BPDA Board of Directors Meeting 10-15-26

2:34 Good afternoon. My name is Priscilla

2:36 Roas and I am the chair of the BPDA

2:38 board. Thank you for joining the October

2:40 15, 2026 Economic Development and

2:42 Industrial Corporation of Boston board

2:44 meeting. At this time, the Boston

2:45 Planning and Development Agency is

2:47 hosting public meetings in a hybrid

2:48 setting for the health, safety, and

2:50 accessibility of Boston residents.

2:52 Hybrid means that our board meetings are

2:53 conducted in person at city hall, in our

2:56 boardroom, on the 9th floor, and

2:58 virtually via Zoom in Boston City TV.

3:00 For more information and updates, visit

3:02 bostonplans.org.

3:04 The open public meeting law requires

3:06 that I notify the public that this

3:08 meeting is being recorded. Please be

3:10 aware that an audio and visual recording

3:11 of this meeting is being made and

3:13 broadcast by Boston City TV, which is a

3:15 part of the City of Boston Office of

3:17 Cable Communications at Exfinity channel

3:19 26, RCN channel 13, and Verizon Fios

3:22 channel 962. It is also being livereamed

3:25 at uh boston.govcable.

3:27 Now, if there's anyone in the audience

3:28 who's recording this meeting, I ask that

3:30 you please identify yourself now.

3:33 Hi. Will you please just identify

3:35 yourself?

3:37 Perfect. Thank you. Anyone else? Okay.

3:41 So, with that, we're going to start the

3:43 meeting with the roll call. Uh, Miss

3:45 Jacqu,

3:46 Miss Bennett,

3:47 present,

3:47 Mr. Shepard,

3:48 present.

3:49 Mr. Omali

3:49 here.

3:50 And I am present.

3:53 Item number one, request authorization

3:55 for the approval of the minutes of the

3:56 September 17th, 2026 board meeting. A

3:59 motion is in order.

4:00 So move.

4:01 Second.

4:02 All those in favor? I opposed. The eyes

4:05 have it.

4:06 Item number two, request authorization

4:08 to enter into a license agreement with

4:10 Topologic Technologies Incorporated for

4:12 storage cage 701A in Suite 701 at 12

4:17 Channel Street in the Raymond Elf Flynn

4:18 Marine Park for a period of 10 months

4:20 commencing on October 1st, 2026 and

4:23 ending on July 31st, 2027 with one

4:26 5-year option term. Moren.

4:29 Thank you, Madam Chair, members of the

4:30 board. Uh my name is Moreno Flarity and

4:33 I'm part of the leasing department

4:34 within the planning department. Um sweet

4:37 70 sweet 7012 channel street is a vacant

4:41 and very raw condition suite.

4:43 Significant investment will be required

4:45 to bring it to marketable and usable

4:47 condition. Staff believe that the most

4:49 cost-effective way to utilize suite 701

4:52 as well as to address increasing demand

4:54 for storage space within 12 channel

4:56 street is to create individual storage

4:58 units within the suite. Subsequently,

5:01 the BPDA built out a system of chain

5:03 link storage cages. Toba Logic has been

5:05 attended at 12 Channel Street since

5:07 August 2022. The existing lease is

5:10 scheduled to expire on July 31st, 2027

5:14 with one 5-year option to extend.

5:16 Topologic has requested to license

5:18 storage cage 701A, which consists of

5:22 approximately 237 square ft.

5:26 The 10-month term shall commence on

5:27 October 1st, 2026 and expire on July 20

5:31 July 31st, 2027 with one 5-year option

5:35 term to extend co-terminus with the um

5:39 lease for their sweet 805. The rent for

5:42 October shall be waved as an incentive

5:44 to license the cage and rent will

5:46 commence on November 1st, 2026. The

5:49 monthly license fee for sweet for cage

5:51 701A shall be $395 or $3,555

5:56 over the term. Staff is recommending

5:58 that the director be authorized to enter

6:00 into a license agreement between BPDA

6:03 and Topologic Technologies storage cage

6:06 701A. Thank you and I'm happy to answer

6:08 any questions.

