blpz
>> priscilla rojas: I am the
chair of the bpda board.
Thank you for joining the
AUGUST 13, 2026, board meeting.
At this time the boston
planning & development agency
is hosting in a hybrid setting
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Hearing and seeing none, we'll
start with the roll call.
[Roll call]
Item 1, approval of the minutes
of JULY 16, 2026, board
meeting.
All those in favor?
[Chorus of ayes]
Opposed?
The ayes have it.
Item 2.
Request authorization to enter
into a license agreement with
12 channel street in the marine
park.
>> thank you.
It's been quite a long time
since our paths have crossed.
But I was happy to hear you
attend our board.
Thank you.
Mass robotics inc. Has been a
tenant at 12 channel straet
since 2016.
Theyeet
since 2016.
They provide work space for
automation start-up companies.
Very similar business model to
that of we work where they
charge a fee for the use of the
premises by start-up companies,
provide work space, meeting
rooms, et cetera.
The lease has been amended five
times since 2016.
Always to accommodate the
expansion or contraction of the
space.
Effective DECEMBER 2024, mass
robotics leased 51,000 square
feet in four separate suites,
two comprising the entire
second floor of the building
and two noncontiguous smaller
suites on the fifth floor of 12
channel street.
Simultaneously, 2024, 12
channel street was on the verge
of significant vacancies.
East manufacturing moved from
the entire third floor and the
imminent and pending vacation
of global protection
corporation vacating the fourth
floor and most of the seventh
floor.
In JANUARY 2025, the board
approved staff's recommendation
to remove the fifth floor
suites from the mass robotics
space and add the entire third
floor to the premises.
They currently lease 69,000
square feet comprising of the
entire second floor, entire
third floor, and a small
portion f the first floor.
And they are continuing a ten
nen si at one of the smaller
areas of the 502 suite on the
fifth floor.
Mass robotics had previously
had interest in the now-vacant
fourth floor of the 12 channel
street to secure their
long-term growth planning.
Staff was very motivated to
negotiate with an existing
tenant rather than seeking a
new tenant for the fourth
floor.
Mass robotics in this case,
they benefit from operating
efficiencies with three
contiguous floors.
And the planning department we
can now go to market with the
smaller floors.
The economics of the
transaction are in the memo and
the term sheet, but I'll
summarize for the public
record.
Staff believes that the current
market for the industrial space
in the sea port is $18 to $23
per square foot.
Currently paying $19.10 for the
existing premise which is
scheduled to go unto $21.50
next year.
The current lease expires in
2022.
We are proposing the following.
Mass obotics will take on the
fourth floor to add it to the
lease premises.
No additional rent will be paid
by the fourth floor during the
first year of the amended
lease.
In exchange, the expiration
date will be extended from 2032
to 2036.
So we have four more years.
The rent will increase back to
the $21.55 in SEPTEMBER of
2027.
By virtue of the free rent on
the fourth floor, they're all
in per square foot, a little
over $12 but that's about a
year.
It's important to point out
that the planning department is
not contributing to the cost of
the relocation.
And we are not paying a real
estate commission which would
likely have been between
$250,000 and $500,000 were an
outside broker involved in any
lease.
There's no cash flow reduction,
so it's easy to budget.
Guaranteed rent over the
remaining current lease will go
up.
Factoring in the next ten years
for the new lease, it'll still
go up between 7% and 15%.
And that's forecast depending
on what happened to the fifth
floor if we didn't lease to
mass robotics.
If we did a five-year lease, it
would go up about 7%.
Ten-year lease would go up by
15%.
Sorry for rambling, but I am
requesting approval.
>> priscilla rojas: thank you
very much.
Any uestions or comments from
the board?
Laering and seeing none, motion
is in order.
>> so moved.
>>.
>> priscilla rojas: all those
in favor?
[Chorus of ayes]
No?
The ayes have it.
Next is the upgrades at 12
channel street in the marine
park.
Tyler?
>> thank you, MADAM Chair,
members of the board.
12 channel street is a
nine-story building constructed
around 1941 for the U.S. Navy.
Today the building supports a
diverse mix of commercial,
nonprofit, and restaurant
tenants totaling approximately
250,000 square feet.
The infrastructure has exceeded
its useful life and no longer
meets the operational needs of
the building.
Portions of the electrical
equipment that be recalled
creating life safety concerns.
The current electrical dis
distribution system is also
working beyond capacity
resulting in outages that
affect multiple tenants.
Upgrading the system is
essential to improving building
liability and safety.
The project will help meet
future electrical demands,
support future electrify
ication
compliance
compliance.
And relocate the electrical
room to comply with flood
requirements.
It will provide design,
development, and construction
documents suitable for public
bidding, construction
administration services during
future construction phase.
Throughout the design process,
the consultant will work
closely with bpda for the most
cost efficient solution.
It will be selected with mass
general law chapter 7c and all
applicable city of boston
procurement requirements.
it is not to exceed $275,000.
Therefore staff recommends the
clerk be authorized to
advertise an issue that
requests for qualifications for
qualified engineering
consultant for the service
upgrade project.
Thank you.
Happy to answer any questions.
>> priscilla rojas: thank you.
Any questions or comments from
the board?
All right.
Hearing and seeing none, motion
in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The yes have it.
Thanks.
Request authorization to issue
a request for qualification to
hire a licensed design
consultant to provide zienl
services resulting in
construction documents for
window replacements on the
ninth floor of 12 channel
street and the raymond elfman
marine park.
>> thank you again.
We are asking for
qualifications to procure an
architectural and engineering
design services for the 12
channel street window
replacement project.
It is the first time this
matter has been before you.
12 channel treet is originally
constructed by the U.S.
Military in 1941 as a naval
storehouse.
Today it serves a wide range of
technology and nonprofit
tenants including boston
transportation department, mass
robotics.
Many of the buildings's
original service has reached
the end of their useful life.
These contribute to significant
energy loss resulting in
long-term maintenance costs.
Bpda's efforts to improve
building efficiency and helps
move the acility toward
compliance with boston's
requirements.
The building currently has
approximately 115 original
windows and several still
requires replacement.
Because replacing every window
is to cost approximately $9.5
million, the work will be
completed in phases.
The project focuses on the
design for replacing the
ninthen floor windows while
maintaining the window
standards and apaerns.
The selected consultant will be
looking at the windows,
identify deficiencies and
improve energy efficiency and
restore water tight conditions.
Prepare documents for public
bidding, provide bitd
d by-
bidding.
To preserve them until future
replacement phases.
The consultant will be selected
in accordance with
massachusetts general law and
all applicable city of boston
procurement requirements.
Funding for the design phase
included in the capital
construction budget, therefore
staff recommends for the clerk
to advertise the request for
qualifications for qualified
design for 12 channel street
window replacement.
Thank you.
if you have ny questions, I'll
answer them at this time.
>> priscilla rojas: any
questions or comments from the
board?
Hearing and seeing none, a
motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Item 5, request authorization
for invitation for bids of the
installation of physical
security infrastructure for
parcel c1 and c2 located in the
raymond elfman marine park.
>> we are requesting to
advertise and issue nvitation
for bids for the installation
of physical security
infrastructure at the c1 and c2
parking lots within the marine
park.
Raymond elfman marine park is a
190 acre industrial park.
Over the years the park has
evolved into a diverse hub f
manufacturing, research,
technology, pharmaceutical, and
mare time industries.
The project focuses on the c1
and c2 parking lots located off
of terminal street.
Design services, construction
documents, and estimates for
this project were completed by
cha consulting under a design
contract previously authorized
by the dic board in OCTOBER of
2023.
The project will improve the
monitoring capabilities of the
c1 and c2 parking lots.
These improvements will provide
enhanced surveillance, improved
security, better protect bpda
assets, tenants, employees, and
visitors throughout this
section of the marine park.
The construction project
includes installation of new
surveillance cameras and camera
stations of point to point
telecommunications equipment,
new perimeter and entrance
security surveillances,
electrical work to install new
systems, installation, asphalt
cutting, and pavement
restoration.
The project will be publicly
advertised and invitation for
bid will be in accordance with
massachusetts general law
chapter 149.
The contract will be awarded to
the responsible bidder.
Following the bid process,
staff will return to the board
to secure the construction
contract.
The estimated cost for this
construction is $444,222.
Funding for this project is
included in bpda's fiscal year
'27 apital construction
budget.
Therefore, staff recommends
authorization for the clerk to
advertise and issue invitation
for the installation of the
infrastructure at c1 and c2
parking lots within the ray mon
el -- raymond elfman marine
park.
>> priscilla rojas: any
questions from the board?
Hearing and seeing none, motion
in order.
>> so moved.
>> second.
>> priscilla rojas: all
approved?
Noes?
It is adopted.
Item 6, teresa.
>> thank you, MADAM Chair.
we have several items on the
agenda with the exact details
included in the board memos.
We have one contract in the
director's office.
Jacqueline martinez.
We have one in the office of
general council and we have one
resignation in the urban design
division who serves as the
deputy director of designing.
>> priscilla rojas: thank you.
Any questions or comments from
the board?
All right.
Hearing and seeing none, a
motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Motioning passes.
Just want to say welcome to the
intern and to jacqueline who
will be helping out.
And as well as thank you so
much, christina, for all of
your contributions to the
agency over the years.
You've been a critical part of
helping us shape the city.
So hope you're proud.
I wish you best of look in
anything that you do in the
future.
And know that you have friends
here.
With that I need a motion to
adjourn this meeting.
>> I second that.
>> priscilla rojas: you can't
second and make a motion.
[Laughter]
>> so moved.
[Laughter]
>> priscilla rojas: all right.
So all those in favor.
Opposed?
the ayes have it.
Meeting adjourned.
Starting with the next portion
of our meeting, thank you for
joining the AUGUST 13th, 2026
boston redevelopment meeting.
The planning and development
agency is hosting public
meetings in a hybrid setting
for the health, safety,
andability -- accessibility of
boston residents.
.
For more information and
updates, visit bostonplans.Org.
