[1:08] blpz
[1:09] >> priscilla rojas: I am the
[1:11] chair of the bpda board.
[1:13] Thank you for joining the
[1:17] AUGUST 13, 2026, board meeting.
[1:20] At this time the boston
[1:21] planning & development agency
[1:22] is hosting in a hybrid setting
[1:25] for the health and safety of
[1:26] boston residents.
[1:28] Our board meetings are
[1:31] conducted virtually via zoom
[1:33] and boston city tv.
[1:37] For more information visit
[1:37] online.
[1:39] I notify the public this
[1:40] meeting is being recorded.
[1:42] Please be award that the
[1:44] audio/visual recording is being
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[1:48] Made and broadcast by boston
[1:49] city tv which is part of the
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[1:53] communications t xfinity
[1:55] channel 6 and rcn channel 13.
[1:58] And verizon fios.
[2:01] It is also live streamed at
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[2:03] If there is anyone in the
[2:05] audience recording the meeting
[2:05] today, please identify
[2:06] yourself.
[2:07] Hearing and seeing none, we'll
[2:12] start with the roll call.
[2:22] [Roll call]
[2:24] Item 1, approval of the minutes
[2:28] of JULY 16, 2026, board
[2:28] meeting.
[2:32] All those in favor?
[2:33] [Chorus of ayes]
[2:34] Opposed?
[2:36] The ayes have it.
[2:37] Item 2.
[2:38] Request authorization to enter
[2:41] into a license agreement with
[2:45] 12 channel street in the marine
[2:45] park.
[2:46] >> thank you.
[2:49] It's been quite a long time
[2:50] since our paths have crossed.
[2:52] But I was happy to hear you
[2:54] attend our board.
[2:55] Thank you.
[2:58] Mass robotics inc. Has been a
[3:00] tenant at 12 channel straet
[3:01] since 2016.
[3:02] Theyeet
[3:02] since 2016.
[3:04] They provide work space for
[3:05] automation start-up companies.
[3:06] Very similar business model to
[3:08] that of we work where they
[3:10] charge a fee for the use of the
[3:12] premises by start-up companies,
[3:15] provide work space, meeting
[3:16] rooms, et cetera.
[3:18] The lease has been amended five
[3:20] times since 2016.
[3:22] Always to accommodate the
[3:24] expansion or contraction of the
[3:24] space.
[3:28] Effective DECEMBER 2024, mass
[3:30] robotics leased 51,000 square
[3:32] feet in four separate suites,
[3:34] two comprising the entire
[3:35] second floor of the building
[3:39] and two noncontiguous smaller
[3:41] suites on the fifth floor of 12
[3:44] channel street.
[3:45] Simultaneously, 2024, 12
[3:47] channel street was on the verge
[3:52] of significant vacancies.
[3:53] East manufacturing moved from
[3:55] the entire third floor and the
[3:57] imminent and pending vacation
[3:59] of global protection
[4:00] corporation vacating the fourth
[4:01] floor and most of the seventh
[4:03] floor.
[4:06] In JANUARY 2025, the board
[4:08] approved staff's recommendation
[4:10] to remove the fifth floor
[4:12] suites from the mass robotics
[4:16] space and add the entire third
[4:18] floor to the premises.
[4:20] They currently lease 69,000
[4:22] square feet comprising of the
[4:23] entire second floor, entire
[4:26] third floor, and a small
[4:28] portion f the first floor.
[4:30] And they are continuing a ten
[4:39] nen si at one of the smaller
[4:41] areas of the 502 suite on the
[4:44] fifth floor.
[4:47] Mass robotics had previously
[4:49] had interest in the now-vacant
[4:52] fourth floor of the 12 channel
[4:53] street to secure their
[4:54] long-term growth planning.
[4:56] Staff was very motivated to
[4:58] negotiate with an existing
[4:59] tenant rather than seeking a
[5:01] new tenant for the fourth
[5:01] floor.
[5:04] Mass robotics in this case,
[5:05] they benefit from operating
[5:06] efficiencies with three
[5:07] contiguous floors.
[5:09] And the planning department we
[5:15] can now go to market with the
[5:16] smaller floors.
[5:17] The economics of the
[5:19] transaction are in the memo and
[5:21] the term sheet, but I'll
[5:22] summarize for the public
[5:23] record.
[5:26] Staff believes that the current
[5:28] market for the industrial space
[5:33] in the sea port is $18 to $23
[5:35] per square foot.
[5:38] Currently paying $19.10 for the
[5:40] existing premise which is
[5:42] scheduled to go unto $21.50
[5:44] next year.
[5:48] The current lease expires in
[5:48] 2022.
[5:51] We are proposing the following.
[5:53] Mass obotics will take on the
[5:55] fourth floor to add it to the
[5:56] lease premises.
[5:58] No additional rent will be paid
[6:00] by the fourth floor during the
[6:02] first year of the amended
[6:02] lease.
[6:04] In exchange, the expiration
[6:07] date will be extended from 2032
[6:09] to 2036.
[6:12] So we have four more years.
[6:13] The rent will increase back to
[6:17] the $21.55 in SEPTEMBER of
[6:17] 2027.
[6:19] By virtue of the free rent on
[6:23] the fourth floor, they're all
[6:25] in per square foot, a little
[6:27] over $12 but that's about a
[6:27] year.
[6:28] It's important to point out
[6:29] that the planning department is
[6:31] not contributing to the cost of
[6:37] the relocation.
[6:39] And we are not paying a real
[6:41] estate commission which would
[6:42] likely have been between
[6:45] $250,000 and $500,000 were an
[6:45] outside broker involved in any
[6:52] lease.
[6:53] There's no cash flow reduction,
[6:55] so it's easy to budget.
[6:56] Guaranteed rent over the
[7:03] remaining current lease will go
[7:04] up.
[7:05] Factoring in the next ten years
[7:08] for the new lease, it'll still
[7:12] go up between 7% and 15%.
[7:14] And that's forecast depending
[7:15] on what happened to the fifth
[7:16] floor if we didn't lease to
[7:17] mass robotics.
[7:19] If we did a five-year lease, it
[7:21] would go up about 7%.
[7:22] Ten-year lease would go up by
[7:26] 15%.
[7:29] Sorry for rambling, but I am
[7:31] requesting approval.
[7:32] >> priscilla rojas: thank you
[7:32] very much.
[7:33] Any uestions or comments from
[7:37] the board?
[7:38] Laering and seeing none, motion
[7:39] is in order.
[7:40] >> so moved.
[7:41] >>.
[7:43] >> priscilla rojas: all those
[7:47] in favor?
[7:47] [Chorus of ayes]
[7:48] No?
[7:50] The ayes have it.
[7:52] Next is the upgrades at 12
[7:53] channel street in the marine
[7:53] park.
[7:54] Tyler?
[7:55] >> thank you, MADAM Chair,
[8:06] members of the board.
[8:08] 12 channel street is a
[8:09] nine-story building constructed
[8:11] around 1941 for the U.S. Navy.
[8:13] Today the building supports a
[8:15] diverse mix of commercial,
[8:17] nonprofit, and restaurant
[8:21] tenants totaling approximately
[8:23] 250,000 square feet.
[8:24] The infrastructure has exceeded
[8:26] its useful life and no longer
[8:27] meets the operational needs of
[8:28] the building.
[8:29] Portions of the electrical
[8:31] equipment that be recalled
[8:32] creating life safety concerns.
[8:35] The current electrical dis
[8:38] distribution system is also
[8:39] working beyond capacity
[8:40] resulting in outages that
[8:42] affect multiple tenants.
[8:44] Upgrading the system is
[8:45] essential to improving building
[8:46] liability and safety.
[8:49] The project will help meet
[8:51] future electrical demands,
[8:52] support future electrify
[8:55] ication
[8:55] compliance
[8:56] compliance.
[8:58] And relocate the electrical
[9:01] room to comply with flood
[9:01] requirements.
[9:02] It will provide design,
[9:03] development, and construction
[9:06] documents suitable for public
[9:07] bidding, construction
[9:09] administration services during
[9:09] future construction phase.
[9:11] Throughout the design process,
[9:14] the consultant will work
[9:16] closely with bpda for the most
[9:17] cost efficient solution.
[9:19] It will be selected with mass
[9:21] general law chapter 7c and all
[9:23] applicable city of boston
[9:28] procurement requirements.
[9:31] it is not to exceed $275,000.
[9:32] Therefore staff recommends the
[9:33] clerk be authorized to
[9:35] advertise an issue that
[9:37] requests for qualifications for
[9:39] qualified engineering
[9:40] consultant for the service
[9:40] upgrade project.
[9:41] Thank you.
[9:42] Happy to answer any questions.
[9:43] >> priscilla rojas: thank you.
[9:44] Any questions or comments from
[9:45] the board?
[9:45] All right.
[9:47] Hearing and seeing none, motion
[9:47] in order.
[9:48] >> so moved.
[9:49] >> second.
[9:50] >> priscilla rojas: all those
[9:51] in favor?
[9:52] Opposed?
[9:52] The yes have it.
[9:56] Thanks.
[9:58] Request authorization to issue
[9:59] a request for qualification to
[10:03] hire a licensed design
[10:04] consultant to provide zienl
[10:04] services resulting in
[10:06] construction documents for
[10:07] window replacements on the
[10:09] ninth floor of 12 channel
[10:13] street and the raymond elfman
[10:13] marine park.
[10:15] >> thank you again.
[10:16] We are asking for
[10:18] qualifications to procure an
[10:18] architectural and engineering
[10:20] design services for the 12
[10:22] channel street window
[10:23] replacement project.
[10:24] It is the first time this
[10:27] matter has been before you.
[10:29] 12 channel treet is originally
[10:31] constructed by the U.S.
[10:33] Military in 1941 as a naval
[10:33] storehouse.
[10:36] Today it serves a wide range of
[10:38] technology and nonprofit
[10:39] tenants including boston
[10:40] transportation department, mass
[10:42] robotics.
[10:46] Many of the buildings's
[10:46] original service has reached
[10:49] the end of their useful life.
[10:52] These contribute to significant
[10:53] energy loss resulting in
[10:55] long-term maintenance costs.
[10:56] Bpda's efforts to improve
[10:58] building efficiency and helps
[10:59] move the acility toward
[11:01] compliance with boston's
[11:02] requirements.
[11:04] The building currently has
[11:07] approximately 115 original
[11:08] windows and several still
[11:10] requires replacement.
[11:12] Because replacing every window
[11:14] is to cost approximately $9.5
[11:15] million, the work will be
[11:17] completed in phases.
[11:18] The project focuses on the
[11:19] design for replacing the
[11:21] ninthen floor windows while
[11:22] maintaining the window
[11:25] standards and apaerns.
[11:27] The selected consultant will be
[11:30] looking at the windows,
[11:32] identify deficiencies and
[11:34] improve energy efficiency and
[11:36] restore water tight conditions.
[11:38] Prepare documents for public
[11:40] bidding, provide bitd
[11:45] d by-
[11:45] bidding.
[11:47] To preserve them until future
[11:48] replacement phases.
[11:51] The consultant will be selected
[11:52] in accordance with
[11:53] massachusetts general law and
[11:54] all applicable city of boston
[11:56] procurement requirements.
[11:57] Funding for the design phase
[11:59] included in the capital
[12:00] construction budget, therefore
[12:02] staff recommends for the clerk
[12:04] to advertise the request for
[12:05] qualifications for qualified
[12:07] design for 12 channel street
[12:08] window replacement.
[12:09] Thank you.
[12:10] if you have ny questions, I'll
[12:11] answer them at this time.
[12:12] >> priscilla rojas: any
[12:13] questions or comments from the
[12:13] board?
[12:15] Hearing and seeing none, a
[12:15] motion is in order.
[12:17] >> so moved.
[12:17] >> second.
[12:19] >> priscilla rojas: all those
[12:20] in favor?
[12:20] Opposed?
[12:23] The ayes have it.
[12:24] Item 5, request authorization
[12:26] for invitation for bids of the
[12:27] installation of physical
[12:28] security infrastructure for
[12:31] parcel c1 and c2 located in the
[12:35] raymond elfman marine park.
[12:37] >> we are requesting to
[12:38] advertise and issue nvitation
[12:40] for bids for the installation
[12:41] of physical security
[12:44] infrastructure at the c1 and c2
[12:45] parking lots within the marine
[12:46] park.
[12:51] Raymond elfman marine park is a
[12:53] 190 acre industrial park.
[12:55] Over the years the park has
[12:57] evolved into a diverse hub f
[12:59] manufacturing, research,
[13:00] technology, pharmaceutical, and
[13:02] mare time industries.
[13:04] The project focuses on the c1
[13:06] and c2 parking lots located off
[13:07] of terminal street.
[13:08] Design services, construction
[13:10] documents, and estimates for
[13:12] this project were completed by
[13:14] cha consulting under a design
[13:16] contract previously authorized
[13:19] by the dic board in OCTOBER of
[13:19] 2023.
[13:21] The project will improve the
[13:22] monitoring capabilities of the
[13:24] c1 and c2 parking lots.
[13:28] These improvements will provide
[13:31] enhanced surveillance, improved
[13:32] security, better protect bpda
[13:34] assets, tenants, employees, and
[13:35] visitors throughout this
[13:37] section of the marine park.
[13:39] The construction project
[13:40] includes installation of new
[13:42] surveillance cameras and camera
[13:45] stations of point to point
[13:45] telecommunications equipment,
[13:47] new perimeter and entrance
[13:51] security surveillances,
[13:55] electrical work to install new
[13:58] systems, installation, asphalt
[13:59] cutting, and pavement
[13:59] restoration.
[14:01] The project will be publicly
[14:04] advertised and invitation for
[14:06] bid will be in accordance with
[14:08] massachusetts general law
[14:09] chapter 149.
[14:11] The contract will be awarded to
[14:12] the responsible bidder.
[14:14] Following the bid process,
[14:16] staff will return to the board
[14:18] to secure the construction
[14:19] contract.
[14:23] The estimated cost for this
[14:27] construction is $444,222.
[14:28] Funding for this project is
[14:30] included in bpda's fiscal year
[14:31] '27 apital construction
[14:32] budget.
[14:34] Therefore, staff recommends
[14:36] authorization for the clerk to
[14:37] advertise and issue invitation
[14:39] for the installation of the
[14:41] infrastructure at c1 and c2
[14:42] parking lots within the ray mon
[14:49] el -- raymond elfman marine
[14:49] park.
[14:49] >> priscilla rojas: any
[14:51] questions from the board?
[14:53] Hearing and seeing none, motion
[14:53] in order.
[14:55] >> so moved.
[14:56] >> second.
[14:58] >> priscilla rojas: all
[15:01] approved?
[15:01] Noes?
[15:03] It is adopted.
[15:07] Item 6, teresa.
[15:09] >> thank you, MADAM Chair.
[15:11] we have several items on the
[15:12] agenda with the exact details
[15:14] included in the board memos.
[15:16] We have one contract in the
[15:18] director's office.
[15:19] Jacqueline martinez.
[15:22] We have one in the office of
[15:24] general council and we have one
[15:28] resignation in the urban design
[15:29] division who serves as the
[15:33] deputy director of designing.
[15:34] >> priscilla rojas: thank you.
[15:34] Any questions or comments from
[15:35] the board?
[15:36] All right.
[15:37] Hearing and seeing none, a
[15:38] motion is in order.
[15:39] >> so moved.
[15:40] >> second.
[15:41] >> priscilla rojas: all those
[15:42] in favor?
[15:42] Opposed?
[15:44] The ayes have it.
[15:45] Motioning passes.
[15:46] Just want to say welcome to the
[15:48] intern and to jacqueline who
[15:52] will be helping out.
[15:53] And as well as thank you so
[15:56] much, christina, for all of
[15:57] your contributions to the
[16:01] agency over the years.
[16:02] You've been a critical part of
[16:04] helping us shape the city.
[16:05] So hope you're proud.
[16:06] I wish you best of look in
[16:08] anything that you do in the
[16:08] future.
[16:09] And know that you have friends
[16:11] here.
[16:13] With that I need a motion to
[16:17] adjourn this meeting.
[16:19] >> I second that.
[16:21] >> priscilla rojas: you can't
[16:24] second and make a motion.
[16:25] [Laughter]
[16:26] >> so moved.
[16:31] [Laughter]
[16:32] >> priscilla rojas: all right.
[16:34] So all those in favor.
[16:34] Opposed?
[16:35] the ayes have it.
[16:38] Meeting adjourned.
[16:39] Starting with the next portion
[16:41] of our meeting, thank you for
[16:45] joining the AUGUST 13th, 2026
[16:46] boston redevelopment meeting.
[16:47] The planning and development
[16:49] agency is hosting public
[16:50] meetings in a hybrid setting
[16:52] for the health, safety,
[16:56] andability -- accessibility of
[17:01] boston residents.
[17:01] .
[17:03] For more information and
[17:05] updates, visit bostonplans.Org.
[17:06] The open public meeting law
[17:08] requires hat I notify the
[17:09] public this meeting is being
[17:10] recorded.
[17:11] Please be aware that an audio
[17:13] and visual recording is being
[17:15] made and broadcast by boston
[17:18] city tv which is part of the
[17:20] boston city office of cable
[17:23] communications.
[17:24] It's also being live streamed
[17:26] at boston.Gov/cable.
[17:27] If here's anyone in the
[17:29] audience who's recording this
[17:30] meeting, I ask you please
[17:32] identify yourself now.
[17:33] Seeing none.
