:54:51] housing agreement in connection

[1:54:53] with the development of 50

[1:54:53] herald street.

[1:54:56] >> I'm here to talk about the

[1:54:58] amendment to the cooperation

[1:54:59] agreement affordable housing

[1:55:00] agreement and conveyance

[1:55:01] documents for the previously

[1:55:04] approved project at 50 herald

[1:55:05] street in the south end.

[1:55:07] The project part of pda number

[1:55:13] 114 was originally approved in

[1:55:15] 2018 and includes 313 units

[1:55:17] with a mix of affordable and

[1:55:18] market rate units with ground

[1:55:20] floor retail.

[1:55:22] In 2024 the proponent filed the

[1:55:23] notice of project change which

[1:55:26] was approved at the JANUARY

[1:55:27] 2025 board.

[1:55:29] Included 117 units of all

[1:55:31] affordable housing, a mix of

[1:55:33] rental and homeownership.

[1:55:35] The number of units has not

[1:55:36] changed since the previous

[1:55:41] approval and the ground floor

[1:55:42] retail space.

[1:55:46] That blow

[1:55:46] elow-grade space was used

[1:55:49] for storage and not the retail

[1:55:50] space itself.

[1:55:51] An amendment to the cooperation

[1:55:52] agreement for the project is

[1:55:53] necessary to reflect the final

[1:55:55] parameters of the proposed

[1:55:56] project as well as the first

[1:55:58] amendment to the 2019

[1:55:59] affordable housing agreement to

[1:56:01] reflect the revised number of

[1:56:04] affordable housing units in the

[1:56:07] proposed project.

[1:56:08] Bpda staff has determined that

[1:56:11] the existing land disposition

[1:56:12] agreement which relates to the

[1:56:13] initial fully completed

[1:56:15] improvements of the project

[1:56:17] site for commercial uses should

[1:56:18] supersede the amendment of

[1:56:20] conveyance documents to reflect

[1:56:23] theory vised proposed project.

[1:56:25] While preserving certain right

[1:56:27] of the bpda.

[1:56:28] There are o other changes or

[1:56:30] items proposed this evening and

[1:56:31] no presentation for this iem.

[1:56:32] >> priscilla rojas: any

[1:56:33] questions or comments from the

[1:56:33] board?

[1:56:35] Hearing and seeing none, motion

[1:56:36] is in order.

[1:56:37] >> so moved.

[1:56:38] >> second.

[1:56:39] >> priscilla rojas: all in

[1:56:39] favor?

[1:56:39] Opposed?

[1:56:41] The ayes have it.

[1:56:42] Thanks, nick.

[1:56:44] And item 18.

[1:56:45] I need a motion to pay our

[1:56:49] bills.

[1:56:50] >> matt o'malley: I move that

[1:56:54] we pay our bills.

[1:56:54] [Laughter]

[1:56:55] >> priscilla rojas: all those

[1:56:56] in favor?

[1:56:57] No, a motion is in order.

[1:56:58] Did I do that?

[1:56:59] You just did that.

[1:57:00] Sorry.

[1:57:02] For some reason I'm just

[1:57:04] messing this one up.

[1:57:06] All those in favor?

[1:57:06] Opposed?

[1:57:07] The ayes have it.

[1:57:08] Please pay the bills.

[1:57:13] And finally, item 19.

[1:57:16] Director shen, the floor is

[1:57:16] yours.

[1:57:21] >> director shen: I want to

[1:57:23] start by first formally

[1:57:25] welcoming felicia jacques as

[1:57:27] she begins her tenure on the

[1:57:28] bpda board.

[1:57:30] We jumped right into the agenda

[1:57:31] without this formal welcome.

[1:57:36] And I want to provide just an

[1:57:37] introduction.

[1:57:38] Felicia swearing in this

[1:57:39] afternoon was ctually an

[1:57:41] historic event, because she is

[1:57:43] the first black woman to serve

[1:57:45] on the bpda board.

[1:57:48] In her role as the principal

[1:57:49] and manager of maloney

[1:57:51] development, she brings to the

[1:57:52] board more than 20 years of

[1:57:54] experience and knowledge in

[1:57:57] development, zoning, entitles,

[1:57:59] financing, and design.