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Please be aware that an audio
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Also please note that
demonstrations of approval r
disapproval from members of the
public are not permitted during
the meeting.
Thank you.
We'll start with the roll call.
[Roll call]
Item 1.
Request authorization for
approval of the JULY 16, 2026,
board meeting.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
Ayes have it.
>> excuse me, MADAM Chair.
I'll be recusing myself from
item 2.
>> priscilla rojas: thank you,
MR. O'malley.
Item 2.
Request authorization to enter
into a license agreement with
the new england aquarium
corporation for the use of a
portion of bda-owned property
located at east india row in
the downtown waterfront area
until MARCH 13st, 2027.
Samantha?
>> good afternoon, MADAM Chair
and members of the board.
I'm here to request approval to
enter a license agreement with
the new england aquarium
corporation for use of
bpda-owned property located at
east india row for a food
vending kiosk.
The downtown water front area
is one of the most popular
tourist destinations in the
city of boston making it a
valuable location for food
vending.
The location for the downtown
waterfront food vendor program
is on the boston planning and
development owned land
strategically placed adjacent
to the simons theater.
It is an opportunity to support
tourism in the city and creates
opportunity for local business
vendors to sell food and
beverages to the public.
The new england aquarium has
rented a food kiosk to
thousands of visitors each
month for the past ten years.
This kiosk is a great
complement to those from vra on
the long wharf.
To secure all necessary permits
and the proposed license will
allow for an eight-month
license which will commence on
AUGUST 17, 2026, and expire on
MARCH 31st, 2027.
The licensed fee shall be
$5,880 per month payable in
advance on the first day of
each month commencing on ugust
17, 2026.
The license fee is a 5%
increase from the previous
license rate.
Thank you.
Happy to answer any questions.
>> priscilla rojas: thank you.
Any questions or comments from
the board?
All right.
Hearing and seeing none, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Motion passes.
Thanks, samantha.
Welcome back.
Item 3, request authorization
to amend the lease with urban
college of boston removing
suite 100 located at 2 boylston
street from the leased premises
and restructuring rent payments
through 2032.
>> thank you, MADAM Chair.
Good afternoon.
The board previously voted in
MARCH of 2026 to amend urban
college of boston's lease by
restructuring the rent to
reflect current market
conditions and extend the lease
term through 2032.
I'm here today to request
authorization to further amend
that lease to remove the first
floor space, suite 100, and
adjust accordingly.
they are a long standing tenant
providing higher education and
advancement opportunities to
traditionally underserved
communities.
Ucb urban college leases
approximately 15,092 square
feet on the first and second
floors of the building.
During our first lease
negotiations, ucb expressed
uncertainty about its long-term
need for the first floor
classroom space.
Staff agreed to revisit the
space requirement after
securing the longer-term
commitment.
Ucb has now determined it no
longer needs the first-floor
space.
Staff is therefore recommending
removing 3,567 square feet on
the first floor reducing ucb's
lease premises to 11,527 square
feet on the second floor.
The rental rate will remain the
same which is $21 per square
foot with annual increases
until 2032.
Effective AUGUST 2026, rent
will decrease from
approximately $316,932 to
$242,025.
While this represent
approximately a 24% reduction
in annual rent, it provides
bpda with guaranteed rental
income through 2032.
That is predicted to be 84%
greater than the forecasted
rent if ucb had vacated at the
original lease expiration in
2027.
The amendment also returns
space to allow us to market it
to another tenant or user.
We regularly receive inquiries
through the planning
department's portal.
today's request is to authorize
the amendment to remove suite
100 from ucb's lease and
restructure the rent base on
remaining square feet.
Thank you and I am here to
answer any questions you MAY
have.
>> priscilla rojas: thanks,
liz.
Any questions or comments from
the board?
Hearing and seeing none, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
You guys have to work that out
down there.
Item 4.
Request authorization o assign
the lease held by second mass
ave realty trust for building
120 in the historic monument
area of the charlestown navy
yard to the uss constitution
museum incorporated.
>> thank you again.
In MAY of 2026, the board
previously voted to approve the
transfer of building 120 lease
from clifford long realty trust
to the uss constitution museum.
I am here today to request that
the board expand that
authorization to include two
intermediate transfers
necessary to complete.
A building is approximately
14,875 square feet office
building located within the
charlestown navy yard.
MR. Long intends to donate the
remaining leasehold to the uss
constitution museum to
structure the donation for tax
purposes.
the interest will first
transfer to two long family
trusts.
Then to clifford and kim long
and then finally to the uss
constitution museum.
These intermediate transfers
were always part of the
intended transaction.
However, museum counsel has
requested a certificate of vote
that specifically identifies
and authorizes each transfer
for recording purposes.
The ultimate recipient and
purpose of the transaction has
not changed.
The existing lease terms will
remain inning -- in tact with
no anticipated negative
financial impact to bpda.
Staff recommends approval of
the intermediate transfers and
authorization for the director
to execute all necessary
documents to complete the
assignment.
Thank you and I'm here to
answer any questions.
>> priscilla rojas: any
questions or comments from the
board?
Hearing and seeing none, a
motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
Ayes have it.
And I do want to give a shout
out to the real estate
division.
I continue to be impressed with
the work of this department in
your creative solutions to
supporting our tenants and
being so fiscally responsible
but understanding f our
tenants and the needs of our
city.
I just wanted to say that.
But we can move onto item 5.
Request authorization to extend
the tentative designation
status of and nter into lease
negotiations with powerhouse
cny llc for the long-term lease
and redevelopment of building
108 property in the charlestown
navy yard on a portion of ny-1
in the charlestown urban
renewal area project number
mass r-55 for a period of six
months until FEBRUARY 28, 2027.
>> thank you, MADAM Chair and
members of the board.
I am here to request approval
to extend the tentive
designation of powerhouse cny
llc in the charlestown navy
yard.
Building 108 was a vacant
building of approximately 2,000
square feet.
Powerhouse cny was tentatively
designated back in FEBRUARY
2021.
This project team intends to
redevelop the site into a
97,000 square eet building
with approximately 84,000
square feet of lab space with
additional cafe space and 39
blow-grade parks space.
The abatement and demolition of
the former building was
substantially completed
actually back in spring of 2023
and in fall of 2025, the
project received its bpda board
approval for article 80 large
project review.
Admittedly, the current market
environment still poses
challenges for the life
sciences and developments.
But the development team is
continuing to pursue
perspective tenants and
financing for the project.
Since their last extension in
FEBRUARY, the project team
continues to make progress on
their coordination for the
transformer locations with the
budding leaseholders.
In addition, the team has
actively collaborated all the
necessary construction
licensing on the abutting nps
office area in building 107.
At this time, I would like to
recommend extending the
destinations for us at
powerhouse for additional six
months to continue this work on
the site.
Thank you and I'm happy to
answer any questions.
>> priscilla rojas: any
questions or comments from the
board?
All right.
Hearing and seeing none, a
motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Item 6, request authorization
to extend the final designation
status of nubian ascend
partners llc as redeveloper of
the blair lot in the nubian
square of roxbury for a period
of six months until FEBRUARY
28, 2027.
>> thank you, again.
The blair lot is a bpda-owned
site consisting of
approximately 80,879 square
feet of unutilized land in
roxbury.
This was subject to a community
planning process through plan
nubian and through subsequent
meetings.
following the dsposition, our
fee released back in NOVEMBER
2019.
Nubian was tentatively
designated for redevelopment at
the site at the DECEMBER 2020
board meeting.
Approximately 189,000 square
feet of mixed use development
including affordable housing,
parking garage, lab training
and office building, and a
cultural hall will be involved.
It was awarded final
destination status in MARCH
2023.
As you know again since then,
the market conditions in office
sectors have changed
dramatically.
Rather than stick to the status
quo, the project team has
explored an alternative
approach to the development to
maintain the project's
feasibility.
Since their last etension, the
team as continued to refine
the revised approach to the
master plan and phasing to
reflect the market and funding
conditions impacting many of
the project's program
components.
And this will be documented in
a subsequent notice of change.
During the final destination
extension, the proponent
intends to file an npc
reflecting these changes and
advance a site remediation plan
to utilize the project's grant
in addition to seeking
additional sources of funding.
With that being said, I request
that the board authorize the
final destination extension for
a period of six months to
youtubian ascend partners.
Thank you.
happy to answer any questions.
>> priscilla rojas: any
questions or comments from the
board?
>> yes.
Obviously I have no issues
extending the designation.
Know this area well, it's in
the heart of nubian square.
Things have changed due to
external factors.
Can you talk about how the
financing is coming along ith
this new iteration?
>> yeah, so there s a -- so
for the first phase that is
being contemplated which is
building a, the lab training
building, there is a $50
million --
>> did you say 50 or 15?
>> 5-0.
So that is the funding in
addition to mass works which
will be funding the public
infrastructure portion and some
of the site remediation work
from the contamination that's
present on site.
And there is additional funding
that the team is pursuing at
this time.
None of which are concrete
enough to share with you at the
moment.
But we hope to have details of
that in subsequent board
meetings as well.
>> matt o'malley: great.
Thank you so much.
>> priscilla rojas: any other
questions or comments?
Hearing and sees none, motion
in order.
>> so moved?
>> second.
>> priscilla rojas: all in
favor?
Opposed?
Ayes have it.
item 7 request authorization to
issue request for proposals to
hire a licensed design
consultant to provide
engineering design services
resulting in construction
documents to perform the pier 4
utility infrastructure repairs
in the charlestown navy yard.
>> thank you, MADAM Chair,
members of the board again.
We are requesting to issue
request for proposal to procure
engineering design services for
the pier 4 utility
infrastructure repair in the
charlestown navy yard.
This is the irst time the
matter has been before you.
Pier 4 is owned and operated by
the bpda and currently licensed
for use by the courageous
sailing center.
The pier was originally
constructed in the 1950s and
has undergone several recent
capital improvements to extend
its useful life.
Additional work included
stabilization of the dis
coal berg
under the pier and are expected
to begin later in the year.