[17:34] Also please note that
[17:36] demonstrations of approval r
[17:37] disapproval from members of the
[17:38] public are not permitted during
[17:38] the meeting.
[17:39] Thank you.
[17:41] We'll start with the roll call.
[17:49] [Roll call]
[17:50] Item 1.
[17:51] Request authorization for
[17:53] approval of the JULY 16, 2026,
[17:54] board meeting.
[17:56] >> so moved.
[17:57] >> second.
[17:57] >> priscilla rojas: all those
[17:58] in favor?
[17:59] Opposed?
[17:59] Ayes have it.
[18:01] >> excuse me, MADAM Chair.
[18:04] I'll be recusing myself from
[18:05] item 2.
[18:06] >> priscilla rojas: thank you,
[18:11] MR. O'malley.
[18:11] Item 2.
[18:13] Request authorization to enter
[18:14] into a license agreement with
[18:15] the new england aquarium
[18:17] corporation for the use of a
[18:19] portion of bda-owned property
[18:21] located at east india row in
[18:26] the downtown waterfront area
[18:28] until MARCH 13st, 2027.
[18:30] Samantha?
[18:32] >> good afternoon, MADAM Chair
[18:33] and members of the board.
[18:34] I'm here to request approval to
[18:36] enter a license agreement with
[18:37] the new england aquarium
[18:39] corporation for use of
[18:40] bpda-owned property located at
[18:43] east india row for a food
[18:44] vending kiosk.
[18:45] The downtown water front area
[18:47] is one of the most popular
[18:48] tourist destinations in the
[18:50] city of boston making it a
[18:51] valuable location for food
[18:51] vending.
[18:54] The location for the downtown
[18:56] waterfront food vendor program
[18:58] is on the boston planning and
[19:01] development owned land
[19:03] strategically placed adjacent
[19:05] to the simons theater.
[19:08] It is an opportunity to support
[19:10] tourism in the city and creates
[19:11] opportunity for local business
[19:13] vendors to sell food and
[19:14] beverages to the public.
[19:17] The new england aquarium has
[19:18] rented a food kiosk to
[19:19] thousands of visitors each
[19:21] month for the past ten years.
[19:23] This kiosk is a great
[19:26] complement to those from vra on
[19:29] the long wharf.
[19:30] To secure all necessary permits
[19:31] and the proposed license will
[19:33] allow for an eight-month
[19:34] license which will commence on
[19:36] AUGUST 17, 2026, and expire on
[19:37] MARCH 31st, 2027.
[19:41] The licensed fee shall be
[19:42] $5,880 per month payable in
[19:44] advance on the first day of
[19:45] each month commencing on ugust
[19:47] 17, 2026.
[19:50] The license fee is a 5%
[19:50] increase from the previous
[19:51] license rate.
[19:52] Thank you.
[19:53] Happy to answer any questions.
[19:54] >> priscilla rojas: thank you.
[19:55] Any questions or comments from
[19:56] the board?
[19:57] All right.
[19:59] Hearing and seeing none, motion
[20:00] is in order.
[20:00] >> so moved.
[20:02] >> second.
[20:03] >> priscilla rojas: all those
[20:06] in favor?
[20:07] Opposed?
[20:08] The ayes have it.
[20:10] Motion passes.
[20:12] Thanks, samantha.
[20:14] Welcome back.
[20:16] Item 3, request authorization
[20:17] to amend the lease with urban
[20:19] college of boston removing
[20:21] suite 100 located at 2 boylston
[20:23] street from the leased premises
[20:25] and restructuring rent payments
[20:27] through 2032.
[20:28] >> thank you, MADAM Chair.
[20:29] Good afternoon.
[20:32] The board previously voted in
[20:34] MARCH of 2026 to amend urban
[20:36] college of boston's lease by
[20:37] restructuring the rent to
[20:38] reflect current market
[20:40] conditions and extend the lease
[20:41] term through 2032.
[20:43] I'm here today to request
[20:44] authorization to further amend
[20:47] that lease to remove the first
[20:50] floor space, suite 100, and
[20:53] adjust accordingly.
[20:55] they are a long standing tenant
[20:57] providing higher education and
[20:59] advancement opportunities to
[20:59] traditionally underserved
[21:03] communities.
[21:06] Ucb urban college leases
[21:08] approximately 15,092 square
[21:11] feet on the first and second
[21:12] floors of the building.
[21:14] During our first lease
[21:16] negotiations, ucb expressed
[21:17] uncertainty about its long-term
[21:18] need for the first floor
[21:20] classroom space.
[21:22] Staff agreed to revisit the
[21:23] space requirement after
[21:25] securing the longer-term
[21:28] commitment.
[21:29] Ucb has now determined it no
[21:30] longer needs the first-floor
[21:32] space.
[21:33] Staff is therefore recommending
[21:36] removing 3,567 square feet on
[21:39] the first floor reducing ucb's
[21:41] lease premises to 11,527 square
[21:43] feet on the second floor.
[21:45] The rental rate will remain the
[21:48] same which is $21 per square
[21:51] foot with annual increases
[21:54] until 2032.
[21:56] Effective AUGUST 2026, rent
[21:57] will decrease from
[22:04] approximately $316,932 to
[22:05] $242,025.
[22:07] While this represent
[22:08] approximately a 24% reduction
[22:12] in annual rent, it provides
[22:14] bpda with guaranteed rental
[22:15] income through 2032.
[22:18] That is predicted to be 84%
[22:19] greater than the forecasted
[22:22] rent if ucb had vacated at the
[22:24] original lease expiration in
[22:25] 2027.
[22:27] The amendment also returns
[22:29] space to allow us to market it
[22:31] to another tenant or user.
[22:32] We regularly receive inquiries
[22:35] through the planning
[22:37] department's portal.
[22:39] today's request is to authorize
[22:41] the amendment to remove suite
[22:43] 100 from ucb's lease and
[22:45] restructure the rent base on
[22:46] remaining square feet.
[22:48] Thank you and I am here to
[22:49] answer any questions you MAY
[22:49] have.
[22:50] >> priscilla rojas: thanks,
[22:50] liz.
[22:52] Any questions or comments from
[22:52] the board?
[22:53] Hearing and seeing none, motion
[22:54] is in order.
[22:55] >> so moved.
[22:57] >> second.
[22:58] >> priscilla rojas: all those
[23:00] in favor?
[23:00] Opposed?
[23:01] The ayes have it.
[23:03] You guys have to work that out
[23:05] down there.
[23:07] Item 4.
[23:08] Request authorization o assign
[23:12] the lease held by second mass
[23:14] ave realty trust for building
[23:15] 120 in the historic monument
[23:17] area of the charlestown navy
[23:19] yard to the uss constitution
[23:20] museum incorporated.
[23:22] >> thank you again.
[23:23] In MAY of 2026, the board
[23:25] previously voted to approve the
[23:28] transfer of building 120 lease
[23:30] from clifford long realty trust
[23:33] to the uss constitution museum.
[23:34] I am here today to request that
[23:35] the board expand that
[23:38] authorization to include two
[23:40] intermediate transfers
[23:43] necessary to complete.
[23:46] A building is approximately
[23:47] 14,875 square feet office
[23:49] building located within the
[23:50] charlestown navy yard.
[23:53] MR. Long intends to donate the
[23:55] remaining leasehold to the uss
[23:56] constitution museum to
[23:57] structure the donation for tax
[23:58] purposes.
[23:59] the interest will first
[24:00] transfer to two long family
[24:04] trusts.
[24:06] Then to clifford and kim long
[24:08] and then finally to the uss
[24:09] constitution museum.
[24:11] These intermediate transfers
[24:13] were always part of the
[24:14] intended transaction.
[24:18] However, museum counsel has
[24:20] requested a certificate of vote
[24:21] that specifically identifies
[24:22] and authorizes each transfer
[24:23] for recording purposes.
[24:24] The ultimate recipient and
[24:25] purpose of the transaction has
[24:26] not changed.
[24:28] The existing lease terms will
[24:34] remain inning -- in tact with
[24:37] no anticipated negative
[24:38] financial impact to bpda.
[24:40] Staff recommends approval of
[24:41] the intermediate transfers and
[24:42] authorization for the director
[24:44] to execute all necessary
[24:46] documents to complete the
[24:46] assignment.
[24:47] Thank you and I'm here to
[24:48] answer any questions.
[24:49] >> priscilla rojas: any
[24:49] questions or comments from the
[24:51] board?
[24:52] Hearing and seeing none, a
[24:53] motion is in order.
[24:54] >> so moved.
[24:55] >> second.
[24:56] >> priscilla rojas: all those
[24:57] in favor?
[24:57] Opposed?
[24:58] Ayes have it.
[25:00] And I do want to give a shout
[25:03] out to the real estate
[25:04] division.
[25:06] I continue to be impressed with
[25:08] the work of this department in
[25:11] your creative solutions to
[25:13] supporting our tenants and
[25:16] being so fiscally responsible
[25:19] but understanding f our
[25:20] tenants and the needs of our
[25:21] city.
[25:23] I just wanted to say that.
[25:27] But we can move onto item 5.
[25:29] Request authorization to extend
[25:31] the tentative designation
[25:33] status of and nter into lease
[25:35] negotiations with powerhouse
[25:37] cny llc for the long-term lease
[25:39] and redevelopment of building
[25:41] 108 property in the charlestown
[25:44] navy yard on a portion of ny-1
[25:46] in the charlestown urban
[25:48] renewal area project number
[25:50] mass r-55 for a period of six
[25:53] months until FEBRUARY 28, 2027.
[25:54] >> thank you, MADAM Chair and
[25:55] members of the board.
[25:57] I am here to request approval
[26:01] to extend the tentive
[26:05] designation of powerhouse cny
[26:07] llc in the charlestown navy
[26:07] yard.
[26:09] Building 108 was a vacant
[26:16] building of approximately 2,000
[26:17] square feet.
[26:20] Powerhouse cny was tentatively
[26:23] designated back in FEBRUARY
[26:24] 2021.
[26:26] This project team intends to
[26:28] redevelop the site into a
[26:29] 97,000 square eet building
[26:34] with approximately 84,000
[26:36] square feet of lab space with
[26:38] additional cafe space and 39
[26:39] blow-grade parks space.
[26:41] The abatement and demolition of
[26:43] the former building was
[26:45] substantially completed
[26:46] actually back in spring of 2023
[26:49] and in fall of 2025, the
[26:52] project received its bpda board
[26:53] approval for article 80 large
[26:56] project review.
[26:57] Admittedly, the current market
[27:00] environment still poses
[27:03] challenges for the life
[27:04] sciences and developments.
[27:05] But the development team is
[27:06] continuing to pursue
[27:08] perspective tenants and
[27:09] financing for the project.
[27:10] Since their last extension in
[27:11] FEBRUARY, the project team
[27:13] continues to make progress on
[27:15] their coordination for the
[27:17] transformer locations with the
[27:18] budding leaseholders.
[27:20] In addition, the team has
[27:22] actively collaborated all the
[27:24] necessary construction
[27:28] licensing on the abutting nps
[27:29] office area in building 107.
[27:31] At this time, I would like to
[27:33] recommend extending the
[27:34] destinations for us at
[27:37] powerhouse for additional six
[27:40] months to continue this work on
[27:40] the site.
[27:41] Thank you and I'm happy to
[27:44] answer any questions.
[27:44] >> priscilla rojas: any
[27:45] questions or comments from the
[27:47] board?
[27:47] All right.
[27:49] Hearing and seeing none, a
[27:49] motion is in order.
[27:51] >> so moved.
[27:51] >> second.
[27:52] >> priscilla rojas: all those
[27:53] in favor?
[27:54] Opposed?
[27:55] The ayes have it.
[27:56] Item 6, request authorization
[27:58] to extend the final designation
[28:00] status of nubian ascend
[28:03] partners llc as redeveloper of
[28:04] the blair lot in the nubian
[28:06] square of roxbury for a period
[28:07] of six months until FEBRUARY
[28:08] 28, 2027.
[28:09] >> thank you, again.
[28:12] The blair lot is a bpda-owned
[28:14] site consisting of
[28:17] approximately 80,879 square
[28:21] feet of unutilized land in
[28:22] roxbury.
[28:23] This was subject to a community
[28:25] planning process through plan
[28:27] nubian and through subsequent
[28:29] meetings.
[28:34] following the dsposition, our
[28:37] fee released back in NOVEMBER
[28:37] 2019.
[28:39] Nubian was tentatively
[28:41] designated for redevelopment at
[28:43] the site at the DECEMBER 2020
[28:45] board meeting.
[28:47] Approximately 189,000 square
[28:49] feet of mixed use development
[28:51] including affordable housing,
[28:52] parking garage, lab training
[28:54] and office building, and a
[28:56] cultural hall will be involved.
[28:58] It was awarded final
[28:59] destination status in MARCH
[29:00] 2023.
[29:03] As you know again since then,
[29:04] the market conditions in office
[29:06] sectors have changed
[29:06] dramatically.
[29:07] Rather than stick to the status
[29:10] quo, the project team has
[29:11] explored an alternative
[29:12] approach to the development to
[29:14] maintain the project's
[29:15] feasibility.
[29:17] Since their last etension, the
[29:18] team as continued to refine
[29:20] the revised approach to the
[29:21] master plan and phasing to
[29:23] reflect the market and funding
[29:25] conditions impacting many of
[29:25] the project's program
[29:30] components.
[29:32] And this will be documented in
[29:34] a subsequent notice of change.
[29:35] During the final destination
[29:36] extension, the proponent
[29:38] intends to file an npc
[29:39] reflecting these changes and
[29:40] advance a site remediation plan
[29:44] to utilize the project's grant
[29:45] in addition to seeking
[29:48] additional sources of funding.
[29:50] With that being said, I request
[29:52] that the board authorize the
[29:54] final destination extension for
[29:57] a period of six months to
[29:59] youtubian ascend partners.
[29:59] Thank you.
[30:02] happy to answer any questions.
[30:03] >> priscilla rojas: any
[30:04] questions or comments from the
[30:04] board?
[30:05] >> yes.
[30:06] Obviously I have no issues
[30:10] extending the designation.
[30:11] Know this area well, it's in
[30:13] the heart of nubian square.
[30:15] Things have changed due to
[30:15] external factors.
[30:16] Can you talk about how the
[30:18] financing is coming along ith
[30:19] this new iteration?
[30:23] >> yeah, so there s a -- so
[30:25] for the first phase that is
[30:27] being contemplated which is
[30:33] building a, the lab training
[30:35] building, there is a $50
[30:35] million --
[30:38] >> did you say 50 or 15?
[30:39] >> 5-0.
[30:42] So that is the funding in
[30:43] addition to mass works which
[30:47] will be funding the public
[30:48] infrastructure portion and some
[30:50] of the site remediation work
[30:52] from the contamination that's
[30:54] present on site.
[30:57] And there is additional funding
[31:00] that the team is pursuing at
[31:01] this time.
[31:02] None of which are concrete
[31:04] enough to share with you at the
[31:04] moment.
[31:06] But we hope to have details of
[31:07] that in subsequent board
[31:11] meetings as well.
[31:12] >> matt o'malley: great.
[31:13] Thank you so much.
[31:14] >> priscilla rojas: any other
[31:15] questions or comments?
[31:17] Hearing and sees none, motion
[31:17] in order.
[31:19] >> so moved?
[31:20] >> second.
[31:21] >> priscilla rojas: all in
[31:22] favor?
[31:22] Opposed?
[31:23] Ayes have it.
[31:25] item 7 request authorization to
[31:26] issue request for proposals to
[31:28] hire a licensed design
[31:28] consultant to provide
[31:30] engineering design services
[31:31] resulting in construction
[31:33] documents to perform the pier 4
[31:34] utility infrastructure repairs
[31:37] in the charlestown navy yard.
[31:39] >> thank you, MADAM Chair,
[31:41] members of the board again.
[31:43] We are requesting to issue
[31:45] request for proposal to procure
[31:46] engineering design services for
[31:47] the pier 4 utility
[31:48] infrastructure repair in the
[31:49] charlestown navy yard.
[31:50] This is the irst time the
[31:52] matter has been before you.
[31:54] Pier 4 is owned and operated by
[32:00] the bpda and currently licensed
[32:02] for use by the courageous
[32:03] sailing center.
[32:05] The pier was originally
[32:06] constructed in the 1950s and
[32:08] has undergone several recent
[32:09] capital improvements to extend
[32:10] its useful life.
[32:11] Additional work included
[32:19] stabilization of the dis
[32:20] coal berg
[32:21] under the pier and are expected
[32:24] to begin later in the year.
[32:25] During these recent products,
[32:28] the efficiencies in the pier's
[32:31] underground utility system were
[32:33] found making this he next
[32:36] logical phase of improvements.
[32:37] It will design -- I'm sorry.
[32:38] Start that again.
[32:40] The project will evaluate and
[32:43] design repair -- and desire
[32:45] repairs for the aging
[32:47] underground utility structure.
[32:49] Addressing these systems now
[32:53] will improvement reliability,
[32:54] support future maintenance
[32:55] efforts and help preserve
[32:57] long-term functionality.
[32:59] The selected consultant will
[33:02] assess the existing
[33:03] infrastructure, prepare,
[33:05] engineer, and design documents,
[33:06] obtain necessary permits, and
[33:08] assist in future bidding
[33:08] process.
[33:11] They will also provide
[33:12] construction administration
[33:13] services.
[33:14] The design will address storm
[33:17] water systems, domestic water,
[33:19] sanitary sewer, electrical
[33:22] infrastructure, removal of
[33:25] abandoned utility piping.