[1:58:01] You already have seen that many

[1:58:03] of the staff and proponents

[1:58:06] know felicia well.

[1:58:07] Felicia has also been deeply

[1:58:11] involved in the city of oston

[1:58:14] serving as community

[1:58:15] preservation committee and also

[1:58:18] on the -- she served on

[1:58:19] historic boston, the boston

[1:58:22] landmarks commission, and she

[1:58:24] has also been the former board

[1:58:28] chair of citizens housing and

[1:58:29] planning association otherwise

[1:58:33] known as chapa.

[1:58:35] Prior to her role as maloney

[1:58:36] development, she was the

[1:58:38] director of real estate

[1:58:39] development for the northeast

[1:58:41] region for the community

[1:58:42] builders incorporated.

[1:58:44] She's also a member of the

[1:58:45] urban land institute and the

[1:58:47] boston chamber of commerce.

[1:58:50] We're delighted to have her

[1:58:52] join the bpda board and look

[1:58:53] forward to working alongside

[1:58:57] her as she reviews with staff

[1:58:59] and work with the board every

[1:58:59] month.

[1:59:02] So welcome, felicia.

[1:59:05] >> felicia jacques: thank you

[1:59:05] so much.

[1:59:07] It's wonderful to be back.

[1:59:08] We've worked together.

[1:59:10] Looking forward to working with

[1:59:11] everyone.

[1:59:15] >> director shen: I'd like to

[1:59:17] just highlight the approvals

[1:59:21] that the board took this

[1:59:21] evening.

[1:59:23] There were four new development

[1:59:25] projects totaling about just

[1:59:28] under 400,000 square foot of

[1:59:29] new development that will

[1:59:32] represent in today's dollars

[1:59:36] about $173 million worth of

[1:59:36] investment.

[1:59:39] These projects will deliver 329

[1:59:43] total new residential units of

[1:59:44] which 137 of them will be

[1:59:46] income restricted.

[1:59:48] When constructed, these

[1:59:50] projects will put approximately

[1:59:51] 360 trade peoples to work and

[1:59:54] create more than 180 indirect

[1:59:57] jobs.

[1:59:59] I want to highlight the biggest

[2:00:01] project that the board approved

[2:00:04] this evening, which is the 45

[2:00:05] townsend street n oxbury

[2:00:07] which is an adaptive reuse of a

[2:00:08] hospital.

[2:00:11] I think this is a hospital to

[2:00:13] resi conversion.

[2:00:16] And as noted by the

[2:00:20] presentation, it has had long

[2:00:22] history that was changed

[2:00:24] multiple times, actually

[2:00:32] interrupted by the covid-19

[2:00:33] pandemic and the current

[2:00:34] approved project is now fully

[2:00:36] zoning compliant and will

[2:00:38] deliver over 165 new homes in

[2:00:38] roxbury.

[2:00:40] I want to thank the proponent

[2:00:42] for persevering and thank the

[2:00:43] community members for working

[2:00:44] with he developer and our

[2:00:46] staff to make sure this project

[2:00:48] will eventually come to

[2:00:49] fruition.

[2:00:54] The other item of note tonight

[2:00:57] that we ae proved was the small

[2:00:58] clean energy infrastructure

[2:01:00] zoning which is another step

[2:01:05] towards a clean energy future

[2:01:10] by adopting zoning updates to

[2:01:12] meet and facilitate permitting

[2:01:13] the process for small clean

[2:01:14] energy infrastructure projects.

[2:01:16] This zoning is in compliance

[2:01:19] with the massachusetts law and

[2:01:20] establishes a consolidated

[2:01:22] local permitting process in

[2:01:24] line with the state law and

[2:01:27] boston's own climate resiliency

[2:01:29] goals in an effort to

[2:01:30] accelerate the transition of

[2:01:33] our energy sources in the

[2:01:33] coming years.

[2:01:35] This kind of infrastructure

[2:01:38] includes solar panels, wind

[2:01:40] turbines, battery energy

[2:01:42] storage, and short energy

[2:01:43] transmission lines.