During these recent products,
the efficiencies in the pier's
underground utility system were
found making this he next
logical phase of improvements.
It will design -- I'm sorry.
Start that again.
The project will evaluate and
design repair -- and desire
repairs for the aging
underground utility structure.
Addressing these systems now
will improvement reliability,
support future maintenance
efforts and help preserve
long-term functionality.
The selected consultant will
assess the existing
infrastructure, prepare,
engineer, and design documents,
obtain necessary permits, and
assist in future bidding
process.
They will also provide
construction administration
services.
The design will address storm
water systems, domestic water,
sanitary sewer, electrical
infrastructure, removal of
abandoned utility piping.
The consultant will be selected
for a request for proposal in
accordance with the mass
general chapter 30 section 39m.
Funding for the design phase is
included in bpda's fiscal '27
budget in the amount of
$150,000.
Therefore, staff recommends
that the secretary be
authorized to advertise and
wish you a request for proposal
for qualifying engineering
consultant to design the pier 4
utility infrastructure project.
Thank you.
Happy to answer ny questions.
>> priscilla rojas: any
questions or comments from the
board?
I do have one.
So I know you said this is
included in the fy-27 capital
construction budget.
But these were unforeseen
expenses.
So are we having to kind of put
something else off to do this?
Just trying to understand.
>> I'll have rebecca come up.
>> so you MAY remember it was
about a year or two ago at pier
4, they were unforeseen at that
time.
But since that time and in
working with folks that have
been using that licensed
premises and others in our own
investigations, we've uncovered
the need for the investments.
So lots of forewarning and
we've had that as part of the
budget.
So it was in the context of our
typical budget process.
>> priscilla rojas: all right.
Any other questions or
comments?
A motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
Ayes have it.
Thank you.
Item 8 request authorization to
approve design changes to the
south end urban renewal area,
project number mass r-56
parcels f 1-a, 1-b, 1-c, 1-d
located at 474, 482, and 494
tremont street.
Subject to continuing design
review.
And to execute and deliver a
release of a portion of
reservation of public travel
easement rights, and any and
all other instruments,
agreements, or documents deemed
necessary in connection with
the construction of canopies to
the ear entrances of castle
square residences, as part of
the rehabilitation of the
castle square apartments.
Dennis?
>> thank you, MADAM Chair.
Castle square apartments are
loekded as you said at
cated as you said at 474
tremont street in the south
end.
There it is 1
00% an elderly and
disabled community.
The tenants are managed and the
boston redevelopment authority
still owns the playground in
the courtyard.
We would like to install three
canopies 10 to 12 feet to
better protect people from the
elements.
Spesk
specifics regarding the
location of the canopies are
within the board memo.
It's ot my wheel house.
But colleagues in urban design
have given it a lot of review.
I defer to them.
The existing boston
redevelopment authority deed
that you mentioned places a
restriction wherein no
structure MAY be added at a
height below 32 feet.
The bre staff have reviewed and
ae proved the design of the
canopy.
S -- continued review by the ra
staff and the subject of public
travel easement be allowed the
canopies at the 10 to 12 foot
height rather than the 32.
Thank you.
>> priscilla rojas: great.
Any questions or comments from
the board?
All right.
I do sl -- trying to think.
What was the 32 height trying
to ind of prevent?
>> I don't really know.
It was done so long ago, I
think I was in high school when
they did that.
[Laughter]
>> priscilla rojas: I think
that answers my question.
Questions or comments from the
board?
Hearing and seeing none, a
motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Item 9 request authorization to
petition the zoning commission
to adopt text amendments
implementing updates to article
88 of the zoning code to
establish the new consolidated
process for a small clean
energy infrastructure pursuant
to the state's 255 cmr 29 and
establish use and regulations
for battery energy storage
assistance.
Christopher?
>> good evening.
My name is christopher maskis
and I'm a planner on the tam.
Tonight I'm joined to look at
the zoning code.
Pursuant to 225 cmr 29, this
introduces the local permit for
small clean energy
infrastructure and provides use
and energy storage systems.
I would now like to pass this
over to my colleague travis
anderson to begin our
presentation.
Good afternoon, everybody.
Next slide, please.
Today's agent we're just going
to do a quick overview of the
permit process.
I'll give a quick intro about
the types of clean energy
infrastructure that the city
will be looking at from a
consolidated local permit
perspective.
We'll go over the cmr 29
requirements and procedures and
how that affects article 88 and
the zone
ing reform we need to do
there.
and also touch on the article
88 battery energy zoning that
is a new amendment.
Next slide, please.
And next slide.
Why is the state doing a reform
for infrastructure?
This is a result of the 2024
climate act which is mandating
the state to look at ways to
better enable processes and
procedures to permit energy
infrastructure of all scale
across the state.
This is in line with meeting
the state's climate goals in
the city of boston.
This permitting reform also
coincides with other permit
reform that's underway such as
article 80 modernization and
primary goals of the city and
state writ large to kind of
make these more prevalent
throughout the state and city.
The what is small energy clean
energy?
Under the state's definition,
this includes energy generation
infrastructure that's less than
25 megawatt hours.
That includes solar panels,
wind turbines, and an aerobic
digest.
This is under a hundred
megawatt hours.
Primarily battery energy
storage is one of the main key
come poebts of that.
It looks at transmission and
distribution infrastructure.
So any corridor that's less
than one mile or an existing
corridor that has transmission
and distribution infrastructure
less than ten miles.
All these types of small energy
infrastructure will fall under
the city of boston's purview
for the consolidated local
permit.
Anything larger than this will
go through the state review
process.
Next slide, please.
So what is large clean energy
infrastructure not under the
city's purview?
Substations of any size or
scale, generation that's
greater than the 25 megawatt
hour threshold.
Storage greater than the 100
megawatt threshold or
transmission and distribution
infrastructure.
We also want to highlight that
neither of these are data
sters.
They are not partcenters.
They are not part of either
clean energy definition that
the city has made.
That's something we're not
looking at today.
Now I'll pass it over.
>> thank you, travis.
My name is andrew plum.
I'm a planner on the conference
and planning team.
Next slide, please.
So what does 225 cmr require?
The city must adopt the
consolidated process and
updated zoning to include small
clean energy infrastructure in
the code.
There are certain specific
requirements from the state
which include the use of the
state's local permit
application, a guarantee of a
12-month review, updating the
zoning bylaws to enable the new
permitting process as we have
no special permit in boston.
The designation of a local
government representative and
collecting a decommissioning
surety for all projects.
there is flexibility in the law
for how boston updates its zone
regulations and how it reviews
different scales of projects.
There's also flexibility in
what mitigation e have for
projects and how the overall
review process is run.
Outside of the law is energy
projects that basically choose
not to go in the consolidated
permit process.
We've called this sort of the
standard review.
Also ministerial permits which
are by isd or the fire
department.
Next slide, please.
So the proposed updates to
article 88 will establish the
consolidated local permit
process which will be
coordinated by the planning
department.
The updates provide clear,
predictable criteria for the
appropriate citing, permitting,
and review of all small clean
energy infrastructure
facilities.
And the decision for the
consolidated permit will be
issued by the director of the
bra in conjunction with the
bpda board.
And the state's requirements
for cmr 29 take effect on
OCTOBER 21st of this year.
Next slide, please.
So what departments participate
in the review process?
The departments listed on the
left in red will have the
review included in the
consolidated local permit which
is subject to that 12 month
review timeline.
The departments listed on the
right in blue will be included
in he review process to
provide feedback and to flag
any potential concerns early in
the process.
However, their official review
will appen after the
consolidated local permit
review and they are not subject
to hat 12-month deadline.
Next slide, please.
So this is an overview of the
process from when an
application is submitted to
when a decision is issued.
After an application is
submitted, the city will have
30 days to determine if it is
complete.
Once it's deemed complete, the
12-month clock will begin.
At the end of each department's
review, they will issue to the
department.
I'll go into more detail in a
second on that.
Next slide, please.
So what do departments review
for?
They will review for compliance
with doer's guidelines for
public health, safety, and
environmental standards and cmr
29 which include both state and
federal requirements.
Local requirements will include
the standards and review
applicable to section 88.8 of
the draft zoning which lists
all reviews as part of the
consolidated review.
Permit applications for the
consolidated permit must
satisfy the criteria for all
local permits.
Next slide, please.
So the timeline of the
decision.
Each department must submit a
decision to either approve,
approve with conditions, or
deny an application.
again, you must issue the
decision within 12 months.
If we fail to meet that
timeline, that deadline, the
application will result in
constructive approval process
which is outlined in the law.
If the local government denies
that application, it MAY be
appealed to the sna state for
de novo or clean slate review.
Any denial the city makes must
be based on the standards
departments review for which I
outlined on the previous slide.
Next slide, please.
So bpda board will issue the
decision in conformance with
the state's requirement for one
approval to be issued.
An approval, again, will be
made before that 12-month
deadline.
If one department recommends
denial of the permit, each
department will finish their
review and issue a decision.
However, the bpda board will
then issue a decision for
denial for the entire permit.
I'll now pass the presentation
back to chris who will present
the proposed zoning in a bit
more detail.
Thank you.
>> thank you, andrew.
Next slide, please.
Firstly we want to emphasize
the consolidated local permit
process is mandated for
municipalities to offer but
optional for developers to take
advantage of.
Making this an opt-in pathway.
All clean energy infrastructure
that means the state definition
of small clean energy
infrastructure, meaning storage
facilities up to 100 megawatt
hours, generation facilities up
to 25 megawatts, and existing
transmission and distribution
less than ten miles long or a
new corridor less than one mile
long is able to seek approval
through the consolidated local
permit.
Next slide, please.
So when is a consolidated local
permit required?
Article 8 establishes
conditions where clean energy
infrastructure projects
specifically battery energy
storage systems are required to
seek approval through the
consolidated local permit
process.
This occurs when a battery
energy storage system is
proposed as the ain use of a
lot when it is proposed with a
site footprint greater than 400
square feet as either a main or
accessory use of a lot, or is
proposed ith a fence greater
than 7 feet tall.