[33:28] The consultant will be selected
[33:30] for a request for proposal in
[33:32] accordance with the mass
[33:35] general chapter 30 section 39m.
[33:37] Funding for the design phase is
[33:39] included in bpda's fiscal '27
[33:40] budget in the amount of
[33:42] $150,000.
[33:43] Therefore, staff recommends
[33:45] that the secretary be
[33:46] authorized to advertise and
[33:48] wish you a request for proposal
[33:49] for qualifying engineering
[33:54] consultant to design the pier 4
[33:54] utility infrastructure project.
[33:55] Thank you.
[33:56] Happy to answer ny questions.
[33:57] >> priscilla rojas: any
[33:58] questions or comments from the
[33:59] board?
[34:01] I do have one.
[34:04] So I know you said this is
[34:07] included in the fy-27 capital
[34:13] construction budget.
[34:14] But these were unforeseen
[34:14] expenses.
[34:18] So are we having to kind of put
[34:19] something else off to do this?
[34:21] Just trying to understand.
[34:23] >> I'll have rebecca come up.
[34:29] >> so you MAY remember it was
[34:31] about a year or two ago at pier
[34:33] 4, they were unforeseen at that
[34:33] time.
[34:34] But since that time and in
[34:35] working with folks that have
[34:37] been using that licensed
[34:39] premises and others in our own
[34:40] investigations, we've uncovered
[34:41] the need for the investments.
[34:44] So lots of forewarning and
[34:45] we've had that as part of the
[34:46] budget.
[34:48] So it was in the context of our
[34:51] typical budget process.
[34:51] >> priscilla rojas: all right.
[34:52] Any other questions or
[34:53] comments?
[34:54] A motion is in order.
[34:55] >> so moved.
[34:56] >> second.
[34:57] >> priscilla rojas: all those
[34:58] in favor?
[34:58] Opposed?
[34:59] Ayes have it.
[35:00] Thank you.
[35:02] Item 8 request authorization to
[35:04] approve design changes to the
[35:06] south end urban renewal area,
[35:09] project number mass r-56
[35:13] parcels f 1-a, 1-b, 1-c, 1-d
[35:17] located at 474, 482, and 494
[35:18] tremont street.
[35:19] Subject to continuing design
[35:20] review.
[35:21] And to execute and deliver a
[35:23] release of a portion of
[35:24] reservation of public travel
[35:26] easement rights, and any and
[35:28] all other instruments,
[35:29] agreements, or documents deemed
[35:31] necessary in connection with
[35:32] the construction of canopies to
[35:35] the ear entrances of castle
[35:37] square residences, as part of
[35:38] the rehabilitation of the
[35:40] castle square apartments.
[35:40] Dennis?
[35:43] >> thank you, MADAM Chair.
[35:44] Castle square apartments are
[35:46] loekded as you said at
[35:49] cated as you said at 474
[35:50] tremont street in the south
[35:51] end.
[35:55] There it is 1
[35:59] 00% an elderly and
[36:00] disabled community.
[36:03] The tenants are managed and the
[36:04] boston redevelopment authority
[36:06] still owns the playground in
[36:08] the courtyard.
[36:11] We would like to install three
[36:15] canopies 10 to 12 feet to
[36:18] better protect people from the
[36:20] elements.
[36:20] Spesk
[36:21] specifics regarding the
[36:22] location of the canopies are
[36:24] within the board memo.
[36:28] It's ot my wheel house.
[36:29] But colleagues in urban design
[36:32] have given it a lot of review.
[36:33] I defer to them.
[36:36] The existing boston
[36:36] redevelopment authority deed
[36:40] that you mentioned places a
[36:43] restriction wherein no
[36:44] structure MAY be added at a
[36:46] height below 32 feet.
[36:48] The bre staff have reviewed and
[36:51] ae proved the design of the
[36:53] canopy.
[36:57] S -- continued review by the ra
[37:00] staff and the subject of public
[37:03] travel easement be allowed the
[37:06] canopies at the 10 to 12 foot
[37:07] height rather than the 32.
[37:07] Thank you.
[37:09] >> priscilla rojas: great.
[37:10] Any questions or comments from
[37:17] the board?
[37:18] All right.
[37:20] I do sl -- trying to think.
[37:21] What was the 32 height trying
[37:23] to ind of prevent?
[37:24] >> I don't really know.
[37:26] It was done so long ago, I
[37:26] think I was in high school when
[37:29] they did that.
[37:34] [Laughter]
[37:35] >> priscilla rojas: I think
[37:37] that answers my question.
[37:38] Questions or comments from the
[37:39] board?
[37:40] Hearing and seeing none, a
[37:41] motion is in order.
[37:43] >> so moved.
[37:43] >> second.
[37:44] >> priscilla rojas: all those
[37:45] in favor?
[37:45] Opposed?
[37:48] The ayes have it.
[37:49] Item 9 request authorization to
[37:51] petition the zoning commission
[37:52] to adopt text amendments
[37:54] implementing updates to article
[37:56] 88 of the zoning code to
[37:59] establish the new consolidated
[38:00] process for a small clean
[38:01] energy infrastructure pursuant
[38:07] to the state's 255 cmr 29 and
[38:09] establish use and regulations
[38:11] for battery energy storage
[38:11] assistance.
[38:16] Christopher?
[38:17] >> good evening.
[38:20] My name is christopher maskis
[38:23] and I'm a planner on the tam.
[38:26] Tonight I'm joined to look at
[38:28] the zoning code.
[38:32] Pursuant to 225 cmr 29, this
[38:35] introduces the local permit for
[38:36] small clean energy
[38:39] infrastructure and provides use
[38:40] and energy storage systems.
[38:42] I would now like to pass this
[38:45] over to my colleague travis
[38:45] anderson to begin our
[38:50] presentation.
[38:51] Good afternoon, everybody.
[38:54] Next slide, please.
[38:55] Today's agent we're just going
[38:58] to do a quick overview of the
[38:59] permit process.
[39:00] I'll give a quick intro about
[39:02] the types of clean energy
[39:03] infrastructure that the city
[39:05] will be looking at from a
[39:07] consolidated local permit
[39:07] perspective.
[39:10] We'll go over the cmr 29
[39:11] requirements and procedures and
[39:13] how that affects article 88 and
[39:14] the zone
[39:16] ing reform we need to do
[39:16] there.
[39:22] and also touch on the article
[39:24] 88 battery energy zoning that
[39:25] is a new amendment.
[39:30] Next slide, please.
[39:31] And next slide.
[39:34] Why is the state doing a reform
[39:35] for infrastructure?
[39:38] This is a result of the 2024
[39:39] climate act which is mandating
[39:42] the state to look at ways to
[39:44] better enable processes and
[39:46] procedures to permit energy
[39:47] infrastructure of all scale
[39:48] across the state.
[39:50] This is in line with meeting
[39:52] the state's climate goals in
[39:54] the city of boston.
[39:56] This permitting reform also
[39:57] coincides with other permit
[39:59] reform that's underway such as
[40:00] article 80 modernization and
[40:03] primary goals of the city and
[40:08] state writ large to kind of
[40:09] make these more prevalent
[40:17] throughout the state and city.
[40:19] The what is small energy clean
[40:19] energy?
[40:21] Under the state's definition,
[40:23] this includes energy generation
[40:25] infrastructure that's less than
[40:26] 25 megawatt hours.
[40:28] That includes solar panels,
[40:36] wind turbines, and an aerobic
[40:36] digest.
[40:37] This is under a hundred
[40:39] megawatt hours.
[40:40] Primarily battery energy
[40:41] storage is one of the main key
[40:43] come poebts of that.
[40:48] It looks at transmission and
[40:49] distribution infrastructure.
[40:51] So any corridor that's less
[40:53] than one mile or an existing
[40:55] corridor that has transmission
[40:56] and distribution infrastructure
[40:57] less than ten miles.
[40:59] All these types of small energy
[40:59] infrastructure will fall under
[41:01] the city of boston's purview
[41:03] for the consolidated local
[41:03] permit.
[41:04] Anything larger than this will
[41:08] go through the state review
[41:08] process.
[41:10] Next slide, please.
[41:13] So what is large clean energy
[41:14] infrastructure not under the
[41:15] city's purview?
[41:17] Substations of any size or
[41:18] scale, generation that's
[41:21] greater than the 25 megawatt
[41:23] hour threshold.
[41:26] Storage greater than the 100
[41:28] megawatt threshold or
[41:30] transmission and distribution
[41:30] infrastructure.
[41:32] We also want to highlight that
[41:35] neither of these are data
[41:35] sters.
[41:37] They are not partcenters.
[41:38] They are not part of either
[41:41] clean energy definition that
[41:43] the city has made.
[41:44] That's something we're not
[41:46] looking at today.
[41:48] Now I'll pass it over.
[41:50] >> thank you, travis.
[41:51] My name is andrew plum.
[41:53] I'm a planner on the conference
[41:54] and planning team.
[41:58] Next slide, please.
[42:02] So what does 225 cmr require?
[42:05] The city must adopt the
[42:06] consolidated process and
[42:11] updated zoning to include small
[42:11] clean energy infrastructure in
[42:12] the code.
[42:13] There are certain specific
[42:14] requirements from the state
[42:16] which include the use of the
[42:16] state's local permit
[42:18] application, a guarantee of a
[42:21] 12-month review, updating the
[42:23] zoning bylaws to enable the new
[42:25] permitting process as we have
[42:27] no special permit in boston.
[42:29] The designation of a local
[42:30] government representative and
[42:33] collecting a decommissioning
[42:35] surety for all projects.
[42:36] there is flexibility in the law
[42:39] for how boston updates its zone
[42:41] regulations and how it reviews
[42:43] different scales of projects.
[42:46] There's also flexibility in
[42:48] what mitigation e have for
[42:50] projects and how the overall
[42:55] review process is run.
[42:56] Outside of the law is energy
[42:58] projects that basically choose
[43:01] not to go in the consolidated
[43:01] permit process.
[43:03] We've called this sort of the
[43:07] standard review.
[43:09] Also ministerial permits which
[43:12] are by isd or the fire
[43:12] department.
[43:15] Next slide, please.
[43:17] So the proposed updates to
[43:19] article 88 will establish the
[43:19] consolidated local permit
[43:20] process which will be
[43:22] coordinated by the planning
[43:22] department.
[43:25] The updates provide clear,
[43:29] predictable criteria for the
[43:31] appropriate citing, permitting,
[43:33] and review of all small clean
[43:34] energy infrastructure
[43:34] facilities.
[43:36] And the decision for the
[43:37] consolidated permit will be
[43:39] issued by the director of the
[43:40] bra in conjunction with the
[43:41] bpda board.
[43:42] And the state's requirements
[43:45] for cmr 29 take effect on
[43:47] OCTOBER 21st of this year.
[43:51] Next slide, please.
[43:52] So what departments participate
[43:54] in the review process?
[43:55] The departments listed on the
[43:57] left in red will have the
[43:59] review included in the
[44:00] consolidated local permit which
[44:02] is subject to that 12 month
[44:04] review timeline.
[44:05] The departments listed on the
[44:07] right in blue will be included
[44:09] in he review process to
[44:10] provide feedback and to flag
[44:12] any potential concerns early in
[44:13] the process.
[44:15] However, their official review
[44:17] will appen after the
[44:18] consolidated local permit
[44:20] review and they are not subject
[44:22] to hat 12-month deadline.
[44:24] Next slide, please.
[44:27] So this is an overview of the
[44:28] process from when an
[44:29] application is submitted to
[44:32] when a decision is issued.
[44:33] After an application is
[44:34] submitted, the city will have
[44:36] 30 days to determine if it is
[44:37] complete.
[44:39] Once it's deemed complete, the
[44:44] 12-month clock will begin.
[44:46] At the end of each department's
[44:48] review, they will issue to the
[44:48] department.
[44:49] I'll go into more detail in a
[44:50] second on that.
[44:54] Next slide, please.
[44:57] So what do departments review
[44:57] for?
[44:59] They will review for compliance
[45:01] with doer's guidelines for
[45:03] public health, safety, and
[45:05] environmental standards and cmr
[45:06] 29 which include both state and
[45:06] federal requirements.
[45:08] Local requirements will include
[45:10] the standards and review
[45:14] applicable to section 88.8 of
[45:16] the draft zoning which lists
[45:18] all reviews as part of the
[45:20] consolidated review.
[45:23] Permit applications for the
[45:24] consolidated permit must
[45:26] satisfy the criteria for all
[45:31] local permits.
[45:31] Next slide, please.
[45:33] So the timeline of the
[45:34] decision.
[45:35] Each department must submit a
[45:37] decision to either approve,
[45:39] approve with conditions, or
[45:41] deny an application.
[45:43] again, you must issue the
[45:45] decision within 12 months.
[45:46] If we fail to meet that
[45:48] timeline, that deadline, the
[45:51] application will result in
[45:52] constructive approval process
[45:54] which is outlined in the law.
[45:56] If the local government denies
[45:59] that application, it MAY be
[46:01] appealed to the sna state for
[46:03] de novo or clean slate review.
[46:04] Any denial the city makes must
[46:08] be based on the standards
[46:11] departments review for which I
[46:12] outlined on the previous slide.
[46:17] Next slide, please.
[46:19] So bpda board will issue the
[46:22] decision in conformance with
[46:23] the state's requirement for one
[46:27] approval to be issued.
[46:28] An approval, again, will be
[46:29] made before that 12-month
[46:31] deadline.
[46:35] If one department recommends
[46:39] denial of the permit, each
[46:40] department will finish their
[46:43] review and issue a decision.
[46:45] However, the bpda board will
[46:46] then issue a decision for
[46:47] denial for the entire permit.
[46:48] I'll now pass the presentation
[46:50] back to chris who will present
[46:52] the proposed zoning in a bit
[46:52] more detail.
[46:59] Thank you.
[47:01] >> thank you, andrew.
[47:02] Next slide, please.
[47:05] Firstly we want to emphasize
[47:06] the consolidated local permit
[47:08] process is mandated for
[47:09] municipalities to offer but
[47:11] optional for developers to take
[47:12] advantage of.
[47:15] Making this an opt-in pathway.
[47:16] All clean energy infrastructure
[47:17] that means the state definition
[47:18] of small clean energy
[47:19] infrastructure, meaning storage
[47:21] facilities up to 100 megawatt
[47:23] hours, generation facilities up
[47:27] to 25 megawatts, and existing
[47:29] transmission and distribution
[47:30] less than ten miles long or a
[47:31] new corridor less than one mile
[47:33] long is able to seek approval
[47:36] through the consolidated local
[47:37] permit.
[47:41] Next slide, please.
[47:43] So when is a consolidated local
[47:46] permit required?
[47:48] Article 8 establishes
[47:49] conditions where clean energy
[47:50] infrastructure projects
[47:51] specifically battery energy
[47:52] storage systems are required to
[47:54] seek approval through the
[47:55] consolidated local permit
[47:56] process.
[47:57] This occurs when a battery
[47:58] energy storage system is
[48:04] proposed as the ain use of a
[48:07] lot when it is proposed with a
[48:09] site footprint greater than 400
[48:11] square feet as either a main or
[48:13] accessory use of a lot, or is
[48:15] proposed ith a fence greater
[48:18] than 7 feet tall.
[48:20] As a main or accessory use.
[48:21] Next slide, please.
[48:23] Why require the consolidated
[48:24] local permit for certain
[48:24] projects?
[48:26] Approval through the
[48:27] consolidated local permit makes
[48:29] best an allowed use where it
[48:30] would otherwise be conditional,
[48:32] giving proponents certainty
[48:34] while allowing the city to have
[48:36] adequate oversight on design
[48:37] elements such as bulk size and
[48:40] site design.
[48:43] Additional 225 cmr 29 and doer
[48:44] guidelines outline clear
[48:45] conditions for the projects to
[48:47] meet for approval, along with
[48:49] the additional discretion of
[48:51] city of boston departments that
[48:52] will join in for the
[48:53] coordinated review process.
[48:55] Finally, projects applying for
[48:58] a consolidated local permit are
[48:59] able to be approved with
[49:01] conditions, allowing us to set
[49:02] conditions to further mitigate
[49:05] concerns related to size, bulk,
[49:06] and overall design.
[49:08] While the inclusion of the
[49:09] consolidated permit process is
[49:11] a key component of this
[49:12] amendment, the amendment also
[49:14] establishes best nd accessory
[49:17] bests as a defined use in the
[49:18] zoning code and provides
[49:19] dimensional requirements for
[49:22] both main and accessory use
[49:23] battery energy storage.
[49:24] To ensure these systems are
[49:25] designed at an appropriate size
[49:27] and scale for the surrounding
[49:28] neighborhood context.
[49:30] This amendment also clearly
[49:33] defines how to measure battery
[49:35] energy storage systems by
[49:36] introducing the battery energy
[49:37] storage system site footprint
[49:41] for both main and accessory
[49:41] use.
[49:43] The previously mentioned
[49:44] dimensional requirements are
[49:45] applicable to the best site
[49:46] footprint ensuring the entire
[49:49] site remains contextual to the
[49:50] surrounding neighborhood rather
[49:51] than just the battery
[49:51] equipment.
[49:52] Finally, this amendment
[49:54] establishes a financial surety
[49:55] for certain types of small
[49:56] clean energy infrastructure.
[49:58] This allows the city of boston
[50:00] to handle the decommissioning
[50:02] and removal of small clean
[50:03] energy infrastructure in the
[50:04] case of abandonment without
[50:06] bearing the associated costs.