[2:01:46] And it will streamline the

[2:01:50] process for approving these

[2:01:51] types of infrastructure nd as

[2:01:53] we see more of them being

[2:01:54] proposed I want to thank again

[2:01:56] our staff for working diligent

[2:02:00] diligently to approve the

[2:02:03] zoning update and actually

[2:02:04] engaging the ommunity about

[2:02:06] the importance of this kind of

[2:02:07] development.

[2:02:10] The zoning will now move

[2:02:12] forward to the boston zoning

[2:02:14] commission and in SEPTEMBER for

[2:02:17] approval and then be put nto

[2:02:21] effect as early as OCTOBER of

[2:02:21] this year.

[2:02:26] One other approval of note, of

[2:02:27] course, is the vote to extend

[2:02:30] the lease for mass robotics in

[2:02:36] the marine industrial park.

[2:02:37] Actually this will also not

[2:02:40] only extend that lease but also

[2:02:41] expand their footprint in the

[2:02:42] city of boston.

[2:02:45] Mass robotics is the largest

[2:02:47] independent hub for robotics in

[2:02:48] the world.

[2:02:51] And they have been a tenant of

[2:02:52] ours at 12 channel street for

[2:02:54] the last ten years.

[2:02:57] With this expansion they will

[2:03:00] remain in boston until at least

[2:03:00] 2036.

[2:03:03] They, of course, have been

[2:03:04] courted y other cities

[2:03:05] including new york.

[2:03:08] And so the fact they have

[2:03:10] chosen to actually remain and

[2:03:11] commit long-term to being in

[2:03:16] the city of boston is a major

[2:03:16] achievement.

[2:03:20] This is -- mass robotics is a

[2:03:21] world-renowned innovation and

[2:03:22] tech company.

[2:03:23] And for it to continue to

[2:03:26] invest in our city and make

[2:03:27] boston their home is a real

[2:03:30] achievement.

[2:03:33] And I want to thank, of course,

[2:03:35] I know chair rojas you've

[2:03:38] already thanked and made --

[2:03:39] appreciated the real estate

[2:03:40] staff for all their

[2:03:41] contributions that they make

[2:03:43] and you know every month that

[2:03:45] this board meets there is a lot

[2:03:48] of work that the real estate

[2:03:52] staff continue to put in to

[2:03:55] maintain good not only the --

[2:04:00] continuing the good work of

[2:04:02] maintaining tenancy in the park

[2:04:05] but also making sure that we're

[2:04:06] fiscally sound.

[2:04:08] So that ends my report for this

[2:04:08] month.

[2:04:09] >> priscilla rojas: thank you,

[2:04:09] again.

[2:04:12] Thank you so much, director

[2:04:12] shen.

[2:04:13] And I know you definitely

[2:04:15] should have opened it, but yes

[2:04:17] thank you.

[2:04:17] Welcome.

[2:04:18] Welcome, felicia.

[2:04:20] I've had the privilege to serve

[2:04:23] on the cpa board under

[2:04:24] felicia's leadership and you

[2:04:26] know we're all overwhelmed and

[2:04:27] overjoyed to hear that you're

[2:04:30] joining us.

[2:04:32] So welcome.

[2:04:35] And it is meaningful to be the

[2:04:36] first black woman sitting here

[2:04:37] at this table.

[2:04:42] Second latina, but the first to

[2:04:46] hold the gavel.

[2:04:47] It's important.

[2:04:52] It's really exciting to kind of

[2:04:53] see the city represented in

[2:04:56] this board.

[2:04:58] So with that wsh welcome.

[2:04:59] And I need a motion to adjourn

[2:05:00] the meeting.

[2:05:02] >> motion to adjourn?

[2:05:02] >> second.

[2:05:04] >> priscilla rojas: those in

[2:05:05] favor?

[2:05:05] Opposed?

[2:05:06] Ayes have it.

[2:05:07] Motion passes.

BPDA Board of Directors on 2026-08-13 3:30 PM

Agenda

Transcript