As a main or accessory use.
Next slide, please.
Why require the consolidated
local permit for certain
projects?
Approval through the
consolidated local permit makes
best an allowed use where it
would otherwise be conditional,
giving proponents certainty
while allowing the city to have
adequate oversight on design
elements such as bulk size and
site design.
Additional 225 cmr 29 and doer
guidelines outline clear
conditions for the projects to
meet for approval, along with
the additional discretion of
city of boston departments that
will join in for the
coordinated review process.
Finally, projects applying for
a consolidated local permit are
able to be approved with
conditions, allowing us to set
conditions to further mitigate
concerns related to size, bulk,
and overall design.
While the inclusion of the
consolidated permit process is
a key component of this
amendment, the amendment also
establishes best nd accessory
bests as a defined use in the
zoning code and provides
dimensional requirements for
both main and accessory use
battery energy storage.
To ensure these systems are
designed at an appropriate size
and scale for the surrounding
neighborhood context.
This amendment also clearly
defines how to measure battery
energy storage systems by
introducing the battery energy
storage system site footprint
for both main and accessory
use.
The previously mentioned
dimensional requirements are
applicable to the best site
footprint ensuring the entire
site remains contextual to the
surrounding neighborhood rather
than just the battery
equipment.
Finally, this amendment
establishes a financial surety
for certain types of small
clean energy infrastructure.
This allows the city of boston
to handle the decommissioning
and removal of small clean
energy infrastructure in the
case of abandonment without
bearing the associated costs.
Next slide, please.
As stated before, 225 cmr 29
requires the adoption of this
process by municipalityties by
OCTOBER 1st, 2026.
as such, the timeline ensures
boston remains compliant with
the requirements of the state
law.
Next slide, please.
This concludes our presentation
regarding battery energy
storage systems and the
consolidated local permit.
Thank you and we'd be happy to
answer any questions you MAY
have.
>> priscilla rojas: thank you.
Questions or comments from the
board?
>> thank you, MADAM Chair.
Not so much a question.
This is my favorite vote I'll
cast today.
It is a project on this vry,
very important zoning
amendment.
It is my fervent hope a year
from now we vote on these
projects as often as we do on
conversions.
This is so needed.
Obviously I don't need to tell
people the purpose of
permitting more solar and wind
but also transition lines in
terms of delivering reliability
and supporting electrification.
I want to issue in on the
battery storage, because that's
a little newer but it is needed
as we talk about energy
affordability
affordability.
We're having a ebate in this
country about energy affordable
as we should.
In massachusetts we have among
the highest utility rates of
any state in the union.
And I'm a firm believer, you
know, I was very repetitious as
a former city councillor.
I'd say every time we speak on
this, a fiscal conservative
ought to be an
environmentalist.
That is precisely what the some
battery energy storage systems
do.
They provide better
reliability.
They provide etter delivery of
service.
They reduce grid demand.
And I can't talk about how
important that is.
Particularly solar is one
thing, but particularly with
wind.
We've seen this in so many
other ISOs across the united
states.
Wind blows the heaviest at the
night.
Usually in the middle of the
night in the wintertime when
grid demand is less.
You're able to procure that
type of energy and then shift
the peak.
You're saving your rate payers
money.
It's simple economics.
You buy low.
You sell it -- well, you
utilize it high I should say.
Utilize it high and you're
going too save rate payers
money.
This is a good policy, huge
kudos to governor healy and her
team.
And cue koes to mayor wu and
her team.
It is so appropriate that he
planning department which does
such incredible work mnaging,
planning, and development of
this city is sort of the
overseer.
And it's smart this board gets
to vote on it.
There's no shortage for other
departments to weigh in, ut
this is a good policy.
Travis, we've known each other
a long time.
It's great to continue in this
capacity.
So I'm ery excited for this
opportunity.
>> priscilla rojas: thank you.
This is fascinating.
I learned a lot about battery
storage.
I love being on the bard,
getting to earn about great
things.
But I wanted to reiterate, this
has nothing to do with data
center anything.
Right?
This is a -- just to streamline
the process; right?
That permitting process to kind
of speed this -- these projects
to service.
>> yes.
>> priscilla rojas: okay.
Yeah.
That's just all I wanted to
double check.
If there are no other further
questions or comments, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
Ayes have it.
Thank you so much.
>> thank you.
>> priscilla rojas: and I know
we had some people exit.
That was a popular item.
Councillor, thank you for
coming.
The floor is yours.
>> thank you.
I believe this is on item 12.
And I just want to as I start
thank felicia for stepping up
to the board as the chair of
planning development and
transportation.
Congratulations n your first
meeting.
We're so excited to see you in
this roll.
Dear chair rojas and members of
the board, I'd like to register
my voice in support of brigham
women's inp extension.
I look forward to working with
the institution on future IMPs
and improve necessary
improvements to patient care
and research.
Because they're not proposing
any new projects or additional
changes to their 2010 imp and
subsequent amendments as part
of this extension, I urge the
bpda board to support this
request.
And there's also a support
letter from mission hall nhs
from my district in strong
support.
Thank you.
>> priscilla rojas: great.
Thank you.
Item 10.
Request authorization to issue
a certification of approval
pursuant to article 80e of the
zoning ode for the proposed
construction of 24 residential
hypounits including four iz
units and nine car parking
spaces and 124 bicycle parking
spaces located through 14-18
hannon street and to enter into
community benefits agreement
and take all related actions.
>> thank you.
Held le to all members of the
board.
My name is zoe duvall.
Before you to present the
article 80e small project
located at 1418 hannon street
in the dorchester neighborhood
of boston.
Next slide, please.
The project site comprises two
parcels and otals
approximately 10,691 square
feet of land.
The project site is occupied
with a vacant two-family home
and adjacent vacant lot.
Project proposes to demolish
the structure and construct a
new five-story residential
building containing 24
homeownership units.
The units will comprise one
studio, seven one bedrooms, 12
two bedrooms, and 4
three-bedroom units.
The ground floor also has nine
off-street parking space and 24
long-term bike parking spaces.
The small project review
application was filed on
FEBRUARY 19th, 2026.
The public comment eriod in
connection with the proponent
submission was originally
intended to end on MARCH 19th,
2026, and was voluntarily
extended to APRIL 3rd, 2026.
The planning department
sponsored a public meeting on
MARCH 17th which was noticed
through the planning department
neighborhood distribution list
and events calendar for both
the dorchester and mattapan
neighborhoods.
I'll hand over to my colleague
jason to take you through the
planning context.
Thank you.
>> good evening, MADAM Chair,
members of the board.
I am jason Mcdonald, the
planner assigned to his
project.
Next slide, please.
All right.
This is located within the
3,000 sub district of the
greater mattapan neighborhood.
The surrounding context is
mostly residential at various
scales including multiple
multifamily building around it.
Directly south of the proposed
site, you can see in red there
is the mattapan street corridor
which cuts all the way through
from basic forest hills and
almost the entire width of
dorchester.
Next to that would be directly
south you can see to morton
street stop to the fairmont
line.
Within the fairmont indigo
corridor plan, a study that was
focused on the short-term and
long-term strategies with job
access along this corridor and
specifically around the morton
street stop.
The new residential stop of
higher density was encouraged
to promote he use of the
station.
Additionally, this site is
directly adjacent to some new
squares and street zoning that
came from plan mattapan.
However, the site itself was
not rezoned due to it just not
being within the geography of
the plan.
So the proposed project is
currently seeking zoning relief
for the use excessive height,
insufficient parking,
insufficient rear, front, and
side setbacks.
While taking into consideration
the built form of this block
and the proposed project
unusual parcelization, the
staff reviewed it to ensure the
compatibility of the design
with its context in particular
with the massing and adherence.
i will now pass to my colleague
andrew from urban design.
>> good afternoon.
My name is andrew zimmerman and
I'm the rban designer assigned
to this project.
So the site plan you see, this
sets the building back to align
with complete streets
guidelines and establishing a
pedestrian-oriented frontage
along hannon street.
Street scape enhancements
include removing an obsolete
curb cut, installing visitor
city standard bike racks,
implanting three new street
trees to enrich he pedestrian
experience.
In addition to these
improvements, the sidewalk will
be reconstructed for ada
accessibility.
Next slide.
The five-story building uses a
front yard setback and fifth
story step back to mitigate the
impacts of its height along
hannon street.
It is composed of four qual
length bays to mimic local town
home architecture creating a
distinct frontage unified by a
cohesive color material palate.
Working closely with the
planning department, the
proponents significantly
revised the ground floor layout
and overall building massing to
better engage the street in the
surrounding neighborhood.
The building utilizes an
extensive roof deck and ground
floor patio space.
With that, I'll turn it back to
zoe.
>> lastly, just noting that
this project has been
responsive to both neighborhood
and planning staff feedback
throughout the review process
resulting in a change from
rental to homeownership.
Revisions to the ground floor
design, the massing and facade
and the inclusion of three new
street trees.
This includes our presentation
for this item and myself and
the development team is
available to answer any
questions you MAY have.
>> priscilla rojas: thank you.
Any uestions or comments from
the board?
Okay.
Hearing and seeing none, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Motion passes.
Thank you so much.
And almost welcome to the
neighborhood.
All right.
Item 11.
Request authorization to issue
a determination waiving further
review pursuant to section
80a-6 of the zoning code in
connection with the notice of
project change for the proposed
construction of 62 all
affordable residential units,
31 car parking spaces, and 77
bicycle arking paces located
at 2shawsheen road and issue
issue one or more
certifications of compliance or
partial certifications of
compliance for the proposed
project sur sunt to section
80b-6 of the zoning code upon
successful completion of the
article 80b large project
review process, and execute and
deliver a cooperation agreement
and transportation access plan
agreement.
>> thank you.
My name is camille
platt-decosta and I'm a senior
manager.
This is a project change
located at 2 shz shawsheen road
in boston.