[50:12] Next slide, please.
[50:18] As stated before, 225 cmr 29
[50:19] requires the adoption of this
[50:20] process by municipalityties by
[50:22] OCTOBER 1st, 2026.
[50:24] as such, the timeline ensures
[50:26] boston remains compliant with
[50:27] the requirements of the state
[50:29] law.
[50:32] Next slide, please.
[50:34] This concludes our presentation
[50:35] regarding battery energy
[50:36] storage systems and the
[50:38] consolidated local permit.
[50:39] Thank you and we'd be happy to
[50:40] answer any questions you MAY
[50:42] have.
[50:42] >> priscilla rojas: thank you.
[50:45] Questions or comments from the
[50:45] board?
[50:52] >> thank you, MADAM Chair.
[50:55] Not so much a question.
[50:56] This is my favorite vote I'll
[50:57] cast today.
[50:59] It is a project on this vry,
[50:59] very important zoning
[51:01] amendment.
[51:03] It is my fervent hope a year
[51:06] from now we vote on these
[51:08] projects as often as we do on
[51:08] conversions.
[51:10] This is so needed.
[51:13] Obviously I don't need to tell
[51:15] people the purpose of
[51:17] permitting more solar and wind
[51:18] but also transition lines in
[51:19] terms of delivering reliability
[51:21] and supporting electrification.
[51:22] I want to issue in on the
[51:24] battery storage, because that's
[51:26] a little newer but it is needed
[51:28] as we talk about energy
[51:29] affordability
[51:29] affordability.
[51:31] We're having a ebate in this
[51:32] country about energy affordable
[51:34] as we should.
[51:35] In massachusetts we have among
[51:37] the highest utility rates of
[51:38] any state in the union.
[51:40] And I'm a firm believer, you
[51:41] know, I was very repetitious as
[51:45] a former city councillor.
[51:48] I'd say every time we speak on
[51:50] this, a fiscal conservative
[51:51] ought to be an
[51:52] environmentalist.
[51:56] That is precisely what the some
[51:57] battery energy storage systems
[51:57] do.
[51:59] They provide better
[51:59] reliability.
[52:01] They provide etter delivery of
[52:01] service.
[52:02] They reduce grid demand.
[52:03] And I can't talk about how
[52:05] important that is.
[52:06] Particularly solar is one
[52:08] thing, but particularly with
[52:08] wind.
[52:10] We've seen this in so many
[52:11] other ISOs across the united
[52:12] states.
[52:13] Wind blows the heaviest at the
[52:14] night.
[52:15] Usually in the middle of the
[52:16] night in the wintertime when
[52:17] grid demand is less.
[52:19] You're able to procure that
[52:20] type of energy and then shift
[52:21] the peak.
[52:24] You're saving your rate payers
[52:24] money.
[52:25] It's simple economics.
[52:26] You buy low.
[52:28] You sell it -- well, you
[52:31] utilize it high I should say.
[52:32] Utilize it high and you're
[52:35] going too save rate payers
[52:35] money.
[52:38] This is a good policy, huge
[52:42] kudos to governor healy and her
[52:43] team.
[52:44] And cue koes to mayor wu and
[52:48] her team.
[52:50] It is so appropriate that he
[52:51] planning department which does
[52:54] such incredible work mnaging,
[52:55] planning, and development of
[52:57] this city is sort of the
[52:57] overseer.
[53:00] And it's smart this board gets
[53:00] to vote on it.
[53:03] There's no shortage for other
[53:05] departments to weigh in, ut
[53:07] this is a good policy.
[53:08] Travis, we've known each other
[53:09] a long time.
[53:10] It's great to continue in this
[53:10] capacity.
[53:16] So I'm ery excited for this
[53:16] opportunity.
[53:23] >> priscilla rojas: thank you.
[53:24] This is fascinating.
[53:27] I learned a lot about battery
[53:27] storage.
[53:28] I love being on the bard,
[53:30] getting to earn about great
[53:30] things.
[53:32] But I wanted to reiterate, this
[53:33] has nothing to do with data
[53:33] center anything.
[53:37] Right?
[53:39] This is a -- just to streamline
[53:40] the process; right?
[53:44] That permitting process to kind
[53:47] of speed this -- these projects
[53:49] to service.
[53:50] >> yes.
[53:50] >> priscilla rojas: okay.
[53:51] Yeah.
[53:51] That's just all I wanted to
[53:54] double check.
[53:55] If there are no other further
[53:56] questions or comments, motion
[53:56] is in order.
[53:58] >> so moved.
[53:58] >> second.
[53:59] >> priscilla rojas: all those
[54:00] in favor?
[54:00] Opposed?
[54:01] Ayes have it.
[54:01] Thank you so much.
[54:06] >> thank you.
[54:07] >> priscilla rojas: and I know
[54:08] we had some people exit.
[54:14] That was a popular item.
[54:15] Councillor, thank you for
[54:15] coming.
[54:17] The floor is yours.
[54:18] >> thank you.
[54:20] I believe this is on item 12.
[54:23] And I just want to as I start
[54:24] thank felicia for stepping up
[54:27] to the board as the chair of
[54:29] planning development and
[54:29] transportation.
[54:30] Congratulations n your first
[54:30] meeting.
[54:32] We're so excited to see you in
[54:34] this roll.
[54:35] Dear chair rojas and members of
[54:37] the board, I'd like to register
[54:44] my voice in support of brigham
[54:46] women's inp extension.
[54:48] I look forward to working with
[54:51] the institution on future IMPs
[54:54] and improve necessary
[54:55] improvements to patient care
[54:56] and research.
[54:57] Because they're not proposing
[54:59] any new projects or additional
[55:02] changes to their 2010 imp and
[55:03] subsequent amendments as part
[55:05] of this extension, I urge the
[55:08] bpda board to support this
[55:08] request.
[55:11] And there's also a support
[55:13] letter from mission hall nhs
[55:15] from my district in strong
[55:15] support.
[55:16] Thank you.
[55:17] >> priscilla rojas: great.
[55:17] Thank you.
[55:22] Item 10.
[55:23] Request authorization to issue
[55:24] a certification of approval
[55:27] pursuant to article 80e of the
[55:28] zoning ode for the proposed
[55:31] construction of 24 residential
[55:33] hypounits including four iz
[55:35] units and nine car parking
[55:37] spaces and 124 bicycle parking
[55:41] spaces located through 14-18
[55:43] hannon street and to enter into
[55:44] community benefits agreement
[55:47] and take all related actions.
[55:48] >> thank you.
[55:50] Held le to all members of the
[55:50] board.
[55:54] My name is zoe duvall.
[55:56] Before you to present the
[55:58] article 80e small project
[56:00] located at 1418 hannon street
[56:01] in the dorchester neighborhood
[56:02] of boston.
[56:04] Next slide, please.
[56:06] The project site comprises two
[56:08] parcels and otals
[56:10] approximately 10,691 square
[56:11] feet of land.
[56:14] The project site is occupied
[56:16] with a vacant two-family home
[56:19] and adjacent vacant lot.
[56:21] Project proposes to demolish
[56:22] the structure and construct a
[56:24] new five-story residential
[56:28] building containing 24
[56:33] homeownership units.
[56:35] The units will comprise one
[56:37] studio, seven one bedrooms, 12
[56:40] two bedrooms, and 4
[56:41] three-bedroom units.
[56:43] The ground floor also has nine
[56:45] off-street parking space and 24
[56:47] long-term bike parking spaces.
[56:49] The small project review
[56:50] application was filed on
[56:52] FEBRUARY 19th, 2026.
[56:52] The public comment eriod in
[56:55] connection with the proponent
[56:56] submission was originally
[56:59] intended to end on MARCH 19th,
[57:00] 2026, and was voluntarily
[57:02] extended to APRIL 3rd, 2026.
[57:04] The planning department
[57:05] sponsored a public meeting on
[57:09] MARCH 17th which was noticed
[57:10] through the planning department
[57:11] neighborhood distribution list
[57:13] and events calendar for both
[57:16] the dorchester and mattapan
[57:17] neighborhoods.
[57:18] I'll hand over to my colleague
[57:19] jason to take you through the
[57:20] planning context.
[57:20] Thank you.
[57:22] >> good evening, MADAM Chair,
[57:25] members of the board.
[57:27] I am jason Mcdonald, the
[57:28] planner assigned to his
[57:29] project.
[57:33] Next slide, please.
[57:33] All right.
[57:36] This is located within the
[57:39] 3,000 sub district of the
[57:40] greater mattapan neighborhood.
[57:42] The surrounding context is
[57:44] mostly residential at various
[57:46] scales including multiple
[57:48] multifamily building around it.
[57:49] Directly south of the proposed
[57:52] site, you can see in red there
[57:54] is the mattapan street corridor
[57:56] which cuts all the way through
[57:59] from basic forest hills and
[58:01] almost the entire width of
[58:02] dorchester.
[58:04] Next to that would be directly
[58:07] south you can see to morton
[58:13] street stop to the fairmont
[58:13] line.
[58:16] Within the fairmont indigo
[58:18] corridor plan, a study that was
[58:21] focused on the short-term and
[58:22] long-term strategies with job
[58:24] access along this corridor and
[58:25] specifically around the morton
[58:27] street stop.
[58:29] The new residential stop of
[58:31] higher density was encouraged
[58:33] to promote he use of the
[58:34] station.
[58:35] Additionally, this site is
[58:38] directly adjacent to some new
[58:40] squares and street zoning that
[58:41] came from plan mattapan.
[58:42] However, the site itself was
[58:45] not rezoned due to it just not
[58:46] being within the geography of
[58:48] the plan.
[58:50] So the proposed project is
[58:52] currently seeking zoning relief
[58:56] for the use excessive height,
[58:58] insufficient parking,
[59:00] insufficient rear, front, and
[59:01] side setbacks.
[59:02] While taking into consideration
[59:04] the built form of this block
[59:06] and the proposed project
[59:08] unusual parcelization, the
[59:13] staff reviewed it to ensure the
[59:14] compatibility of the design
[59:16] with its context in particular
[59:20] with the massing and adherence.
[59:23] i will now pass to my colleague
[59:25] andrew from urban design.
[59:26] >> good afternoon.
[59:28] My name is andrew zimmerman and
[59:30] I'm the rban designer assigned
[59:32] to this project.
[59:35] So the site plan you see, this
[59:37] sets the building back to align
[59:38] with complete streets
[59:40] guidelines and establishing a
[59:41] pedestrian-oriented frontage
[59:43] along hannon street.
[59:44] Street scape enhancements
[59:47] include removing an obsolete
[59:49] curb cut, installing visitor
[59:51] city standard bike racks,
[59:52] implanting three new street
[59:54] trees to enrich he pedestrian
[59:55] experience.
[59:56] In addition to these
[59:57] improvements, the sidewalk will
[59:59] be reconstructed for ada
[59:59] accessibility.
[1:00:05] Next slide.
[1:00:09] The five-story building uses a
[1:00:11] front yard setback and fifth
[1:00:13] story step back to mitigate the
[1:00:15] impacts of its height along
[1:00:16] hannon street.
[1:00:17] It is composed of four qual
[1:00:20] length bays to mimic local town
[1:00:22] home architecture creating a
[1:00:24] distinct frontage unified by a
[1:00:28] cohesive color material palate.
[1:00:29] Working closely with the
[1:00:30] planning department, the
[1:00:32] proponents significantly
[1:00:33] revised the ground floor layout
[1:00:35] and overall building massing to
[1:00:37] better engage the street in the
[1:00:38] surrounding neighborhood.
[1:00:41] The building utilizes an
[1:00:42] extensive roof deck and ground
[1:00:43] floor patio space.
[1:00:47] With that, I'll turn it back to
[1:00:49] zoe.
[1:00:51] >> lastly, just noting that
[1:00:52] this project has been
[1:00:53] responsive to both neighborhood
[1:00:55] and planning staff feedback
[1:00:56] throughout the review process
[1:00:59] resulting in a change from
[1:01:00] rental to homeownership.
[1:01:01] Revisions to the ground floor
[1:01:04] design, the massing and facade
[1:01:06] and the inclusion of three new
[1:01:07] street trees.
[1:01:08] This includes our presentation
[1:01:10] for this item and myself and
[1:01:11] the development team is
[1:01:11] available to answer any
[1:01:14] questions you MAY have.
[1:01:16] >> priscilla rojas: thank you.
[1:01:17] Any uestions or comments from
[1:01:20] the board?
[1:01:20] Okay.
[1:01:21] Hearing and seeing none, motion
[1:01:22] is in order.
[1:01:23] >> so moved.
[1:01:23] >> second.
[1:01:24] >> priscilla rojas: all those
[1:01:25] in favor?
[1:01:25] Opposed?
[1:01:26] The ayes have it.
[1:01:27] Motion passes.
[1:01:29] Thank you so much.
[1:01:29] And almost welcome to the
[1:01:37] neighborhood.
[1:01:37] All right.
[1:01:40] Item 11.
[1:01:42] Request authorization to issue
[1:01:43] a determination waiving further
[1:01:46] review pursuant to section
[1:01:48] 80a-6 of the zoning code in
[1:01:50] connection with the notice of
[1:01:52] project change for the proposed
[1:01:54] construction of 62 all
[1:01:56] affordable residential units,
[1:01:58] 31 car parking spaces, and 77
[1:02:01] bicycle arking paces located
[1:02:08] at 2shawsheen road and issue
[1:02:09] issue one or more
[1:02:11] certifications of compliance or
[1:02:12] partial certifications of
[1:02:13] compliance for the proposed
[1:02:15] project sur sunt to section
[1:02:18] 80b-6 of the zoning code upon
[1:02:19] successful completion of the
[1:02:21] article 80b large project
[1:02:23] review process, and execute and
[1:02:24] deliver a cooperation agreement
[1:02:26] and transportation access plan
[1:02:26] agreement.
[1:02:27] >> thank you.
[1:02:31] My name is camille
[1:02:37] platt-decosta and I'm a senior
[1:02:37] manager.
[1:02:38] This is a project change
[1:02:42] located at 2 shz shawsheen road
[1:02:47] in boston.
[1:02:49] Boston cdc proposes to
[1:02:50] construct two residential
[1:02:52] buildings with approximately
[1:02:55] 70,080 square feet of the ross
[1:02:58] floor area total.
[1:03:02] The mpc calls for homeownership
[1:03:04] to rental making the project
[1:03:05] fully rental but income
[1:03:06] restricted.
[1:03:07] The hange to the north
[1:03:08] building also includes an
[1:03:09] increase in the number of units
[1:03:11] previously approved from 22 to
[1:03:13] 27 with the entire project then
[1:03:15] going from a total of 57 units
[1:03:17] to 62 units.
[1:03:21] The mpc also requires for the
[1:03:24] removal of four parking spaces.
[1:03:26] The project notification form
[1:03:28] was originally filed on
[1:03:30] SEPTEMBER 19th of 2022 with
[1:03:31] approval by the bpda board on
[1:03:33] OCTOBER 12th of 2023.
[1:03:36] The mpc was then filed on JUNE
[1:03:37] 9th of 2026.
[1:03:39] A joint iag and public meeting
[1:03:43] was held on JULY 1st, 2026.
[1:03:46] I will now turn it over to walk
[1:03:48] through the planning context
[1:03:48] considered before the
[1:03:50] development team begins their
[1:03:50] presentation.
[1:03:52] Thank you.
[1:03:54] >> thank you, camille.
[1:03:55] Good evening.
[1:04:03] My name is ford del vecchio.
[1:04:05] As noted earlier, the proposed
[1:04:07] project design maintains 27
[1:04:08] dwelling units within
[1:04:10] substantially the same building
[1:04:14] footprint as previously stated.
[1:04:17] Additional, side adjustments
[1:04:18] include an increase in the
[1:04:20] front yard, reduction in the
[1:04:22] rear yard, and reduction in the
[1:04:23] left side yard as well.
[1:04:24] As a result of these overall
[1:04:25] modifications, zoning would be
[1:04:27] required from the zoning board
[1:04:27] of appeal.
[1:04:30] In reviewing the modified
[1:04:32] design, staff focus on several
[1:04:34] key contextual factors.
[1:04:36] That was not a focus area for
[1:04:38] the new zoning associated with
[1:04:38] plan east boston.
[1:04:43] It directly adjoins lower scale
[1:04:44] residential development along
[1:04:46] barnes avenue.
[1:04:49] Massing articulation to ensure
[1:04:51] an appropriate scale transition
[1:04:54] between the two settings.
[1:04:56] Staff evaluated critical
[1:04:58] resiliency measures including
[1:04:59] raised ground floor conditions
[1:05:01] and flood proofing strategies.
[1:05:05] Finally, staff reviewed site
[1:05:07] plans elements to address three
[1:05:09] elevated conditions, ensure
[1:05:11] sufficient setbacks, and
[1:05:13] establish dimensional
[1:05:15] dimensions for public access
[1:05:17] easement to the winthrop
[1:05:18] greenway.
[1:05:19] And now the developer will
[1:05:23] present in more detail.
[1:05:25] >> thank you, MADAM Chair,
[1:05:30] members of the bard, director
[1:05:31] shen, here is the project
[1:05:38] attorney today.
[1:05:41] Also we me are I have joe
[1:05:43] lambert from the design.
[1:05:45] As was mentioned, our client is
[1:05:47] the east boston cdc and I want
[1:05:49] to point out that this project
[1:05:55] at 80 and 82 shawsheen road
[1:05:57] will still remain affordable.
[1:06:01] The driving factor of the
[1:06:03] proposed changes I'm about to
[1:06:04] go over is because of state
[1:06:06] funding constraints and
[1:06:08] particularly on the
[1:06:08] homeownership piece.
[1:06:11] The first proposed change in
[1:06:14] the npc was to change the 82
[1:06:21] shauns shawsheen building which
[1:06:26] was original a condominium
[1:06:29] homeownership to all rental.
[1:06:33] So the ami was between 80% and
[1:06:33] 100%.
[1:06:35] We're now between 0% to 60% on
[1:06:36] that building.
[1:06:38] So much better with the rental
[1:06:40] component.
[1:06:42] Secondly, we're adding
[1:06:43] additional units.
[1:06:45] We're going from 57 total to
[1:06:45] 62.
[1:06:47] So there's more affordable
[1:06:49] units on the building now by
[1:06:52] adding those additional units
[1:06:52] as well.
[1:06:54] Part of the driving factor of
[1:06:57] the changes in reducing the
[1:06:58] parking spaces.
[1:06:59] So we're asking for reduction
[1:07:02] of four spaces in the one
[1:07:03] loading dock on the two
[1:07:04] buildings is because now that
[1:07:06] this becomes full rental, we're
[1:07:07] looking for community room for
[1:07:13] those residents as well as a
[1:07:14] laundry room for a shared
[1:07:15] facility for those folks as
[1:07:18] well.
[1:07:20] Some of the other changes is
[1:07:23] addition of eight one beds and
[1:07:25] two two beds and the removal of
[1:07:26] three three beds nd two four
[1:07:29] bed units.
[1:07:30] So redistributing some space
[1:07:33] all because of funding again.
[1:07:34] And minor design changes.
[1:07:36] One of the building reduces
[1:07:39] from five stories to four
[1:07:41] modifying the raised parapets
[1:07:44] and hanging the window designs
[1:07:44] as well.
[1:07:46] If we could go to the next
[1:07:47] slide, I'm briefly going to run
[1:07:47] through.
[1:07:49] This shows the location of the
[1:07:49] site.
[1:07:52] It's within a short ten-minute
[1:07:55] walk to the mbta station in
[1:07:56] orient heights and there's
[1:07:59] major bus routes that run right
[1:08:05] along saratoga street which
[1:08:06] abuts shawsheen road.
[1:08:08] This is the former AUGUST oil
[1:08:09] brothers site.
[1:08:11] It was a commercial oil truck
[1:08:12] storage facility.
[1:08:13] This now brings housing or
[1:08:14] needed housing to this
[1:08:16] particular site which is in an
[1:08:17] economic development area.
[1:08:20] Next slide, please.
[1:08:22] These are just some site
[1:08:22] pictures.
[1:08:24] To familiarize the board and I
[1:08:25] know this was approved back in
[1:08:31] 2023, but that's the shawsheen
[1:08:33] road and the saratoga abutting
[1:08:34] street which we have access
[1:08:36] through both of those streets
[1:08:38] to the property.
[1:08:40] This just shows you some
[1:08:41] current conditions as has been
[1:08:48] operated and abuts the bell
[1:08:49] isle marsh as well.
[1:08:51] This shows the two buildings
[1:08:52] with that large landscape area
[1:08:53] in between.
[1:08:57] This is a dead-end street.
[1:08:58] So it complements that back
[1:08:59] area.
[1:09:01] And you can just see on the
[1:09:02] right-hand side where we
[1:09:03] removed some of the parking
[1:09:05] spaces and the loading zone on
[1:09:07] the two buildings and put those
[1:09:13] shared common space areas.
[1:09:14] And this goes over some of the
[1:09:16] changes we had to make to some
[1:09:19] of the units and the finding
[1:09:19] ing
[1:09:19] ing
[1:09:23] -- funding units that caused
[1:09:23] the change.
[1:09:25] and this goes over the revised
[1:09:26] parking plan.
[1:09:28] Four spaces total and the one
[1:09:29] loading space over those two
[1:09:30] buildings.
[1:09:32] But as I had mentioned, we're
[1:09:35] ten minutes from the t station.
[1:09:38] Next slide, please.
[1:09:41] And again, this shows the two
[1:09:42] building, the parking areas.
[1:09:44] And with that, I can pause to
[1:09:46] answer any questions that the
[1:09:46] board MAY have.
[1:09:48] If we want to go to the last
[1:09:51] slide, it shows a nice
[1:09:52] rendering.
[1:09:53] If we want to just continue.
[1:09:55] Right here.
[1:09:55] Perfect.
[1:09:56] Just so the board can see sort
[1:09:58] of the -- and that landscape
[1:10:00] area in between which
[1:10:01] complements both buildings.
[1:10:02] With that, we can answer any
[1:10:05] questions.
[1:10:05] >> priscilla rojas: any
[1:10:09] questions or comments from the
[1:10:09] board?
[1:10:10] >> matt o'malley: thank you,
[1:10:11] MADAM Chair.
[1:10:12] Obviously you can tell the
[1:10:13] support that's gone in.
[1:10:13] Looks great.
[1:10:15] It's a great neighborhood.
[1:10:16] Fully supported.
[1:10:19] Curious and you MAY have said
[1:10:19] this.
[1:10:21] Does he proximity to the
[1:10:23] wetlands provide any additional
[1:10:23] mitigation that has to be done
[1:10:24] on site?
[1:10:26] >> not on site.
[1:10:28] There's talk about continuing
[1:10:30] the greenway through that area
[1:10:32] which we would be obviously
[1:10:34] amenable to and would talk to
[1:10:35] if that comes up further.
[1:10:38] But no, everything -- this was
[1:10:39] contained on that particular
[1:10:39] site.
[1:10:40] yeah.
[1:10:41] >> matt o'malley: it's great.
[1:10:42] Good luck.
[1:10:44] Thank you.
[1:10:44] >> priscilla rojas: any other
[1:10:45] questions or comments?
[1:10:46] A motion is in order.
[1:10:47] >> so moved.
[1:10:48] >> second.
[1:10:49] >> priscilla rojas: all those
[1:10:49] in favor?
[1:10:50] Opposed?
[1:10:51] The ayes have it.
[1:10:51] Thank you very much.
[1:10:53] >> thank you so much.
[1:10:56] >> priscilla rojas: all right.
[1:10:56] Item 12.
[1:10:58] MR. O'malley, are you going to
[1:11:01] recuse yourself on this one?
[1:11:01] Oh, no?
[1:11:03] Sorry.
[1:11:07] I must be on he wrong-is
[1:11:07] it?
[1:11:11] It's okay.
[1:11:13] Item 12, request authorization
[1:11:15] to issue an adequacy
[1:11:18] determination pursuant to
[1:11:21] section 80d-5.4 of the zoning
[1:11:23] code for the proposed renewal
[1:11:25] and extension of the brigham
[1:11:26] and women's hospital
[1:11:28] institutional master plan for a
[1:11:30] period of five years ending in
[1:11:31] 2031 and to take all related
[1:11:32] actions.
[1:11:34] >> thank you.
[1:11:36] MADAM Chair, members of he
[1:11:37] board.
[1:11:40] My name is jason farrell from
[1:11:41] the development of division.
[1:11:43] I'm here before you today to
[1:11:44] discuss the proposed renewal
[1:11:46] and five-year extension with no
[1:11:48] changes to the master plan for
[1:11:52] brigham and women's hospital.
[1:11:56] The 2010 imp was extended for a
[1:11:58] period of two years in previous
[1:11:59] years.
[1:12:00] The hospital has operated its
[1:12:02] campus in a manner consistent
[1:12:05] with the 2010 imp and plans to
[1:12:07] do so over the course of the
[1:12:08] five-year extension.
[1:12:10] On JUNE is 12th, 2026, the
[1:12:11] proponent filed an
[1:12:13] institutional master plan
[1:12:14] notification form for the
[1:12:16] proposed renewal and five-year
[1:12:18] extension pursuant to article
[1:12:19] 80d of the code.
[1:12:21] Since this is an imp extension
[1:12:23] with no changes, a public
[1:12:24] meeting was available upon
[1:12:26] request but none was requested.
[1:12:27] Public comment period ended on
[1:12:29] JULY 15th, 2026.
[1:12:31] I'll now pass it over to the
[1:12:32] team for some brief remarks and
[1:12:33] then to answer any questions
[1:12:39] you MAY have.
[1:12:41] >> good afternoon, CHAIRWOMAN
[1:12:45] Rojas, members of the board,
[1:12:48] director schenn.
[1:12:53] My name is wang nguyen.
[1:12:55] I'm here today to request
[1:12:57] approval for a five-year
[1:12:58] renewal of brigham and women's
[1:13:00] institutional master plan with
[1:13:03] unchanged plans until AUGUST
[1:13:03] 2031.
[1:13:05] Brigham has undertaken
[1:13:06] development and operations in a
[1:13:08] manner consistent with the
[1:13:15] 2010 imp and has no new plans
[1:13:17] for institutional project.
[1:13:19] The hale building for
[1:13:20] transformative medicine, the
[1:13:22] office building, several campus
[1:13:24] additions including the ed and
[1:13:25] nicu expansions.
[1:13:28] And the stoneman centennial
[1:13:30] park have all been completed.
[1:13:32] In addition, the meaningful
[1:13:34] community partnerships we have
[1:13:35] have resulted in the
[1:13:37] development of housing and
[1:13:39] community center at mosaic on
[1:13:45] the riverway with tenants of
[1:13:45] harvard.
[1:13:48] And construction of the fenwood
[1:13:50] inn for clients of the
[1:13:51] commonwealth department of
[1:13:51] mental health.
[1:13:55] As you MAY know, the brigham
[1:13:56] leadership is in the early
[1:13:58] stages of planning for a
[1:13:59] project announced last year
[1:14:02] that will enable us to
[1:14:05] modernize our campus and
[1:14:07] achieve all single inpatient
[1:14:07] rooms.
[1:14:09] Single inpatient rooms reduce
[1:14:10] the risk of infection, provide
[1:14:12] space for modern technology,
[1:14:14] equipment, and families.
[1:14:15] And improve the environment
[1:14:17] care for patients and their
[1:14:19] families.
[1:14:20] Preliminary planning is
[1:14:22] underway to determine the scope
[1:14:23] of the future project, and we
[1:14:29] look forward to coming to the
[1:14:32] bpda in the future with a new
[1:14:34] imp when the time s right.
[1:14:36] We are very proud of the
[1:14:38] brigham oes's robust community
[1:14:39] benefits and partnerships hat
[1:14:40] enable us to deliver
[1:14:41] exceptional health care,
[1:14:45] education, and easily
[1:14:46] accessible and essential health
[1:14:47] care services to our boston
[1:14:48] communities.
[1:14:49] Our community benefits include
[1:14:52] over $7 million in pilot
[1:14:55] contributions in 2026 providing
[1:14:58] essential health care services
[1:15:00] in the community including care
[1:15:02] at southern jamaica plain
[1:15:04] health center and brookside
[1:15:05] community health centers.
[1:15:07] Providing care for over 50,000
[1:15:09] inpatients and 1.5 million
[1:15:11] outpatients annually.
[1:15:13] And employing 18,000 people
[1:15:15] over 30% of whom are city of
[1:15:16] boston residents.
[1:15:17] Thank you for your time today.
[1:15:21] With me are nancy welsh and tim
[1:15:21] gelvin.
[1:15:22] we're here to answer any
[1:15:24] questions the board MAY have.
[1:15:25] >> priscilla rojas: thank you.
[1:15:29] Questions or comments from the
[1:15:30] board?
[1:15:32] Well, just a comment.
[1:15:35] I just want to thank you for
[1:15:37] your contributions to the city.
[1:15:38] I think many of us have
[1:15:40] probably been one of those 1.5
[1:15:46] million people that have been
[1:15:49] serviced by brigham women's.
[1:15:52] So with pleasure I would like a
[1:15:52] motion.
[1:15:54] >> so moved.
[1:15:54] >> second.
[1:15:55] >> priscilla rojas: all those
[1:15:56] in favor?
[1:15:56] Opposed?
[1:15:58] The ayes have it.
[1:15:59] Thank you very much.
[1:16:02] Good luck.
[1:16:07] Okay.
[1:16:11] Item 13.
[1:16:12] Request authorization to issue
[1:16:15] a scoping determination waiving
[1:16:16] further review pursuant to
[1:16:20] article 80b-5.4d of the zoning
[1:16:22] code or the proposed
[1:16:24] construction of 105 fully
[1:16:26] affordable residential rental
[1:16:28] units, 31 car parking spaces,
[1:16:31] and 105 bicycle parking spaces
[1:16:33] located at 1590 blue hill
[1:16:34] avenue.
[1:16:35] To issue a certification of
[1:16:37] compliance for the proposed
[1:16:40] project under section 80b-6 of
[1:16:41] the code upon successful
[1:16:42] completion of the article 80
[1:16:45] review process, and to enter
[1:16:46] into a cooperation agreement
[1:16:47] and transportation access plan
[1:16:49] agreement and take all related
[1:16:50] actions.
[1:16:50] Camille?
[1:16:52] >> thank you again MADAME
[1:16:56] Chair.
[1:16:58] My name is camille.
[1:17:02] The proposed project before you
[1:17:05] is an article 80b large project
[1:17:07] located at 1590 blue hill
[1:17:08] avenue in mattapan.
[1:17:11] The proponent is proposing to
[1:17:12] demolish the existing building
[1:17:13] on the project site and
[1:17:15] construct a zoning compliant
[1:17:17] approximately 120,000 square
[1:17:19] feet, six-story building with
[1:17:20] approximately 1,000 square feet
[1:17:22] of ground floor retail and/or
[1:17:24] community space along bull hill
[1:17:26] avenue with 31 surface parking
[1:17:26] spaces.
[1:17:29] The proposed project will
[1:17:30] include widened sidewalks,
[1:17:33] dedicated furnishes zone, and
[1:17:34] landscaped open space areas.
[1:17:36] A portion of the site ill be
[1:17:37] preserved to potentially
[1:17:38] support a future public
[1:17:40] pedestrian path through the
[1:17:41] site and redevelopment on the
[1:17:43] abutting 443 to 447 river
[1:17:44] street parcel.
[1:17:46] A letter of intent was filed on
[1:17:49] APRIL 23rd of 2026.
[1:17:51] The form was subsequently filed
[1:17:53] on MAY 12th of 2026.
[1:17:54] A virtual public meeting was
[1:17:58] held via zoom on JUNE 9th of
[1:17:59] 2026.
[1:18:01] The meeting was well intended
[1:18:03] and the project received
[1:18:04] support from community members
[1:18:04] during that meeting.
[1:18:07] I will now turn it over to ford
[1:18:10] to walk us through the ontext
[1:18:11] that was considered before the
[1:18:12] development team begins their
[1:18:12] presentation.
[1:18:25] Thank you.
[1:18:28] >> thank you.
[1:18:30] This project s comprised of
[1:18:33] approximately 42,240 square
[1:18:35] feet of the blue hill avenue to
[1:18:38] the west existing retail
[1:18:40] building long blue hill avenue.
[1:18:42] It was a zoning district that
[1:18:44] was recently adopted.
[1:18:46] all propoeds uses are allowed
[1:18:48] as of right in the proposed
[1:18:50] project has been designed to
[1:18:51] meet all dimensional
[1:18:51] requirements.
[1:18:54] The current site is occupied by
[1:18:57] at least 28,700 square feet
[1:18:59] auto repair and service garage
[1:19:03] owned by the Mckeon family.
[1:19:04] Proposed project less than one
[1:19:06] quarter mile from the river
[1:19:08] trail, the mbta trolley line,
[1:19:11] the mbta blue hill extension of
[1:19:12] the commuter rail line, and the
[1:19:13] border etween the city of
[1:19:16] boston and milton.
[1:19:18] Plan mattapan adopted in MAY
[1:19:19] 2023 identifies blue hill
[1:19:23] avenue as a major thoroughfare
[1:19:24] characterized by heavy traffic,
[1:19:27] frequent parking turnover, and
[1:19:29] high transit demand.
[1:19:30] Plan mattapan was an initiative
[1:19:33] that used community feedback to
[1:19:35] craft an equitable,
[1:19:37] community-driven future for
[1:19:37] mattapan.
[1:19:39] New residents have affordable
[1:19:40] housing options.
[1:19:42] They have safe and reliable
[1:19:44] transit connections to jobs,
[1:19:46] schools, and throughout boston
[1:19:47] and create neighborhood nodes
[1:19:49] that will home to vibrant
[1:19:50] thriving local businesses.
[1:19:51] This project helps to advance
[1:19:53] these goals greatly.
[1:19:55] The proposed project will
[1:19:56] advance concurrently with the
[1:19:58] city and mbta's blue hill
[1:20:00] avenue redesign project
[1:20:02] requiring ongoing coordination
[1:20:04] with planned infrastructure
[1:20:04] upgrades.
[1:20:07] Given the proposed project's
[1:20:08] multifamily residential
[1:20:10] character, it represents the
[1:20:11] appropriate land use.
[1:20:12] Thank you and I will now turn
[1:20:14] over to the developer to
[1:20:19] present in more detail.
[1:20:20] >> great.
[1:20:21] Thank you.
[1:20:23] MADAM Chair, members of the
[1:20:23] board.
[1:20:25] I'm bill grogan for urban
[1:20:26] affairs and we're excited to be
[1:20:28] here with you today and share
[1:20:30] our vision for the
[1:20:33] redevelopment of 1590 blue hill
[1:20:34] avenue.