Boston cdc proposes to
construct two residential
buildings with approximately
70,080 square feet of the ross
floor area total.
The mpc calls for homeownership
to rental making the project
fully rental but income
restricted.
The hange to the north
building also includes an
increase in the number of units
previously approved from 22 to
27 with the entire project then
going from a total of 57 units
to 62 units.
The mpc also requires for the
removal of four parking spaces.
The project notification form
was originally filed on
SEPTEMBER 19th of 2022 with
approval by the bpda board on
OCTOBER 12th of 2023.
The mpc was then filed on JUNE
9th of 2026.
A joint iag and public meeting
was held on JULY 1st, 2026.
I will now turn it over to walk
through the planning context
considered before the
development team begins their
presentation.
Thank you.
>> thank you, camille.
Good evening.
My name is ford del vecchio.
As noted earlier, the proposed
project design maintains 27
dwelling units within
substantially the same building
footprint as previously stated.
Additional, side adjustments
include an increase in the
front yard, reduction in the
rear yard, and reduction in the
left side yard as well.
As a result of these overall
modifications, zoning would be
required from the zoning board
of appeal.
In reviewing the modified
design, staff focus on several
key contextual factors.
That was not a focus area for
the new zoning associated with
plan east boston.
It directly adjoins lower scale
residential development along
barnes avenue.
Massing articulation to ensure
an appropriate scale transition
between the two settings.
Staff evaluated critical
resiliency measures including
raised ground floor conditions
and flood proofing strategies.
Finally, staff reviewed site
plans elements to address three
elevated conditions, ensure
sufficient setbacks, and
establish dimensional
dimensions for public access
easement to the winthrop
greenway.
And now the developer will
present in more detail.
>> thank you, MADAM Chair,
members of the bard, director
shen, here is the project
attorney today.
Also we me are I have joe
lambert from the design.
As was mentioned, our client is
the east boston cdc and I want
to point out that this project
at 80 and 82 shawsheen road
will still remain affordable.
The driving factor of the
proposed changes I'm about to
go over is because of state
funding constraints and
particularly on the
homeownership piece.
The first proposed change in
the npc was to change the 82
shauns shawsheen building which
was original a condominium
homeownership to all rental.
So the ami was between 80% and
100%.
We're now between 0% to 60% on
that building.
So much better with the rental
component.
Secondly, we're adding
additional units.
We're going from 57 total to
62.
So there's more affordable
units on the building now by
adding those additional units
as well.
Part of the driving factor of
the changes in reducing the
parking spaces.
So we're asking for reduction
of four spaces in the one
loading dock on the two
buildings is because now that
this becomes full rental, we're
looking for community room for
those residents as well as a
laundry room for a shared
facility for those folks as
well.
Some of the other changes is
addition of eight one beds and
two two beds and the removal of
three three beds nd two four
bed units.
So redistributing some space
all because of funding again.
And minor design changes.
One of the building reduces
from five stories to four
modifying the raised parapets
and hanging the window designs
as well.
If we could go to the next
slide, I'm briefly going to run
through.
This shows the location of the
site.
It's within a short ten-minute
walk to the mbta station in
orient heights and there's
major bus routes that run right
along saratoga street which
abuts shawsheen road.
This is the former AUGUST oil
brothers site.
It was a commercial oil truck
storage facility.
This now brings housing or
needed housing to this
particular site which is in an
economic development area.
Next slide, please.
These are just some site
pictures.
To familiarize the board and I
know this was approved back in
2023, but that's the shawsheen
road and the saratoga abutting
street which we have access
through both of those streets
to the property.
This just shows you some
current conditions as has been
operated and abuts the bell
isle marsh as well.
This shows the two buildings
with that large landscape area
in between.
This is a dead-end street.
So it complements that back
area.
And you can just see on the
right-hand side where we
removed some of the parking
spaces and the loading zone on
the two buildings and put those
shared common space areas.
And this goes over some of the
changes we had to make to some
of the units and the finding
ing
-- funding units that caused
the change.
and this goes over the revised
parking plan.
Four spaces total and the one
loading space over those two
buildings.
But as I had mentioned, we're
ten minutes from the t station.
Next slide, please.
And again, this shows the two
building, the parking areas.
And with that, I can pause to
answer any questions that the
board MAY have.
If we want to go to the last
slide, it shows a nice
rendering.
If we want to just continue.
Right here.
Perfect.
Just so the board can see sort
of the -- and that landscape
area in between which
complements both buildings.
With that, we can answer any
questions.
>> priscilla rojas: any
questions or comments from the
board?
>> matt o'malley: thank you,
MADAM Chair.
Obviously you can tell the
support that's gone in.
Looks great.
It's a great neighborhood.
Fully supported.
Curious and you MAY have said
this.
Does he proximity to the
wetlands provide any additional
mitigation that has to be done
on site?
>> not on site.
There's talk about continuing
the greenway through that area
which we would be obviously
amenable to and would talk to
if that comes up further.
But no, everything -- this was
contained on that particular
site.
yeah.
>> matt o'malley: it's great.
Good luck.
Thank you.
>> priscilla rojas: any other
questions or comments?
A motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Thank you very much.
>> thank you so much.
>> priscilla rojas: all right.
Item 12.
MR. O'malley, are you going to
recuse yourself on this one?
Oh, no?
Sorry.
I must be on he wrong-is
it?
It's okay.
Item 12, request authorization
to issue an adequacy
determination pursuant to
section 80d-5.4 of the zoning
code for the proposed renewal
and extension of the brigham
and women's hospital
institutional master plan for a
period of five years ending in
2031 and to take all related
actions.
>> thank you.
MADAM Chair, members of he
board.
My name is jason farrell from
the development of division.
I'm here before you today to
discuss the proposed renewal
and five-year extension with no
changes to the master plan for
brigham and women's hospital.
The 2010 imp was extended for a
period of two years in previous
years.
The hospital has operated its
campus in a manner consistent
with the 2010 imp and plans to
do so over the course of the
five-year extension.
On JUNE is 12th, 2026, the
proponent filed an
institutional master plan
notification form for the
proposed renewal and five-year
extension pursuant to article
80d of the code.
Since this is an imp extension
with no changes, a public
meeting was available upon
request but none was requested.
Public comment period ended on
JULY 15th, 2026.
I'll now pass it over to the
team for some brief remarks and
then to answer any questions
you MAY have.
>> good afternoon, CHAIRWOMAN
Rojas, members of the board,
director schenn.
My name is wang nguyen.
I'm here today to request
approval for a five-year
renewal of brigham and women's
institutional master plan with
unchanged plans until AUGUST
2031.
Brigham has undertaken
development and operations in a
manner consistent with the
2010 imp and has no new plans
for institutional project.
The hale building for
transformative medicine, the
office building, several campus
additions including the ed and
nicu expansions.
And the stoneman centennial
park have all been completed.
In addition, the meaningful
community partnerships we have
have resulted in the
development of housing and
community center at mosaic on
the riverway with tenants of
harvard.
And construction of the fenwood
inn for clients of the
commonwealth department of
mental health.
As you MAY know, the brigham
leadership is in the early
stages of planning for a
project announced last year
that will enable us to
modernize our campus and
achieve all single inpatient
rooms.
Single inpatient rooms reduce
the risk of infection, provide
space for modern technology,
equipment, and families.
And improve the environment
care for patients and their
families.
Preliminary planning is
underway to determine the scope
of the future project, and we
look forward to coming to the
bpda in the future with a new
imp when the time s right.
We are very proud of the
brigham oes's robust community
benefits and partnerships hat
enable us to deliver
exceptional health care,
education, and easily
accessible and essential health
care services to our boston
communities.
Our community benefits include
over $7 million in pilot
contributions in 2026 providing
essential health care services
in the community including care
at southern jamaica plain
health center and brookside
community health centers.
Providing care for over 50,000
inpatients and 1.5 million
outpatients annually.
And employing 18,000 people
over 30% of whom are city of
boston residents.
Thank you for your time today.
With me are nancy welsh and tim
gelvin.
we're here to answer any
questions the board MAY have.
>> priscilla rojas: thank you.
Questions or comments from the
board?
Well, just a comment.
I just want to thank you for
your contributions to the city.
I think many of us have
probably been one of those 1.5
million people that have been
serviced by brigham women's.
So with pleasure I would like a
motion.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Thank you very much.
Good luck.
Okay.
Item 13.
Request authorization to issue
a scoping determination waiving
further review pursuant to
article 80b-5.4d of the zoning
code or the proposed
construction of 105 fully
affordable residential rental
units, 31 car parking spaces,
and 105 bicycle parking spaces
located at 1590 blue hill
avenue.
To issue a certification of
compliance for the proposed
project under section 80b-6 of
the code upon successful
completion of the article 80
review process, and to enter
into a cooperation agreement
and transportation access plan
agreement and take all related
actions.
Camille?
>> thank you again MADAME
Chair.
My name is camille.
The proposed project before you
is an article 80b large project
located at 1590 blue hill
avenue in mattapan.
The proponent is proposing to
demolish the existing building
on the project site and
construct a zoning compliant
approximately 120,000 square
feet, six-story building with
approximately 1,000 square feet
of ground floor retail and/or
community space along bull hill
avenue with 31 surface parking
spaces.
The proposed project will
include widened sidewalks,
dedicated furnishes zone, and
landscaped open space areas.
A portion of the site ill be
preserved to potentially
support a future public
pedestrian path through the
site and redevelopment on the
abutting 443 to 447 river
street parcel.
A letter of intent was filed on
APRIL 23rd of 2026.
The form was subsequently filed
on MAY 12th of 2026.
A virtual public meeting was
held via zoom on JUNE 9th of
2026.
The meeting was well intended
and the project received
support from community members
during that meeting.
I will now turn it over to ford
to walk us through the ontext
that was considered before the
development team begins their
presentation.
Thank you.
>> thank you.
This project s comprised of
approximately 42,240 square
feet of the blue hill avenue to
the west existing retail
building long blue hill avenue.