[1:20:35] This development is a second
[1:20:36] partnership between the
[1:20:38] planning office and jge
[1:20:38] development.
[1:20:40] We've come together as
[1:20:41] community-driven partners to
[1:20:42] create a transformative
[1:20:43] development that builds on the
[1:20:46] legacy of a long standing
[1:20:50] family-owned property to create
[1:20:53] affordable and workforce rental
[1:20:56] housing that is consistent with
[1:21:00] compliant with he plan.
[1:21:03] We've assembled an experienced
[1:21:05] and qualified team and we look
[1:21:06] forward to sharing with you
[1:21:06] today.
[1:21:08] We have focused on creating a
[1:21:10] development for the vision
[1:21:12] goals set forth in plan
[1:21:13] mattapan
[1:21:13] mattapan.
[1:21:14] Part of that approach, we
[1:21:15] believe in creating development
[1:21:16] that make housing available to
[1:21:18] a wide range of households
[1:21:19] across different income levels.
[1:21:22] So we are proposing a 105-unit
[1:21:23] affordable and workforce family
[1:21:25] rental housing development that
[1:21:27] will be predominantly two and
[1:21:28] three bedrooms and will be
[1:21:30] affordable to households
[1:21:33] earning 30% and 80% to respond
[1:21:40] to the needs of the community.
[1:21:43] The development will include
[1:21:45] long blue hill avenue and
[1:21:47] public realm improvement which
[1:21:49] will further ctivate mattapan
[1:21:50] square.
[1:21:52] I'd like to turn it over now
[1:21:58] for the design slides.
[1:22:00] >> good evening, MADAM Chair,
[1:22:03] members of the board.
[1:22:03] Director
[1:22:04] director shen.
[1:22:09] We have these photos up here.
[1:22:11] You can see the building on the
[1:22:12] upper left-hand side of the
[1:22:13] page.
[1:22:14] And the other street images.
[1:22:17] Next slide, please.
[1:22:18] In this image, you can see the
[1:22:20] existing building footprint in
[1:22:23] red and the site of the
[1:22:24] property line and black lines
[1:22:25] around it.
[1:22:27] Next slide, please.
[1:22:31] In this slide, you can see the
[1:22:33] grade of the site as it is
[1:22:35] relative to blue hill avenue,
[1:22:37] relatively flat with a higher
[1:22:38] unused portion in the rear.
[1:22:40] Next slide, please.
[1:22:42] Here you can see in red the
[1:22:43] building footprint as it meets
[1:22:45] grade and a dashed red line
[1:22:46] showing the line above that
[1:22:48] reaches out over to the unused
[1:22:51] ed portion of the site.
[1:22:53] You can also see the proposed
[1:22:55] paved area pulled off of the
[1:22:55] street.
[1:22:58] Next slide, please.
[1:23:02] As the building rises, you can
[1:23:05] see the maintained street wall
[1:23:06] on blue hill avenue.
[1:23:07] Next slide, pease.
[1:23:11] As we continue to rise, we get
[1:23:15] up to a height of 65 feet
[1:23:17] adjacent concurrent with other
[1:23:18] urban buildings in the area.
[1:23:20] Next slide, please.
[1:23:21] Looking at the first floor a
[1:23:23] little more closely, you can
[1:23:25] see the lobby area in blue,
[1:23:29] bike parking in orange, moving
[1:23:32] in and out zones in green.
[1:23:35] utility trash area in red and
[1:23:42] the public space in yellow.
[1:23:43] Next slide.
[1:23:44] You can see the building is
[1:23:46] primarily family oriented with
[1:23:48] two and three bedroom units
[1:23:49] distributed throughout the
[1:23:49] building.
[1:23:53] Next slide, please.
[1:23:54] Here is a portion of a site
[1:23:55] we're excited to see.
[1:23:57] We are reaching out over to the
[1:23:59] higher grade area of the site
[1:24:02] where we are providing a lot of
[1:24:04] space to the occupants of the
[1:24:04] building.
[1:24:05] You can see a little more
[1:24:06] closely how the parking is
[1:24:09] pulled away from the street
[1:24:10] frontage and even recessed
[1:24:13] underneath the building.
[1:24:15] Next slide.
[1:24:16] Here we get into a little bit
[1:24:18] of materiality of the area.
[1:24:22] There's a lot of masonry.
[1:24:24] A lot of eige colors.
[1:24:26] This is emulated in the
[1:24:26] building.
[1:24:28] Next slide, please.
[1:24:29] Getting into some of the
[1:24:32] imagery, this is across the
[1:24:35] street of blue hill avenue
[1:24:36] looking at the front of the
[1:24:39] building you see a lot of brick
[1:24:40] elements, two tones, bronze
[1:24:44] material.
[1:24:45] Shown here more clearly are
[1:24:46] those elements.
[1:24:47] There's two tones of brick as
[1:24:49] you see in the white and tan
[1:24:51] portions of the building with
[1:24:52] bronze elements wrapping around
[1:24:52] it.
[1:24:54] Next slide.
[1:24:56] Here we have a view looking
[1:25:02] north up blue hill avenue.
[1:25:03] Here we are also at blue hill
[1:25:06] avenue looking south.
[1:25:07] Slightly closer to the
[1:25:07] building.
[1:25:09] you see the entry and some of
[1:25:12] the architectural motifs.
[1:25:14] Again a little closer looking
[1:25:15] from blue hill avenue to the
[1:25:16] south.
[1:25:17] Next slide.
[1:25:19] Here we are to the southeast of
[1:25:23] the building looking at it
[1:25:25] within its context.
[1:25:26] Next slide.
[1:25:27] And again, a little closer to
[1:25:34] the building.
[1:25:35] Thank you.
[1:25:36] At this time we'll take any
[1:25:37] questions.
[1:25:38] >> priscilla rojas: thank you.
[1:25:39] Questions or comments from the
[1:25:42] board?
[1:25:43] >> matt o'malley: couple, MADAM
[1:25:43] Chair.
[1:25:45] First of all, congratulations.
[1:25:46] Looks like a great project.
[1:25:48] Love the design and two tone.
[1:25:51] I especially love that fifth
[1:25:52] bullet point of sustainability.
[1:25:56] So you are going to do rooftop
[1:25:57] pv.
[1:25:57] That's great.
[1:26:00] Every time we see rooftop ready
[1:26:01] which it has to be.
[1:26:03] So how many kilowatts or
[1:26:04] megawatts are you going to
[1:26:10] have?
[1:26:11] >> good evening.
[1:26:13] Jonathan garland with jge.
[1:26:14] Nice to see you all.
[1:26:15] So we don't know just yet.
[1:26:17] We're in the early phases.
[1:26:20] So we're working to satisfy the
[1:26:21] mechanical needs on the
[1:26:24] building with hvac.
[1:26:25] But every other square foot of
[1:26:27] roof spate will be dedicated to
[1:26:28] solar pv.
[1:26:29] >> matt o'malley: just to be
[1:26:30] clear, you wouldn't be able to
[1:26:31] cover the entire because of
[1:26:33] other neds, but even a
[1:26:34] significant amount given that
[1:26:35] height, given the fact there's
[1:26:37] not the same sort of tree
[1:26:38] canopy surrounding or other
[1:26:39] large buildings.
[1:26:41] You could probably have a
[1:26:42] pretty decent amount that could
[1:26:45] then to my earlier point help
[1:26:47] power some of the common areas
[1:26:49] and certainly reduce utility
[1:26:50] costs.
[1:26:51] >> that's our goal.
[1:26:55] It's got great solar or
[1:26:56] genation as well.
[1:26:56] >> matt o'malley: thank you for
[1:26:58] doing that.
[1:27:00] It's proving hat we ought not
[1:27:02] put sustainability and
[1:27:02] affordability in competition
[1:27:03] with one another.
[1:27:05] They should be serving on the
[1:27:06] same track.
[1:27:08] Well done.
[1:27:08] >> raheem shepard: since you
[1:27:10] said that, I will start with
[1:27:12] affordability and
[1:27:13] accountability when it comes to
[1:27:15] the construction as well.
[1:27:17] I hope we can see responsible
[1:27:19] contractors on these projects,
[1:27:20] especially these larger
[1:27:21] projects in the community.
[1:27:26] I was looking at right here.
[1:27:28] 11 three bedrooms.
[1:27:30] I wish I could see more
[1:27:32] especially for more families
[1:27:33] living in mattapan square.
[1:27:35] The rendering to your left,
[1:27:37] that one hasn't been built yet.
[1:27:40] The one in similar size?
[1:27:41] >> yes.
[1:27:42] >> raheem shepard: have you
[1:27:43] heard nything on the streets
[1:27:46] of which ne MAY go first?
[1:27:48] >> no, we haven't.
[1:27:49] >> raheem shepard: and I only
[1:27:51] ask that because, you know,
[1:27:52] whichever project, that's going
[1:27:54] to be significant.
[1:27:56] In your project is directly on
[1:27:58] the main strip of blue hill
[1:27:58] avenue.
[1:28:00] that one is kind of on the
[1:28:02] curve a bit.
[1:28:05] I think hat and the indigo
[1:28:07] block project way down the
[1:28:09] block and other end of the
[1:28:10] street, going south.
[1:28:12] You know, in between there I
[1:28:14] hope to see some of the rest of
[1:28:15] these places get built to the
[1:28:16] same magnitude.
[1:28:19] But I'm happy to see squares
[1:28:20] and streets become successful.
[1:28:24] >> and if I MAY, we definitely
[1:28:25] appreciate the city's
[1:28:27] partnership working with us.
[1:28:30] I was chatting with bill
[1:28:31] earlier, my co-developer.
[1:28:36] We've seen a tremendous amount
[1:28:37] of cooperation on his in
[1:28:39] particular in terms of
[1:28:40] predictability, getting through
[1:28:42] the process, and efficiency in
[1:28:42] doing so.
[1:28:44] And even the squares and
[1:28:46] streets, it's helped us create
[1:28:48] as of right projects like this
[1:28:50] where we can help solve the
[1:28:51] housing crisis.
[1:28:53] So it's just wonderful to see
[1:28:55] that public/private set of
[1:28:55] initiatives.
[1:28:56] And it's great when we can put
[1:28:58] it to work on projects like
[1:28:58] this.
[1:28:59] >> raheem shepard: yes.
[1:29:01] Glad to see that happening.
[1:29:02] >> priscilla rojas: additional
[1:29:05] questions or comments?
[1:29:05] I -- yah.
[1:29:09] Just to echo.
[1:29:12] I mean, I get so, so excited
[1:29:16] for as of right projects and to
[1:29:18] really see all the hard work
[1:29:21] that, you know, the planning
[1:29:22] and then now to add the
[1:29:23] development to that.
[1:29:25] It's gratifying to see.
[1:29:26] Really proud of the team and
[1:29:27] happy to see the process
[1:29:29] working.
[1:29:31] the two and three bedrooms of
[1:29:35] family oriented is exactly
[1:29:37] what, you know, our
[1:29:37] neighborhood, my
[1:29:40] neighborhood -- I'm a mattapan
[1:29:41] resident -- needs.
[1:29:43] It's a real dream project, I
[1:29:49] think, for me.
[1:29:51] I'm just really... It's so
[1:29:51] great to see.
[1:29:56] It's so great to see investment
[1:29:57] in the community, in our
[1:29:58] community.
[1:30:00] And an investment like this.
[1:30:03] That is so needed and, you
[1:30:05] know, I could just see like the
[1:30:07] families in the area and the
[1:30:08] little kids walking to the
[1:30:09] schools and across the street
[1:30:12] from my house.
[1:30:14] Again, I'm just really, really
[1:30:15] pleased to see all of the
[1:30:17] cooperation and o see all of
[1:30:19] the hard work that the agency
[1:30:21] has done for many years to get
[1:30:27] projects like these swiftly
[1:30:28] through the rocess and to
[1:30:33] serve our community.
[1:30:34] So thank you.
[1:30:36] With that motion is in order.
[1:30:37] >> so moved.
[1:30:38] >> second.
[1:30:39] >> priscilla rojas: all those
[1:30:40] in favor?
[1:30:40] Opposed?
[1:30:41] The ayes have it.
[1:30:43] Thank you very much.
[1:30:47] Congratulations and good luck.
[1:30:48] All right.
[1:30:50] Item 14.
[1:30:51] Request authorization to issue
[1:30:52] a coping determination waiving
[1:30:54] further review pursuant to
[1:30:57] article 80b-5.3d.
[1:30:58] Large project review of the
[1:31:00] zoning code for the proposed
[1:31:02] construction of 165 residential
[1:31:05] rental units including 22idp
[1:31:07] units and 200 bicycle parking
[1:31:15] spaces located at 45 townsend
[1:31:16] street and issue of
[1:31:17] certification of compliance
[1:31:20] pursuant to section 80b-6 of
[1:31:21] the code upon successful
[1:31:23] completion of the article 80b
[1:31:24] large project review process
[1:31:29] and enter into an affordable
[1:31:31] rental housing and restriction
[1:31:32] and execute cooperation
[1:31:33] agreement.
[1:31:35] >> hello again.
[1:31:37] The proposed project before you
[1:31:41] is an article 80b large project
[1:31:44] in roxbury.
[1:31:45] Kensington investment company
[1:31:47] kic proposes to rehabilitate
[1:31:48] the existing structures at the
[1:31:51] approximately 4.58 acre site.
[1:31:54] The former location of the
[1:31:56] jewish memorial hospital which
[1:31:58] was mostly operated by radius
[1:32:00] specialty hospital before
[1:32:01] closure in 2014.
[1:32:03] The buildings have been vacant
[1:32:04] since closure.
[1:32:06] Proponent seeks to convert them
[1:32:09] into a multifamily dwelling use
[1:32:12] including 165 residential units
[1:32:14] served by 139 accessory parking
[1:32:16] spaces with six ride share
[1:32:18] spaces, 214 bicycle parking
[1:32:19] spaces for both residents and
[1:32:22] visitors, and residential
[1:32:25] accessory support areas and
[1:32:28] over 95,000 square feet of new
[1:32:30] open space on the site.
[1:32:31] The proposed project includes
[1:32:34] the demolition of approximately
[1:32:36] 8,000 square feet on the site
[1:32:38] as well as addition of new
[1:32:40] structural area totaling
[1:32:41] approximately 24,000 square
[1:32:41] feet.
[1:32:43] The proposed project has been
[1:32:44] intentionally developed in
[1:32:45] compliance with the zoning for
[1:32:45] the site.
[1:32:47] A letter of ntent was
[1:32:48] originally filed for the
[1:32:53] project on MAY 5th of 2017.
[1:32:54] the project notification form
[1:32:56] was subsequently filed on JULY
[1:32:59] 12th of 2017.
[1:33:00] The most recent supplemental
[1:33:03] filing of this project was
[1:33:06] filed on JANUARY 30th of 2026.
[1:33:08] And a public meeting was held
[1:33:09] on MARCH 4th, 2026.
[1:33:11] A joint public and iag meeting
[1:33:14] was also held on JULY 23rd of
[1:33:15] 2026 associated with the most
[1:33:17] recent supplemental filing.
[1:33:20] All meetings were circulated to
[1:33:22] the department's roxbury list
[1:33:23] serve.
[1:33:25] And the project received wide
[1:33:25] community support from
[1:33:26] community members.
[1:33:28] The project successfully
[1:33:29] completed boston civic design
[1:33:32] commission review on JULY 7th
[1:33:34] of 2026.
[1:33:34] There were more public and
[1:33:37] implt ag meetings throughout
[1:33:43] these nine years, but wanted to
[1:33:44] talk about thei ag
[1:33:44] meetings throughout these nine
[1:33:45] years, but wanted to talk about
[1:33:45] the signs.
[1:33:47] I ill now turn over to jason
[1:33:48] Mcdonald in reviewing the
[1:33:52] project before the development
[1:33:52] team presentation.
[1:33:54] Thank you.
[1:33:56] >> once again, I'm jason
[1:33:58] Mcdonald the planner assigned
[1:33:59] to the project.
[1:34:00] I'll be brief on this one.
[1:34:03] The proposed project is located
[1:34:08] in the townsend street
[1:34:09] community facility subdistrict
[1:34:11] of the roxbury neighborhood
[1:34:13] district with a portion of it
[1:34:16] towards the eastern end located
[1:34:18] within the 3f.
[1:34:21] 4,000 substrict but none of the
[1:34:22] proposed work will be within
[1:34:24] portion of the site.
[1:34:25] At various scales including
[1:34:28] some multifamily buildings in
[1:34:33] the nearby area.
[1:34:36] As mentioned bfore, it is a
[1:34:37] rehabilitation of unoccupied
[1:34:39] medical facility into a new
[1:34:41] multifamily residential
[1:34:42] complex.
[1:34:45] In the review process, the
[1:34:49] project has -- is proposed at
[1:34:51] zoning compliant right in both
[1:34:53] the parcels including with
[1:34:55] dimension regulation and the
[1:34:55] proposed use.
[1:35:00] So I will now pass over to the
[1:35:00] development team to give the
[1:35:07] full presentation.
[1:35:07] >> thank you.
[1:35:10] Good afternoon, MADAM Chair
[1:35:12] rojas, members of the board.
[1:35:14] My name is ted davis.
[1:35:16] I'm the project manager for the
[1:35:17] proposed project brought before
[1:35:19] you today located at 45
[1:35:20] townsend street in rox burr
[1:35:24] prip -- roxbury.
[1:35:26] Back in 2017 was the original
[1:35:31] project notification came in at
[1:35:32] 322 units.
[1:35:34] In 2019 it was brought down to
[1:35:35] 300 units.
[1:35:38] After an extensive article 80
[1:35:40] process of engagement with the
[1:35:42] community, in 2021 we submitted
[1:35:44] a supplemental iling for 199
[1:35:45] units.
[1:35:46] Unfortunately when covid hit,
[1:35:47] the financials no longer worked
[1:35:49] on the project.
[1:35:52] Back in 2025 we reached out to
[1:35:55] the neighborhood and bpda and
[1:35:57] re-engaged them in
[1:35:58] conversation.
[1:36:00] So again, it's a fully zoning
[1:36:00] compliant project.
[1:36:03] As you can see here, outlined
[1:36:05] by the white dashed line is the
[1:36:07] parcel surrounded by academy
[1:36:08] homes to the west and
[1:36:10] multifamily homes and single
[1:36:11] family homes on all other
[1:36:13] sides.
[1:36:17] next slide, please.
[1:36:21] Here's a video of the current
[1:36:23] site as we make its way around.
[1:36:25] We are maintaining most of it.
[1:36:26] There's some additions that
[1:36:30] will be off to the left side.
[1:36:31] The old dorm building, there
[1:36:32] will be a three-story addition
[1:36:33] off of that.
[1:36:38] The white building in the back
[1:36:39] of the property, I guess view
[1:36:40] north right now.
[1:36:42] That's an old warehouse that
[1:36:46] will be demolished.
[1:36:48] As well as some ancillary
[1:36:50] buildings that are not suitable
[1:36:54] for residential occupancy.
[1:36:58] Next slide, please.
[1:36:59] These are photos of the
[1:37:00] current site.
[1:37:01] One thing we wanted to point
[1:37:05] out as you can see, the urrent
[1:37:07] way the buildings are oriented
[1:37:09] with entrances, there's almost
[1:37:10] no connection to townsend
[1:37:11] street.
[1:37:12] It's even fenced off along the
[1:37:15] main front building at 45.
[1:37:16] So it's almost -- there's
[1:37:17] almost no interaction.
[1:37:18] One of the big things we want
[1:37:19] to do in the design is make
[1:37:21] this building part of the
[1:37:22] street, make this part of the
[1:37:25] community.
[1:37:30] Next slide, please.
[1:37:31] Again, this shows more photos
[1:37:36] of the front.
[1:37:38] Again, you can see no real
[1:37:39] dialogue.
[1:37:43] It'll be all fenced off and
[1:37:43] gated.
[1:37:44] Hides itself from the
[1:37:45] neighborhood.
[1:37:49] Next slide, please.
[1:37:51] Some context of some buildings
[1:37:51] in the neighborhood.
[1:37:55] An array of multi-family
[1:37:57] buildings that we're surrounded
[1:37:57] by.
[1:37:59] next slide, please.
[1:38:00] This gives an oversight of what
[1:38:03] we're planning to do.
[1:38:05] One of the things we're really
[1:38:08] proud of is we're trying to
[1:38:10] create what you would call an
[1:38:12] oasis in the city.
[1:38:14] There's an amazing viewpoint at
[1:38:16] the top of the property almost
[1:38:18] 70 feet above townsend street
[1:38:21] with incredible views of the
[1:38:21] city.
[1:38:22] There's some urban wild.
[1:38:24] So what we're trying to do is
[1:38:25] give space for the tenants to
[1:38:28] walk outside, take in the
[1:38:30] sights and really escape from
[1:38:31] the hustle and bustle without
[1:38:32] having to leave the property.
[1:38:36] Next slide, please.
[1:38:39] This shows the drastic
[1:38:41] elevation change across the
[1:38:41] site.
[1:38:43] It's 50 feat from townsend to
[1:38:44] the highest point.
[1:38:47] Six stories at townsend street
[1:38:48] and then three stories at the
[1:38:49] rear of the site.
[1:38:52] Next slide, please.
[1:38:54] This shows the updated
[1:38:58] renderings of the project.
[1:38:59] You see building a.
[1:39:01] This is the main entrance to
[1:39:12] the site with a constant --
[1:39:12] concierge.
[1:39:13] Those doors, you can walk right
[1:39:15] into your units from the
[1:39:16] street.
[1:39:18] Upper right is building b
[1:39:20] currently the old dorm
[1:39:20] building.
[1:39:22] Kind of the same idea.
[1:39:23] There's some front doors along
[1:39:24] the front of the building that
[1:39:27] face out to the street so
[1:39:28] there's interaction draektly at
[1:39:29] the street.
[1:39:29] Theirectly at
[1:39:30] the street.
[1:39:32] The bottom left corner, that is
[1:39:34] the publicly accessible parking
[1:39:34] lot.
[1:39:36] That's where the six ride share
[1:39:36] vehicles will be.
[1:39:40] They are not only for the
[1:39:43] development but for the
[1:39:43] community.
[1:39:44] As well that's the entrance to
[1:39:45] the community room.
[1:39:46] We are offering a community
[1:39:48] room that will be available to
[1:39:50] the neighborhood organizations
[1:39:52] to use whenever they need.
[1:39:54] And then on the right-hand
[1:39:56] side, the lore right-hand side
[1:39:59] you see a pedestrian access
[1:40:02] way.
[1:40:08] One of the big things we heard
[1:40:09] from the community was they
[1:40:12] wanted pedestrian access from
[1:40:13] there down to townsend.
[1:40:15] That was supposed to connect.
[1:40:16] When the hospital was put in
[1:40:17] that separated the connection.
[1:40:20] They did not want vehicle
[1:40:23] access, because the higginston
[1:40:24] school is right there.
[1:40:26] So that was something we kept
[1:40:31] in mind during this design.
[1:40:33] Again, some more aerial photos
[1:40:36] to see what we did.
[1:40:41] On the ottom right-hand corner
[1:40:42] the current slope of the
[1:40:45] parking lot is 12%.
[1:40:46] We're doing civil work to
[1:40:48] flatten out the parking areas.
[1:40:52] Not only are they safer, ut
[1:40:53] creates a nice tiered approach.
[1:40:55] We're adding a lot of trees to
[1:41:00] break up the parking and really
[1:41:02] hide it and create a
[1:41:03] comfortable space.
[1:41:07] Next slide, please.
[1:41:09] Again, more photos from
[1:41:10] townsend street.
[1:41:12] The lower left-hand side shows
[1:41:14] that main entrance in the front
[1:41:16] lawn area for people to hang
[1:41:16] out in.
[1:41:18] And then on the right side,
[1:41:24] we're calling the garden
[1:41:24] access.
[1:41:27] There's a staircase and
[1:41:28] pedestrian area leading up to
[1:41:32] the public community room just
[1:41:33] surrounded by vegetation and
[1:41:34] really creating a lot of green
[1:41:39] space.
[1:41:42] Again, more photos from
[1:41:42] townsend street.
[1:41:44] There is currently an existing
[1:41:45] overhead walkway connecting the
[1:41:47] two buildings.
[1:41:49] We wanted to keep this because
[1:41:51] this really helps with ada
[1:41:52] accessibility around the site.
[1:41:54] Given the severe grade changes,
[1:41:56] it was really hard to maintain
[1:41:56] accessibility.
[1:41:58] And this allowed us to make the
[1:42:00] highest point of the site which
[1:42:02] really is an incredible piece
[1:42:05] of landscape or piece of
[1:42:07] property accessible to
[1:42:08] handicapped residents.
[1:42:10] So via this walkway, they'll be
[1:42:11] able to get up to that highest
[1:42:15] point.
[1:42:19] Thank you.
[1:42:19] Again, more photos.
[1:42:22] The upper right-hand corner is
[1:42:24] the new dorm addition.
[1:42:29] This is situated over the
[1:42:29] current parking lot.
[1:42:31] We understand there's a lot of
[1:42:32] parking on this site.
[1:42:32] That was a huge concern for the
[1:42:35] community.
[1:42:37] So e did everything in our
[1:42:38] power to maintain as much
[1:42:39] parking as possible.
[1:42:42] As well as the six ride share
[1:42:43] vehicles.
[1:42:48] So we're hoping with these --
[1:42:51] by being able to save the
[1:42:52] parking, we would save as much
[1:42:55] parking as we can we'll be able
[1:42:57] to satisfy, restrict parking
[1:42:57] demands there.
[1:43:00] With that, we'll open up to
[1:43:00] questions.
[1:43:01] Thank you.
[1:43:01] >> priscilla rojas: questions
[1:43:05] or comments from the board?
[1:43:09] >> raheem shepard: excuse me.
[1:43:11] Again, I would love to see more
[1:43:12] three bedrooms.
[1:43:13] Personal preference of mine.
[1:43:15] I just want to speak about the
[1:43:15] construction.
[1:43:17] Have you talked to any
[1:43:18] construction managers or
[1:43:18] anything?
[1:43:19] Are you looking at anyone in
[1:43:22] particular?
[1:43:23] >> we have not spoken to any
[1:43:25] construction managers at this
[1:43:26] time.
[1:43:28] I have spoken with the
[1:43:28] carpenters union.
[1:43:30] But ultimately we need this to
[1:43:31] pencil in order for it to work.
[1:43:34] So we are open to any qualified
[1:43:35] contractors who are able to
[1:43:36] bid.
[1:43:38] Ideally we can work with local
[1:43:39] communities.
[1:43:42] We do plan to network with the
[1:43:44] cummins school to provide jobs
[1:43:47] for them both for construction
[1:43:48] and ong-term maintenance.
[1:43:50] But yeah, that first goal is
[1:43:52] making sure it pencils.
[1:43:54] >> raheem shepard: definitely a
[1:43:55] contrast difference from the
[1:43:57] beginning to now, just looking
[1:43:59] with the parking.
[1:44:02] 165 units, one-way street.
[1:44:03] A lot.
[1:44:04] It was a lot.
[1:44:05] >> yeah.
[1:44:06] >> raheem shepard: I know the
[1:44:07] process that you guys went
[1:44:07] through.
[1:44:09] Public process, it seems like
[1:44:11] as I looked at some of the
[1:44:14] comments it went from a lot
[1:44:17] opposed to more neutral but a
[1:44:17] lot of support.
[1:44:19] Because it seemed like you
[1:44:21] worked well ith the community.
[1:44:22] >> yeah.
[1:44:25] When I picked this up in 2025,
[1:44:26] I started at the feedback we
[1:44:28] got from the iag.
[1:44:30] You know, the iag wrote a nice
[1:44:33] letter in follow-up to the 2021
[1:44:33] supplemental filing.
[1:44:35] And so I went through that
[1:44:37] direct feedback and I tried to
[1:44:38] check off every single request
[1:44:39] they had.
[1:44:42] And we pretty much did.
[1:44:44] >> raheem shepard: great job.
[1:44:45] >> priscilla rojas: additional
[1:44:47] questions or comments?
[1:44:47] >> matt o'malley: thank you,
[1:44:48] MADAM Chair.
[1:44:49] Always appreciate adaptive
[1:44:51] reuse especially in this
[1:44:53] building which I know well.
[1:44:54] Given the height, has there
[1:44:57] been exploration about rooftop
[1:44:57] solar?
[1:44:58] >> we are.
[1:45:00] It's very -- you know, we would
[1:45:01] love to do green roofs, love to
[1:45:02] do solar.
[1:45:04] Again, it's coming down to
[1:45:05] making the numbers work
[1:45:08] financially.
[1:45:09] I agree with you.
[1:45:10] I think sustainability is
[1:45:13] financially responsible.
[1:45:14] And so I'm doing everything in
[1:45:15] my power to look at the
[1:45:17] incentives that are out there
[1:45:18] and sees what we can get and
[1:45:20] how to make it work.
[1:45:23] >> matt o'malley: okay.
[1:45:25] Given the earlier text zoning
[1:45:27] amendment we passed we'll go to
[1:45:28] the zoning commission, perhaps
[1:45:30] we'll make you guys a test case
[1:45:31] for that going forward.
[1:45:32] We appreciate the exploration
[1:45:33] and hope it pencils.
[1:45:35] >> thank you.
[1:45:35] >> priscilla rojas: additional
[1:45:38] questions or comments?
[1:45:40] hearing and seeing none, motion
[1:45:41] is in order.
[1:45:43] >> so moved.
[1:45:43] >> second.
[1:45:44] >> priscilla rojas: all those
[1:45:45] in favor?
[1:45:45] Opposed?
[1:45:47] The ayes have it.
[1:45:52] Motion passes.
[1:45:55] Good luck.
[1:45:56] Item 15.
[1:45:57] Request authorization to issue
[1:45:59] a certification of approval
[1:46:01] pursuant to article 80e small
[1:46:02] project review of the zoning
[1:46:04] code for the proposed
[1:46:05] construction of 35
[1:46:07] homeownership units, including
[1:46:10] six iz units, 75 vehicular
[1:46:12] parking spaces, and 42 bicycle
[1:46:16] parking spaces located at 350
[1:46:17] west fourth street enter into
[1:46:18] community benefits agreement in
[1:46:19] connection with the proposed
[1:46:22] project and take all related
[1:46:23] actions.
[1:46:23] Zoe?
[1:46:27] >> my name is zoe duvall, the
[1:46:30] project manager here to present
[1:46:33] the proposed article 80e small
[1:46:35] project located at 350 west
[1:46:36] fourth street in south boston.
[1:46:38] The project filed a small
[1:46:40] project review application on
[1:46:42] JANUARY 15th, 2026, and two
[1:46:43] public meetings were held.
[1:46:46] One on MAY 6th, 2026, and
[1:46:48] another on JULY 13th, 2026,
[1:46:50] which the public comment period
[1:46:51] was voluntarily extend.
[1:46:54] Both meetings were duly noticed
[1:46:56] and distributed to the south
[1:47:01] boston neighborhood zis --
[1:47:02] distribution list.
[1:47:04] The project would create 35 new
[1:47:05] homeownership units consisting
[1:47:09] of a mix of one, two, and three
[1:47:13] bedroom units six of which will
[1:47:17] be affordable to 80% to
[1:47:17] 100%
[1:47:17] 100%
[1:47:19] 100% ai.
[1:47:22] The proposed building would be
[1:47:23] located.
[1:47:28] The proposed project would
[1:47:29] include 75 total subgrade
[1:47:33] parking spaces, 37 of which are
[1:47:34] intended to be replacement
[1:47:36] spaces for the existing condo
[1:47:38] surface parks spaces.
[1:47:40] The proposed project would also
[1:47:41] include 42 long-term bike
[1:47:43] parking spaces and open space.
[1:47:44] The project is also subject to
[1:47:47] the updated article 37 zoning
[1:47:50] and s net zero carbon
[1:47:52] compliant and is an
[1:47:56] all-efficient electric
[1:47:56] building.
[1:47:58] I will now hand it over to my
[1:48:00] colleague tyler to run you
[1:48:00] through the planning context.
[1:48:06] Thank you.
[1:48:07] >> ood evening, MADAM Chair,
[1:48:10] members of the board t.
[1:48:12] My name is tyler torres and I
[1:48:14] am one of the planners assigned
[1:48:15] to this project.
[1:48:18] The proposed project is located
[1:48:21] in a south boston multifamily
[1:48:22] residential subdistrict.
[1:48:24] It seeks to expand the
[1:48:25] multifamily housing use located
[1:48:27] on this parcel by developing a
[1:48:30] new housing set on the existing
[1:48:31] parking lot associated with
[1:48:34] bigelow school condominiums
[1:48:34] building.
[1:48:36] The site sits in a
[1:48:37] predominantly residential
[1:48:39] neighborhood that is served
[1:48:42] well by transportation options
[1:48:46] with easy access, mbta bus
[1:48:48] routes, and then broadway
[1:48:49] redline station as well as
[1:48:50] three blue bike stations within
[1:48:51] a quarter mile.
[1:48:55] Next slide, please.
[1:48:57] The proposed project does seek
[1:48:59] zoning relief for minimum set
[1:49:01] back requirements.
[1:49:02] Staff recommend zoning relief
[1:49:05] given the condition it would
[1:49:05] ultimately deliver.
[1:49:07] If the building were strictly
[1:49:10] complying with the zoning
[1:49:12] envelope, the result would be a
[1:49:13] larger boxier structure.
[1:49:16] As depicted in this
[1:49:17] visualization here created by
[1:49:19] staff.
[1:49:21] The proposed setback
[1:49:22] adjustments are what allow the
[1:49:24] project to deliver improved
[1:49:26] open space and a better final
[1:49:27] building condition.
[1:49:28] The project also seeks two
[1:49:30] forms of zoning relief for
[1:49:30] parking.
[1:49:33] The first is for relief related
[1:49:35] to compact spaces.
[1:49:38] 75 total spaces, 50 of them or
[1:49:41] 67% are proposed as compact
[1:49:42] exceeding the south boston
[1:49:46] zoning article's 50% cap.
[1:49:48] This is largely a function of
[1:49:51] site geometry and a constrained
[1:49:52] footprint.
[1:49:54] Secondly, the combined site
[1:49:57] will provide 75 spaces for 82
[1:50:00] units at a 0.91 ratio.
[1:50:03] The riginal space, the
[1:50:05] original 47 spaces for the
[1:50:06] condominiums are retained and
[1:50:10] 28 space ifs for the 35 new
[1:50:11] spaces will be added.
[1:50:13] It's worth noting that the
[1:50:15] existing condition is already
[1:50:17] nonconforming under today's
[1:50:24] zoning standards.