It was a zoning district that
was recently adopted.
all propoeds uses are allowed
as of right in the proposed
project has been designed to
meet all dimensional
requirements.
The current site is occupied by
at least 28,700 square feet
auto repair and service garage
owned by the Mckeon family.
Proposed project less than one
quarter mile from the river
trail, the mbta trolley line,
the mbta blue hill extension of
the commuter rail line, and the
border etween the city of
boston and milton.
Plan mattapan adopted in MAY
2023 identifies blue hill
avenue as a major thoroughfare
characterized by heavy traffic,
frequent parking turnover, and
high transit demand.
Plan mattapan was an initiative
that used community feedback to
craft an equitable,
community-driven future for
mattapan.
New residents have affordable
housing options.
They have safe and reliable
transit connections to jobs,
schools, and throughout boston
and create neighborhood nodes
that will home to vibrant
thriving local businesses.
This project helps to advance
these goals greatly.
The proposed project will
advance concurrently with the
city and mbta's blue hill
avenue redesign project
requiring ongoing coordination
with planned infrastructure
upgrades.
Given the proposed project's
multifamily residential
character, it represents the
appropriate land use.
Thank you and I will now turn
over to the developer to
present in more detail.
>> great.
Thank you.
MADAM Chair, members of the
board.
I'm bill grogan for urban
affairs and we're excited to be
here with you today and share
our vision for the
redevelopment of 1590 blue hill
avenue.
This development is a second
partnership between the
planning office and jge
development.
We've come together as
community-driven partners to
create a transformative
development that builds on the
legacy of a long standing
family-owned property to create
affordable and workforce rental
housing that is consistent with
compliant with he plan.
We've assembled an experienced
and qualified team and we look
forward to sharing with you
today.
We have focused on creating a
development for the vision
goals set forth in plan
mattapan
mattapan.
Part of that approach, we
believe in creating development
that make housing available to
a wide range of households
across different income levels.
So we are proposing a 105-unit
affordable and workforce family
rental housing development that
will be predominantly two and
three bedrooms and will be
affordable to households
earning 30% and 80% to respond
to the needs of the community.
The development will include
long blue hill avenue and
public realm improvement which
will further ctivate mattapan
square.
I'd like to turn it over now
for the design slides.
>> good evening, MADAM Chair,
members of the board.
Director
director shen.
We have these photos up here.
You can see the building on the
upper left-hand side of the
page.
And the other street images.
Next slide, please.
In this image, you can see the
existing building footprint in
red and the site of the
property line and black lines
around it.
Next slide, please.
In this slide, you can see the
grade of the site as it is
relative to blue hill avenue,
relatively flat with a higher
unused portion in the rear.
Next slide, please.
Here you can see in red the
building footprint as it meets
grade and a dashed red line
showing the line above that
reaches out over to the unused
ed portion of the site.
You can also see the proposed
paved area pulled off of the
street.
Next slide, please.
As the building rises, you can
see the maintained street wall
on blue hill avenue.
Next slide, pease.
As we continue to rise, we get
up to a height of 65 feet
adjacent concurrent with other
urban buildings in the area.
Next slide, please.
Looking at the first floor a
little more closely, you can
see the lobby area in blue,
bike parking in orange, moving
in and out zones in green.
utility trash area in red and
the public space in yellow.
Next slide.
You can see the building is
primarily family oriented with
two and three bedroom units
distributed throughout the
building.
Next slide, please.
Here is a portion of a site
we're excited to see.
We are reaching out over to the
higher grade area of the site
where we are providing a lot of
space to the occupants of the
building.
You can see a little more
closely how the parking is
pulled away from the street
frontage and even recessed
underneath the building.
Next slide.
Here we get into a little bit
of materiality of the area.
There's a lot of masonry.
A lot of eige colors.
This is emulated in the
building.
Next slide, please.
Getting into some of the
imagery, this is across the
street of blue hill avenue
looking at the front of the
building you see a lot of brick
elements, two tones, bronze
material.
Shown here more clearly are
those elements.
There's two tones of brick as
you see in the white and tan
portions of the building with
bronze elements wrapping around
it.
Next slide.
Here we have a view looking
north up blue hill avenue.
Here we are also at blue hill
avenue looking south.
Slightly closer to the
building.
you see the entry and some of
the architectural motifs.
Again a little closer looking
from blue hill avenue to the
south.
Next slide.
Here we are to the southeast of
the building looking at it
within its context.
Next slide.
And again, a little closer to
the building.
Thank you.
At this time we'll take any
questions.
>> priscilla rojas: thank you.
Questions or comments from the
board?
>> matt o'malley: couple, MADAM
Chair.
First of all, congratulations.
Looks like a great project.
Love the design and two tone.
I especially love that fifth
bullet point of sustainability.
So you are going to do rooftop
pv.
That's great.
Every time we see rooftop ready
which it has to be.
So how many kilowatts or
megawatts are you going to
have?
>> good evening.
Jonathan garland with jge.
Nice to see you all.
So we don't know just yet.
We're in the early phases.
So we're working to satisfy the
mechanical needs on the
building with hvac.
But every other square foot of
roof spate will be dedicated to
solar pv.
>> matt o'malley: just to be
clear, you wouldn't be able to
cover the entire because of
other neds, but even a
significant amount given that
height, given the fact there's
not the same sort of tree
canopy surrounding or other
large buildings.
You could probably have a
pretty decent amount that could
then to my earlier point help
power some of the common areas
and certainly reduce utility
costs.
>> that's our goal.
It's got great solar or
genation as well.
>> matt o'malley: thank you for
doing that.
It's proving hat we ought not
put sustainability and
affordability in competition
with one another.
They should be serving on the
same track.
Well done.
>> raheem shepard: since you
said that, I will start with
affordability and
accountability when it comes to
the construction as well.
I hope we can see responsible
contractors on these projects,
especially these larger
projects in the community.
I was looking at right here.
11 three bedrooms.
I wish I could see more
especially for more families
living in mattapan square.
The rendering to your left,
that one hasn't been built yet.
The one in similar size?
>> yes.
>> raheem shepard: have you
heard nything on the streets
of which ne MAY go first?
>> no, we haven't.
>> raheem shepard: and I only
ask that because, you know,
whichever project, that's going
to be significant.
In your project is directly on
the main strip of blue hill
avenue.
that one is kind of on the
curve a bit.
I think hat and the indigo
block project way down the
block and other end of the
street, going south.
You know, in between there I
hope to see some of the rest of
these places get built to the
same magnitude.
But I'm happy to see squares
and streets become successful.
>> and if I MAY, we definitely
appreciate the city's
partnership working with us.
I was chatting with bill
earlier, my co-developer.
We've seen a tremendous amount
of cooperation on his in
particular in terms of
predictability, getting through
the process, and efficiency in
doing so.
And even the squares and
streets, it's helped us create
as of right projects like this
where we can help solve the
housing crisis.
So it's just wonderful to see
that public/private set of
initiatives.
And it's great when we can put
it to work on projects like
this.
>> raheem shepard: yes.
Glad to see that happening.
>> priscilla rojas: additional
questions or comments?
I -- yah.
Just to echo.
I mean, I get so, so excited
for as of right projects and to
really see all the hard work
that, you know, the planning
and then now to add the
development to that.
It's gratifying to see.
Really proud of the team and
happy to see the process
working.
the two and three bedrooms of
family oriented is exactly
what, you know, our
neighborhood, my
neighborhood -- I'm a mattapan
resident -- needs.
It's a real dream project, I
think, for me.
I'm just really... It's so
great to see.
It's so great to see investment
in the community, in our
community.
And an investment like this.
That is so needed and, you
know, I could just see like the
families in the area and the
little kids walking to the
schools and across the street
from my house.
Again, I'm just really, really
pleased to see all of the
cooperation and o see all of
the hard work that the agency
has done for many years to get
projects like these swiftly
through the rocess and to
serve our community.
So thank you.
With that motion is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Thank you very much.
Congratulations and good luck.
All right.
Item 14.
Request authorization to issue
a coping determination waiving
further review pursuant to
article 80b-5.3d.
Large project review of the
zoning code for the proposed
construction of 165 residential
rental units including 22idp
units and 200 bicycle parking
spaces located at 45 townsend
street and issue of
certification of compliance
pursuant to section 80b-6 of
the code upon successful
completion of the article 80b
large project review process
and enter into an affordable
rental housing and restriction
and execute cooperation
agreement.
>> hello again.
The proposed project before you
is an article 80b large project
in roxbury.
Kensington investment company
kic proposes to rehabilitate
the existing structures at the
approximately 4.58 acre site.
The former location of the
jewish memorial hospital which
was mostly operated by radius
specialty hospital before
closure in 2014.
The buildings have been vacant
since closure.
Proponent seeks to convert them
into a multifamily dwelling use
including 165 residential units
served by 139 accessory parking
spaces with six ride share
spaces, 214 bicycle parking
spaces for both residents and
visitors, and residential
accessory support areas and
over 95,000 square feet of new
open space on the site.
The proposed project includes
the demolition of approximately
8,000 square feet on the site
as well as addition of new
structural area totaling
approximately 24,000 square
feet.
The proposed project has been
intentionally developed in
compliance with the zoning for
the site.
A letter of ntent was
originally filed for the
project on MAY 5th of 2017.
the project notification form
was subsequently filed on JULY
12th of 2017.
The most recent supplemental
filing of this project was
filed on JANUARY 30th of 2026.
And a public meeting was held
on MARCH 4th, 2026.
A joint public and iag meeting
was also held on JULY 23rd of
2026 associated with the most
recent supplemental filing.
All meetings were circulated to
the department's roxbury list
serve.
And the project received wide
community support from
community members.
The project successfully
completed boston civic design
commission review on JULY 7th
of 2026.
There were more public and
implt ag meetings throughout
these nine years, but wanted to
talk about thei ag
meetings throughout these nine
years, but wanted to talk about
the signs.
I ill now turn over to jason
Mcdonald in reviewing the
project before the development
team presentation.
Thank you.
>> once again, I'm jason
Mcdonald the planner assigned
to the project.
I'll be brief on this one.
The proposed project is located
in the townsend street
community facility subdistrict
of the roxbury neighborhood
district with a portion of it
towards the eastern end located
within the 3f.
4,000 substrict but none of the
proposed work will be within
portion of the site.
At various scales including
some multifamily buildings in
the nearby area.
As mentioned bfore, it is a
rehabilitation of unoccupied
medical facility into a new
multifamily residential
complex.
In the review process, the
project has -- is proposed at
zoning compliant right in both
the parcels including with
dimension regulation and the
proposed use.
So I will now pass over to the
development team to give the
full presentation.
>> thank you.
Good afternoon, MADAM Chair
rojas, members of the board.
My name is ted davis.
I'm the project manager for the
proposed project brought before
you today located at 45
townsend street in rox burr
prip -- roxbury.
Back in 2017 was the original
project notification came in at
322 units.
In 2019 it was brought down to
300 units.
After an extensive article 80
process of engagement with the
community, in 2021 we submitted
a supplemental iling for 199
units.
Unfortunately when covid hit,
the financials no longer worked
on the project.
Back in 2025 we reached out to
the neighborhood and bpda and
re-engaged them in
conversation.
So again, it's a fully zoning
compliant project.
As you can see here, outlined
by the white dashed line is the
parcel surrounded by academy
homes to the west and
multifamily homes and single
family homes on all other
sides.
next slide, please.
Here's a video of the current
site as we make its way around.
We are maintaining most of it.
There's some additions that
will be off to the left side.
The old dorm building, there
will be a three-story addition
off of that.
The white building in the back
of the property, I guess view
north right now.
That's an old warehouse that
will be demolished.
As well as some ancillary
buildings that are not suitable
for residential occupancy.
Next slide, please.
These are photos of the
current site.
One thing we wanted to point
out as you can see, the urrent
way the buildings are oriented
with entrances, there's almost
no connection to townsend
street.
It's even fenced off along the
main front building at 45.
So it's almost -- there's
almost no interaction.
One of the big things we want
to do in the design is make
this building part of the
street, make this part of the
community.
Next slide, please.
Again, this shows more photos
of the front.
Again, you can see no real
dialogue.
It'll be all fenced off and
gated.
Hides itself from the
neighborhood.
Next slide, please.
Some context of some buildings
in the neighborhood.
An array of multi-family
buildings that we're surrounded
by.
next slide, please.
This gives an oversight of what
we're planning to do.
One of the things we're really
proud of is we're trying to
create what you would call an
oasis in the city.
There's an amazing viewpoint at
the top of the property almost
70 feet above townsend street
with incredible views of the
city.
There's some urban wild.
So what we're trying to do is
give space for the tenants to
walk outside, take in the
sights and really escape from
the hustle and bustle without
having to leave the property.
Next slide, please.
This shows the drastic
elevation change across the
site.
It's 50 feat from townsend to
the highest point.
Six stories at townsend street
and then three stories at the
rear of the site.
Next slide, please.
This shows the updated
renderings of the project.
You see building a.
This is the main entrance to
the site with a constant --
concierge.
Those doors, you can walk right
into your units from the
street.
Upper right is building b
currently the old dorm
building.
Kind of the same idea.
There's some front doors along
the front of the building that
face out to the street so
there's interaction draektly at
the street.
Theirectly at
the street.
The bottom left corner, that is
the publicly accessible parking
lot.
That's where the six ride share
vehicles will be.
They are not only for the
development but for the
community.
As well that's the entrance to
the community room.
We are offering a community
room that will be available to
the neighborhood organizations
to use whenever they need.
And then on the right-hand
side, the lore right-hand side
you see a pedestrian access
way.
One of the big things we heard
from the community was they
wanted pedestrian access from
there down to townsend.
That was supposed to connect.
When the hospital was put in
that separated the connection.
They did not want vehicle
access, because the higginston
school is right there.
So that was something we kept
in mind during this design.
Again, some more aerial photos
to see what we did.
On the ottom right-hand corner
the current slope of the
parking lot is 12%.
We're doing civil work to
flatten out the parking areas.
Not only are they safer, ut
creates a nice tiered approach.
We're adding a lot of trees to
break up the parking and really
hide it and create a
comfortable space.
Next slide, please.
Again, more photos from
townsend street.
The lower left-hand side shows
that main entrance in the front
lawn area for people to hang
out in.
And then on the right side,
we're calling the garden
access.
There's a staircase and
pedestrian area leading up to
the public community room just
surrounded by vegetation and
really creating a lot of green
space.
Again, more photos from
townsend street.
There is currently an existing
overhead walkway connecting the
two buildings.
We wanted to keep this because
this really helps with ada
accessibility around the site.
Given the severe grade changes,
it was really hard to maintain
accessibility.
And this allowed us to make the
highest point of the site which
really is an incredible piece
of landscape or piece of
property accessible to
handicapped residents.
So via this walkway, they'll be
able to get up to that highest
point.
Thank you.
Again, more photos.
The upper right-hand corner is
the new dorm addition.
This is situated over the
current parking lot.
We understand there's a lot of
parking on this site.
That was a huge concern for the
community.
So e did everything in our
power to maintain as much
parking as possible.
As well as the six ride share
vehicles.
So we're hoping with these --
by being able to save the
parking, we would save as much
parking as we can we'll be able
to satisfy, restrict parking
demands there.
With that, we'll open up to
questions.
Thank you.
>> priscilla rojas: questions
or comments from the board?
>> raheem shepard: excuse me.
Again, I would love to see more
three bedrooms.
Personal preference of mine.
I just want to speak about the
construction.
Have you talked to any
construction managers or
anything?
Are you looking at anyone in
particular?
>> we have not spoken to any
construction managers at this
time.
I have spoken with the
carpenters union.
But ultimately we need this to
pencil in order for it to work.
So we are open to any qualified
contractors who are able to
bid.
Ideally we can work with local
communities.
We do plan to network with the
cummins school to provide jobs
for them both for construction
and ong-term maintenance.
But yeah, that first goal is
making sure it pencils.
>> raheem shepard: definitely a
contrast difference from the
beginning to now, just looking
with the parking.
165 units, one-way street.
A lot.
It was a lot.
>> yeah.
>> raheem shepard: I know the
process that you guys went
through.
Public process, it seems like
as I looked at some of the
comments it went from a lot
opposed to more neutral but a
lot of support.
Because it seemed like you
worked well ith the community.
>> yeah.
When I picked this up in 2025,
I started at the feedback we
got from the iag.
You know, the iag wrote a nice
letter in follow-up to the 2021
supplemental filing.
And so I went through that
direct feedback and I tried to
check off every single request
they had.
And we pretty much did.
>> raheem shepard: great job.
>> priscilla rojas: additional
questions or comments?
>> matt o'malley: thank you,
MADAM Chair.
Always appreciate adaptive
reuse especially in this
building which I know well.
Given the height, has there
been exploration about rooftop
solar?
>> we are.
It's very -- you know, we would
love to do green roofs, love to
do solar.
Again, it's coming down to
making the numbers work
financially.
I agree with you.
I think sustainability is
financially responsible.
And so I'm doing everything in
my power to look at the
incentives that are out there
and sees what we can get and
how to make it work.
>> matt o'malley: okay.
Given the earlier text zoning
amendment we passed we'll go to
the zoning commission, perhaps
we'll make you guys a test case
for that going forward.
We appreciate the exploration
and hope it pencils.
>> thank you.
>> priscilla rojas: additional
questions or comments?
hearing and seeing none, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor?
Opposed?
The ayes have it.
Motion passes.
Good luck.
Item 15.
Request authorization to issue
a certification of approval
pursuant to article 80e small
project review of the zoning
code for the proposed
construction of 35
homeownership units, including
six iz units, 75 vehicular
parking spaces, and 42 bicycle
parking spaces located at 350
west fourth street enter into
community benefits agreement in
connection with the proposed
project and take all related
actions.
Zoe?
>> my name is zoe duvall, the
project manager here to present
the proposed article 80e small
project located at 350 west
fourth street in south boston.
The project filed a small
project review application on
JANUARY 15th, 2026, and two
public meetings were held.
One on MAY 6th, 2026, and
another on JULY 13th, 2026,
which the public comment period
was voluntarily extend.
Both meetings were duly noticed
and distributed to the south
boston neighborhood zis --
distribution list.
The project would create 35 new
homeownership units consisting
of a mix of one, two, and three
bedroom units six of which will
be affordable to 80% to
100%
100% ai.
The proposed building would be
located.
The proposed project would
include 75 total subgrade
parking spaces, 37 of which are
intended to be replacement
spaces for the existing condo
surface parks spaces.
The proposed project would also
include 42 long-term bike
parking spaces and open space.
The project is also subject to
the updated article 37 zoning
and s net zero carbon
compliant and is an
all-efficient electric
building.
I will now hand it over to my
colleague tyler to run you
through the planning context.
Thank you.
>> ood evening, MADAM Chair,
members of the board t.
My name is tyler torres and I
am one of the planners assigned
to this project.
The proposed project is located
in a south boston multifamily
residential subdistrict.
It seeks to expand the
multifamily housing use located
on this parcel by developing a
new housing set on the existing
parking lot associated with
bigelow school condominiums
building.
The site sits in a
predominantly residential
neighborhood that is served
well by transportation options
with easy access, mbta bus
routes, and then broadway
redline station as well as
three blue bike stations within
a quarter mile.
Next slide, please.
The proposed project does seek
zoning relief for minimum set
back requirements.
Staff recommend zoning relief
given the condition it would
ultimately deliver.
If the building were strictly
complying with the zoning
envelope, the result would be a
larger boxier structure.
As depicted in this
visualization here created by
staff.
The proposed setback
adjustments are what allow the
project to deliver improved
open space and a better final
building condition.
The project also seeks two
forms of zoning relief for
parking.
The first is for relief related
to compact spaces.
75 total spaces, 50 of them or
67% are proposed as compact
exceeding the south boston
zoning article's 50% cap.