[1:50:29] While btd's maximum parking
[1:50:30] ratios don't govern this
[1:50:33] article 80e project, they are
[1:50:33] instructive.
[1:50:36] As they target a max of 0.75 to
[1:50:38] 1.0 parking spaces per unit.
[1:50:42] The proposed 0.91 ratio sits
[1:50:44] comfortably in the iddle range
[1:50:45] of that guidance reflecting the
[1:50:46] site's strong transit access
[1:50:47] and consistency.
[1:50:49] I would now turn over to my
[1:50:53] colleague alexa penard from the
[1:50:54] urban design who will walk
[1:50:57] through the landscape and
[1:50:59] public realm strategy in
[1:51:01] greater detail.
[1:51:02] >> good evening.
[1:51:03] I'm the assistant deputy
[1:51:04] director for design review and
[1:51:08] I'm filling in for my
[1:51:11] colleagues tonight.
[1:51:12] The landscape design
[1:51:15] contributes to the overall plan
[1:51:17] through a combination of shared
[1:51:19] outdoor amenity space.
[1:51:21] The project provides a publicly
[1:51:22] accessible landscaped open
[1:51:24] space between teletwo with
[1:51:28] residential buildings creating
[1:51:31] a space with generous seating
[1:51:32] and shade and urbanized
[1:51:33] setting.
[1:51:35] Along with the fourth street,
[1:51:43] new street trees permeable
[1:51:45] paving and new street trees
[1:51:47] enhance pedestrian circulation,
[1:51:48] improved safety, and contribute
[1:51:52] to a more cohesive public
[1:51:52] realm.
[1:51:54] Next slide, please.
[1:51:55] The proposed building offers
[1:51:58] three stories of residential
[1:52:00] use over two levels of parking
[1:52:02] with parking concealed by the
[1:52:03] grade change between west
[1:52:06] fourth and silver street.
[1:52:09] Ground floor include the lobby
[1:52:11] and resident bike storage which
[1:52:13] is accessible from the entry
[1:52:13] walkway.
[1:52:15] The residential units are on a
[1:52:18] double loaded l-shaped
[1:52:20] corridor, the masonry portion
[1:52:21] of the building runs the full
[1:52:23] depth of the site, mirroring
[1:52:25] the bigelow school building,
[1:52:28] and the fiber cement clad
[1:52:31] portion along the street
[1:52:32] creating two different volumes
[1:52:34] facing west fourth and
[1:52:35] harmonizing with the scale of
[1:52:36] the neighborhood buildings.
[1:52:38] I'll pass back to zoe.
[1:52:39] >> all right.
[1:52:40] Lastly, this project was
[1:52:42] reviewed using the modernized
[1:52:45] article 80 processes and public
[1:52:46] engagement methods.
[1:52:47] The project has also been
[1:52:49] responsive to both planning
[1:52:51] department and public feedback
[1:52:54] resulting in a reduction in
[1:52:57] height and massing a one-story
[1:52:58] reduction s well as facade and
[1:53:00] site design features.
[1:53:01] This concludes is the
[1:53:04] presentation for this item.
[1:53:05] And we're here to answer any
[1:53:06] questions you MAY have.
[1:53:07] >> priscilla rojas: thank you.
[1:53:08] Any questions or comments from
[1:53:10] the board?
[1:53:11] All right.
[1:53:12] Hearing and seeing none, motion
[1:53:13] is n order.
[1:53:14] >> so moved.
[1:53:14] >> second.
[1:53:16] >> priscilla rojas: all those
[1:53:19] if -- in favor?
[1:53:20] Opposed?
[1:53:21] The ayes have it.
[1:53:23] Congratulations and good luck.
[1:53:24] Item 16.
[1:53:25] Request authorization to
[1:53:26] determine nat the existing
[1:53:27] affordable housing agreement
[1:53:29] and enter into an affordable
[1:53:31] rental housing agreement and
[1:53:32] restriction in connection with
[1:53:34] the construction of two idp
[1:53:37] units located at 204 west
[1:53:38] seventh street and take all
[1:53:39] related actions.
[1:53:39] Andy.
[1:53:42] >> >> thank you, MADAM Chair
[1:53:44] and members of the board.
[1:53:47] I'm andy feldman housing policy
[1:53:48] manager at the 345I yor's
[1:53:49] office of housing.
[1:53:50] tonightmayor's office
[1:53:51] of housing.
[1:53:54] Tonight I'm here to request
[1:53:56] your vote on affordable rental
[1:53:57] housing agreement and
[1:53:58] restriction for he development
[1:54:00] at 204 west seventh street in
[1:54:01] south boston.
[1:54:03] The development is building 14
[1:54:05] units, and the board previously
[1:54:06] thorssed an affordable housing
[1:54:08] agreement for two condominium
[1:54:08] units.
[1:54:10] Since beginning construction,
[1:54:12] the proponent has decided to
[1:54:13] change from homeownership to
[1:54:14] rental.
[1:54:15] Therefore the vote in front of
[1:54:17] you tonight will allow the
[1:54:19] agency to enter into the
[1:54:20] housing agreement to dedicate
[1:54:23] two rental units under
[1:54:24] inclusion nar development
[1:54:25] policy.
[1:54:26] Happy to answer any questions
[1:54:28] you MAY have.
[1:54:29] >> priscilla rojas: any
[1:54:32] questions or comments?
[1:54:35] Seeing none, motion in order.
[1:54:37] >> so moved.
[1:54:37] >> second.
[1:54:38] >> priscilla rojas: all those
[1:54:38] in favor.
[1:54:43] The ayes have it.
[1:54:44] Item 17 request authorization
[1:54:46] to amend conveyance documents,
[1:54:47] a first amendment to
[1:54:49] cooperation agreement and a
[1:54:50] first amendment to affordable
[1:54:51] housing agreement in connection
[1:54:53] with the development of 50
[1:54:53] herald street.
[1:54:56] >> I'm here to talk about the
[1:54:58] amendment to the cooperation
[1:54:59] agreement affordable housing
[1:55:00] agreement and conveyance
[1:55:01] documents for the previously
[1:55:04] approved project at 50 herald
[1:55:05] street in the south end.
[1:55:07] The project part of pda number
[1:55:13] 114 was originally approved in
[1:55:15] 2018 and includes 313 units
[1:55:17] with a mix of affordable and
[1:55:18] market rate units with ground
[1:55:20] floor retail.
[1:55:22] In 2024 the proponent filed the
[1:55:23] notice of project change which
[1:55:26] was approved at the JANUARY
[1:55:27] 2025 board.
[1:55:29] Included 117 units of all
[1:55:31] affordable housing, a mix of
[1:55:33] rental and homeownership.
[1:55:35] The number of units has not
[1:55:36] changed since the previous
[1:55:41] approval and the ground floor
[1:55:42] retail space.
[1:55:46] That blow
[1:55:46] elow-grade space was used
[1:55:49] for storage and not the retail
[1:55:50] space itself.
[1:55:51] An amendment to the cooperation
[1:55:52] agreement for the project is
[1:55:53] necessary to reflect the final
[1:55:55] parameters of the proposed
[1:55:56] project as well as the first
[1:55:58] amendment to the 2019
[1:55:59] affordable housing agreement to
[1:56:01] reflect the revised number of
[1:56:04] affordable housing units in the
[1:56:07] proposed project.
[1:56:08] Bpda staff has determined that
[1:56:11] the existing land disposition
[1:56:12] agreement which relates to the
[1:56:13] initial fully completed
[1:56:15] improvements of the project
[1:56:17] site for commercial uses should
[1:56:18] supersede the amendment of
[1:56:20] conveyance documents to reflect
[1:56:23] theory vised proposed project.
[1:56:25] While preserving certain right
[1:56:27] of the bpda.
[1:56:28] There are o other changes or
[1:56:30] items proposed this evening and
[1:56:31] no presentation for this iem.
[1:56:32] >> priscilla rojas: any
[1:56:33] questions or comments from the
[1:56:33] board?
[1:56:35] Hearing and seeing none, motion
[1:56:36] is in order.
[1:56:37] >> so moved.
[1:56:38] >> second.
[1:56:39] >> priscilla rojas: all in
[1:56:39] favor?
[1:56:39] Opposed?
[1:56:41] The ayes have it.
[1:56:42] Thanks, nick.
[1:56:44] And item 18.
[1:56:45] I need a motion to pay our
[1:56:49] bills.
[1:56:50] >> matt o'malley: I move that
[1:56:54] we pay our bills.
[1:56:54] [Laughter]
[1:56:55] >> priscilla rojas: all those
[1:56:56] in favor?
[1:56:57] No, a motion is in order.
[1:56:58] Did I do that?
[1:56:59] You just did that.
[1:57:00] Sorry.
[1:57:02] For some reason I'm just
[1:57:04] messing this one up.
[1:57:06] All those in favor?
[1:57:06] Opposed?
[1:57:07] The ayes have it.
[1:57:08] Please pay the bills.
[1:57:13] And finally, item 19.
[1:57:16] Director shen, the floor is
[1:57:16] yours.
[1:57:21] >> director shen: I want to
[1:57:23] start by first formally
[1:57:25] welcoming felicia jacques as
[1:57:27] she begins her tenure on the
[1:57:28] bpda board.
[1:57:30] We jumped right into the agenda
[1:57:31] without this formal welcome.
[1:57:36] And I want to provide just an
[1:57:37] introduction.
[1:57:38] Felicia swearing in this
[1:57:39] afternoon was ctually an
[1:57:41] historic event, because she is
[1:57:43] the first black woman to serve
[1:57:45] on the bpda board.
[1:57:48] In her role as the principal
[1:57:49] and manager of maloney
[1:57:51] development, she brings to the
[1:57:52] board more than 20 years of
[1:57:54] experience and knowledge in
[1:57:57] development, zoning, entitles,
[1:57:59] financing, and design.
[1:58:01] You already have seen that many
[1:58:03] of the staff and proponents
[1:58:06] know felicia well.
[1:58:07] Felicia has also been deeply
[1:58:11] involved in the city of oston
[1:58:14] serving as community
[1:58:15] preservation committee and also
[1:58:18] on the -- she served on
[1:58:19] historic boston, the boston
[1:58:22] landmarks commission, and she
[1:58:24] has also been the former board
[1:58:28] chair of citizens housing and
[1:58:29] planning association otherwise
[1:58:33] known as chapa.
[1:58:35] Prior to her role as maloney
[1:58:36] development, she was the
[1:58:38] director of real estate
[1:58:39] development for the northeast
[1:58:41] region for the community
[1:58:42] builders incorporated.
[1:58:44] She's also a member of the
[1:58:45] urban land institute and the
[1:58:47] boston chamber of commerce.
[1:58:50] We're delighted to have her
[1:58:52] join the bpda board and look
[1:58:53] forward to working alongside
[1:58:57] her as she reviews with staff
[1:58:59] and work with the board every
[1:58:59] month.
[1:59:02] So welcome, felicia.
[1:59:05] >> felicia jacques: thank you
[1:59:05] so much.
[1:59:07] It's wonderful to be back.
[1:59:08] We've worked together.
[1:59:10] Looking forward to working with
[1:59:11] everyone.
[1:59:15] >> director shen: I'd like to
[1:59:17] just highlight the approvals
[1:59:21] that the board took this
[1:59:21] evening.
[1:59:23] There were four new development
[1:59:25] projects totaling about just
[1:59:28] under 400,000 square foot of
[1:59:29] new development that will
[1:59:32] represent in today's dollars
[1:59:36] about $173 million worth of
[1:59:36] investment.
[1:59:39] These projects will deliver 329
[1:59:43] total new residential units of
[1:59:44] which 137 of them will be
[1:59:46] income restricted.
[1:59:48] When constructed, these
[1:59:50] projects will put approximately
[1:59:51] 360 trade peoples to work and
[1:59:54] create more than 180 indirect
[1:59:57] jobs.
[1:59:59] I want to highlight the biggest
[2:00:01] project that the board approved
[2:00:04] this evening, which is the 45
[2:00:05] townsend street n oxbury
[2:00:07] which is an adaptive reuse of a
[2:00:08] hospital.
[2:00:11] I think this is a hospital to
[2:00:13] resi conversion.
[2:00:16] And as noted by the
[2:00:20] presentation, it has had long
[2:00:22] history that was changed
[2:00:24] multiple times, actually
[2:00:32] interrupted by the covid-19
[2:00:33] pandemic and the current
[2:00:34] approved project is now fully
[2:00:36] zoning compliant and will
[2:00:38] deliver over 165 new homes in
[2:00:38] roxbury.
[2:00:40] I want to thank the proponent
[2:00:42] for persevering and thank the
[2:00:43] community members for working
[2:00:44] with he developer and our
[2:00:46] staff to make sure this project
[2:00:48] will eventually come to
[2:00:49] fruition.
[2:00:54] The other item of note tonight
[2:00:57] that we ae proved was the small
[2:00:58] clean energy infrastructure
[2:01:00] zoning which is another step
[2:01:05] towards a clean energy future
[2:01:10] by adopting zoning updates to
[2:01:12] meet and facilitate permitting
[2:01:13] the process for small clean
[2:01:14] energy infrastructure projects.
[2:01:16] This zoning is in compliance
[2:01:19] with the massachusetts law and
[2:01:20] establishes a consolidated
[2:01:22] local permitting process in
[2:01:24] line with the state law and
[2:01:27] boston's own climate resiliency
[2:01:29] goals in an effort to
[2:01:30] accelerate the transition of
[2:01:33] our energy sources in the
[2:01:33] coming years.
[2:01:35] This kind of infrastructure
[2:01:38] includes solar panels, wind
[2:01:40] turbines, battery energy
[2:01:42] storage, and short energy
[2:01:43] transmission lines.
[2:01:46] And it will streamline the
[2:01:50] process for approving these
[2:01:51] types of infrastructure nd as
[2:01:53] we see more of them being
[2:01:54] proposed I want to thank again
[2:01:56] our staff for working diligent
[2:02:00] diligently to approve the
[2:02:03] zoning update and actually
[2:02:04] engaging the ommunity about
[2:02:06] the importance of this kind of
[2:02:07] development.
[2:02:10] The zoning will now move
[2:02:12] forward to the boston zoning
[2:02:14] commission and in SEPTEMBER for
[2:02:17] approval and then be put nto
[2:02:21] effect as early as OCTOBER of
[2:02:21] this year.
[2:02:26] One other approval of note, of
[2:02:27] course, is the vote to extend
[2:02:30] the lease for mass robotics in
[2:02:36] the marine industrial park.
[2:02:37] Actually this will also not
[2:02:40] only extend that lease but also
[2:02:41] expand their footprint in the
[2:02:42] city of boston.
[2:02:45] Mass robotics is the largest
[2:02:47] independent hub for robotics in
[2:02:48] the world.
[2:02:51] And they have been a tenant of
[2:02:52] ours at 12 channel street for
[2:02:54] the last ten years.
[2:02:57] With this expansion they will
[2:03:00] remain in boston until at least
[2:03:00] 2036.
[2:03:03] They, of course, have been
[2:03:04] courted y other cities
[2:03:05] including new york.
[2:03:08] And so the fact they have
[2:03:10] chosen to actually remain and
[2:03:11] commit long-term to being in
[2:03:16] the city of boston is a major
[2:03:16] achievement.
[2:03:20] This is -- mass robotics is a
[2:03:21] world-renowned innovation and
[2:03:22] tech company.
[2:03:23] And for it to continue to
[2:03:26] invest in our city and make
[2:03:27] boston their home is a real
[2:03:30] achievement.
[2:03:33] And I want to thank, of course,
[2:03:35] I know chair rojas you've
[2:03:38] already thanked and made --
[2:03:39] appreciated the real estate
[2:03:40] staff for all their
[2:03:41] contributions that they make
[2:03:43] and you know every month that
[2:03:45] this board meets there is a lot
[2:03:48] of work that the real estate
[2:03:52] staff continue to put in to
[2:03:55] maintain good not only the --
[2:04:00] continuing the good work of
[2:04:02] maintaining tenancy in the park
[2:04:05] but also making sure that we're
[2:04:06] fiscally sound.
[2:04:08] So that ends my report for this
[2:04:08] month.
[2:04:09] >> priscilla rojas: thank you,
[2:04:09] again.
[2:04:12] Thank you so much, director
[2:04:12] shen.
[2:04:13] And I know you definitely
[2:04:15] should have opened it, but yes
[2:04:17] thank you.
[2:04:17] Welcome.
[2:04:18] Welcome, felicia.
[2:04:20] I've had the privilege to serve
[2:04:23] on the cpa board under
[2:04:24] felicia's leadership and you
[2:04:26] know we're all overwhelmed and
[2:04:27] overjoyed to hear that you're
[2:04:30] joining us.
[2:04:32] So welcome.
[2:04:35] And it is meaningful to be the
[2:04:36] first black woman sitting here
[2:04:37] at this table.
[2:04:42] Second latina, but the first to
[2:04:46] hold the gavel.
[2:04:47] It's important.
[2:04:52] It's really exciting to kind of
[2:04:53] see the city represented in
[2:04:56] this board.
[2:04:58] So with that wsh welcome.
[2:04:59] And I need a motion to adjourn
[2:05:00] the meeting.
[2:05:02] >> motion to adjourn?
[2:05:02] >> second.
[2:05:04] >> priscilla rojas: those in
[2:05:05] favor?
[2:05:05] Opposed?
[2:05:06] Ayes have it.
[2:05:07] Motion passes.