This is largely a function of
site geometry and a constrained
footprint.
Secondly, the combined site
will provide 75 spaces for 82
units at a 0.91 ratio.
The riginal space, the
original 47 spaces for the
condominiums are retained and
28 space ifs for the 35 new
spaces will be added.
It's worth noting that the
existing condition is already
nonconforming under today's
zoning standards.
While btd's maximum parking
ratios don't govern this
article 80e project, they are
instructive.
As they target a max of 0.75 to
1.0 parking spaces per unit.
The proposed 0.91 ratio sits
comfortably in the iddle range
of that guidance reflecting the
site's strong transit access
and consistency.
I would now turn over to my
colleague alexa penard from the
urban design who will walk
through the landscape and
public realm strategy in
greater detail.
>> good evening.
I'm the assistant deputy
director for design review and
I'm filling in for my
colleagues tonight.
The landscape design
contributes to the overall plan
through a combination of shared
outdoor amenity space.
The project provides a publicly
accessible landscaped open
space between teletwo with
residential buildings creating
a space with generous seating
and shade and urbanized
setting.
Along with the fourth street,
new street trees permeable
paving and new street trees
enhance pedestrian circulation,
improved safety, and contribute
to a more cohesive public
realm.
Next slide, please.
The proposed building offers
three stories of residential
use over two levels of parking
with parking concealed by the
grade change between west
fourth and silver street.
Ground floor include the lobby
and resident bike storage which
is accessible from the entry
walkway.
The residential units are on a
double loaded l-shaped
corridor, the masonry portion
of the building runs the full
depth of the site, mirroring
the bigelow school building,
and the fiber cement clad
portion along the street
creating two different volumes
facing west fourth and
harmonizing with the scale of
the neighborhood buildings.
I'll pass back to zoe.
>> all right.
Lastly, this project was
reviewed using the modernized
article 80 processes and public
engagement methods.
The project has also been
responsive to both planning
department and public feedback
resulting in a reduction in
height and massing a one-story
reduction s well as facade and
site design features.
This concludes is the
presentation for this item.
And we're here to answer any
questions you MAY have.
>> priscilla rojas: thank you.
Any questions or comments from
the board?
All right.
Hearing and seeing none, motion
is n order.
>> so moved.
>> second.
>> priscilla rojas: all those
if -- in favor?
Opposed?
The ayes have it.
Congratulations and good luck.
Item 16.
Request authorization to
determine nat the existing
affordable housing agreement
and enter into an affordable
rental housing agreement and
restriction in connection with
the construction of two idp
units located at 204 west
seventh street and take all
related actions.
Andy.
>> >> thank you, MADAM Chair
and members of the board.
I'm andy feldman housing policy
manager at the 345I yor's
office of housing.
tonightmayor's office
of housing.
Tonight I'm here to request
your vote on affordable rental
housing agreement and
restriction for he development
at 204 west seventh street in
south boston.
The development is building 14
units, and the board previously
thorssed an affordable housing
agreement for two condominium
units.
Since beginning construction,
the proponent has decided to
change from homeownership to
rental.
Therefore the vote in front of
you tonight will allow the
agency to enter into the
housing agreement to dedicate
two rental units under
inclusion nar development
policy.
Happy to answer any questions
you MAY have.
>> priscilla rojas: any
questions or comments?
Seeing none, motion in order.
>> so moved.
>> second.
>> priscilla rojas: all those
in favor.
The ayes have it.
Item 17 request authorization
to amend conveyance documents,
a first amendment to
cooperation agreement and a
first amendment to affordable
housing agreement in connection
with the development of 50
herald street.
>> I'm here to talk about the
amendment to the cooperation
agreement affordable housing
agreement and conveyance
documents for the previously
approved project at 50 herald
street in the south end.
The project part of pda number
114 was originally approved in
2018 and includes 313 units
with a mix of affordable and
market rate units with ground
floor retail.
In 2024 the proponent filed the
notice of project change which
was approved at the JANUARY
2025 board.
Included 117 units of all
affordable housing, a mix of
rental and homeownership.
The number of units has not
changed since the previous
approval and the ground floor
retail space.
That blow
elow-grade space was used
for storage and not the retail
space itself.
An amendment to the cooperation
agreement for the project is
necessary to reflect the final
parameters of the proposed
project as well as the first
amendment to the 2019
affordable housing agreement to
reflect the revised number of
affordable housing units in the
proposed project.
Bpda staff has determined that
the existing land disposition
agreement which relates to the
initial fully completed
improvements of the project
site for commercial uses should
supersede the amendment of
conveyance documents to reflect
theory vised proposed project.
While preserving certain right
of the bpda.
There are o other changes or
items proposed this evening and
no presentation for this iem.
>> priscilla rojas: any
questions or comments from the
board?
Hearing and seeing none, motion
is in order.
>> so moved.
>> second.
>> priscilla rojas: all in
favor?
Opposed?
The ayes have it.
Thanks, nick.
And item 18.
I need a motion to pay our
bills.
>> matt o'malley: I move that
we pay our bills.
[Laughter]
>> priscilla rojas: all those
in favor?
No, a motion is in order.
Did I do that?
You just did that.
Sorry.
For some reason I'm just
messing this one up.
All those in favor?
Opposed?
The ayes have it.
Please pay the bills.
And finally, item 19.
Director shen, the floor is
yours.
>> director shen: I want to
start by first formally
welcoming felicia jacques as
she begins her tenure on the
bpda board.
We jumped right into the agenda
without this formal welcome.
And I want to provide just an
introduction.
Felicia swearing in this
afternoon was ctually an
historic event, because she is
the first black woman to serve
on the bpda board.
In her role as the principal
and manager of maloney
development, she brings to the
board more than 20 years of
experience and knowledge in
development, zoning, entitles,
financing, and design.
You already have seen that many
of the staff and proponents
know felicia well.
Felicia has also been deeply
involved in the city of oston
serving as community
preservation committee and also
on the -- she served on
historic boston, the boston
landmarks commission, and she
has also been the former board
chair of citizens housing and
planning association otherwise
known as chapa.
Prior to her role as maloney
development, she was the
director of real estate
development for the northeast
region for the community
builders incorporated.
She's also a member of the
urban land institute and the
boston chamber of commerce.
We're delighted to have her
join the bpda board and look
forward to working alongside
her as she reviews with staff
and work with the board every
month.
So welcome, felicia.
>> felicia jacques: thank you
so much.
It's wonderful to be back.
We've worked together.
Looking forward to working with
everyone.
>> director shen: I'd like to
just highlight the approvals
that the board took this
evening.
There were four new development
projects totaling about just
under 400,000 square foot of
new development that will
represent in today's dollars
about $173 million worth of
investment.
These projects will deliver 329
total new residential units of
which 137 of them will be
income restricted.
When constructed, these
projects will put approximately
360 trade peoples to work and
create more than 180 indirect
jobs.
I want to highlight the biggest
project that the board approved
this evening, which is the 45
townsend street n oxbury
which is an adaptive reuse of a
hospital.
I think this is a hospital to
resi conversion.
And as noted by the
presentation, it has had long
history that was changed
multiple times, actually
interrupted by the covid-19
pandemic and the current
approved project is now fully
zoning compliant and will
deliver over 165 new homes in
roxbury.
I want to thank the proponent
for persevering and thank the
community members for working
with he developer and our
staff to make sure this project
will eventually come to
fruition.
The other item of note tonight
that we ae proved was the small
clean energy infrastructure
zoning which is another step
towards a clean energy future
by adopting zoning updates to
meet and facilitate permitting
the process for small clean
energy infrastructure projects.
This zoning is in compliance
with the massachusetts law and
establishes a consolidated
local permitting process in
line with the state law and
boston's own climate resiliency
goals in an effort to
accelerate the transition of
our energy sources in the
coming years.
This kind of infrastructure
includes solar panels, wind
turbines, battery energy
storage, and short energy
transmission lines.
And it will streamline the
process for approving these
types of infrastructure nd as
we see more of them being
proposed I want to thank again
our staff for working diligent
diligently to approve the
zoning update and actually
engaging the ommunity about
the importance of this kind of
development.
The zoning will now move
forward to the boston zoning
commission and in SEPTEMBER for
approval and then be put nto
effect as early as OCTOBER of
this year.
One other approval of note, of
course, is the vote to extend
the lease for mass robotics in
the marine industrial park.
Actually this will also not
only extend that lease but also
expand their footprint in the
city of boston.
Mass robotics is the largest
independent hub for robotics in
the world.
And they have been a tenant of
ours at 12 channel street for
the last ten years.
With this expansion they will
remain in boston until at least
2036.
They, of course, have been
courted y other cities
including new york.
And so the fact they have
chosen to actually remain and
commit long-term to being in
the city of boston is a major
achievement.
This is -- mass robotics is a
world-renowned innovation and
tech company.
And for it to continue to
invest in our city and make
boston their home is a real
achievement.
And I want to thank, of course,
I know chair rojas you've
already thanked and made --
appreciated the real estate
staff for all their
contributions that they make
and you know every month that
this board meets there is a lot
of work that the real estate
staff continue to put in to
maintain good not only the --
continuing the good work of
maintaining tenancy in the park
but also making sure that we're
fiscally sound.
So that ends my report for this
month.
>> priscilla rojas: thank you,
again.
Thank you so much, director
shen.
And I know you definitely
should have opened it, but yes
thank you.
Welcome.
Welcome, felicia.
I've had the privilege to serve
on the cpa board under
felicia's leadership and you
know we're all overwhelmed and
overjoyed to hear that you're
joining us.
So welcome.
And it is meaningful to be the
first black woman sitting here
at this table.
Second latina, but the first to
hold the gavel.
It's important.
It's really exciting to kind of
see the city represented in
this board.
So with that wsh welcome.
And I need a motion to adjourn
the meeting.
>> motion to adjourn?
>> second.
>> priscilla rojas: those in
favor?
Opposed?
Ayes have it.
Motion passes.