6:09 Thank you. Uh do we have any questions

6:10 or comments from the board?

6:12 Okay, hearing and seeing none, a motion

6:14 is in order.

6:15 So moved.

6:16 Second.

6:16 All those in favor? I opposed. The eyes

6:19 have it. Motion passes. Um item number

6:22 three, request authorization to enter

6:24 into a license agreement with the Boston

6:25 Balloon and Confetti Company for storage

6:28 cage 701c in suite 701 at 12 channel

6:33 Street in the Rayman Alflyn Marine Park

6:35 for a period of 15 months commencing on

6:37 October 1st, 2026 and ending December

6:39 31st, 2027 with two single-year option

6:42 terms. Morin,

6:44 thank you. Um, similar to the last

6:47 presentation, uh, this will be regarding

6:49 the cage at 12 Channel Street. Boston

6:51 Balloon has been a tenant since January

6:53 1, 2025 with the three-year lease

6:56 expiring on December 31st, 2027 with two

6:59 single-year option terms. Boston Balloon

7:02 has requested to license Storage Cage

7:04 701C, which consists of approximately

7:07 360 square feet. The 15-month term shall

7:10 commence on October 1st, 2026 and expire

7:13 on December 31st, 2027 and shall be

7:16 co-terminous with the lease for sweet

7:18 504.

7:19 The two additional single year option

7:21 terms. The rent for October shall be

7:24 waved as an incentive to license the

7:25 cage and rent shall commence on November

7:27 1, 2026. The monthly license fee for

7:30 cage 701c shall be $550

7:34 or $7,700

7:36 over the term of the license. Staff is

7:38 recommending that the director be

7:39 authorized to enter into license

7:41 agreement between BPDA and Boston

7:43 Balloon and the Confetti Company for

7:45 storage cage 701C.

7:48 Thank you. And I'm happy to answer any

7:50 questions.

7:50 Great. Thank you. Any questions or

7:52 comments from the board? Okay. Hearing

7:54 and seeing none, a motion is in order.

7:56 So moved.

7:56 Second.

7:57 All those in favor? I opposed. The eyes

8:00 have it. Motion passes. Thanks.

8:01 Thank you. Item number four, request

8:04 authorization to extend the tenative

8:05 designation status of the Cronin Group

8:07 LLC for the long-term lease and

8:09 redevelopment of 24 Dryd do Avenue

8:12 within the Raymond L. Flynn Marine Park

8:13 and to continue lease negotiations for

8:16 the long-term lease and redevelopment of

8:18 the site for a period of 6 months until

8:20 April 30th, 2027. Stephanie,

8:23 thank you, Madam Chair and members of

8:25 the board. 24 Dryd do located at 24 to

8:28 26 dry dock Avenue and also known as

8:30 parcel L1 is an approximately 32,000

8:32 square foot parcel of land with an

8:34 existing three-story building to be

8:36 demolished as part of the proposed

8:37 redevelopment project. This site

8:39 directly abuts dry dock number three,

8:41 the only major dry dock facility in New

8:43 England capable of handling large

8:45 vessels such as military cargo ships and

8:47 cruise vessels. Boston ship repairs work

8:49 at the dry dock provides vessel

8:51 maintenance, repair, overhaul, and

8:52 conversion services for domestic,

8:54 international, and government customers

8:56 and is essential to the mission of EDIC

8:58 and the Raymond Elin Marine Park as well

9:00 as the maritime economy of New England.

9:02 It's estimated that BSR accounts for 100

9:04 jobs within its leaseold area as well as

9:06 500 indirect jobs. Following a public

9:09 RFP process for the disposition of the

9:11 24 dry dock site, the board voted to

9:13 award tenative designation to Cronin in

9:15 January 2020. During their due diligence

9:18 period, North Atlantic Ship Repair LLC,

9:20 a subsidiary of Cronin, purchased Boston

9:23 Ship Repair. This acquisition offered

9:25 the opportunity to expand the proposed

9:27 development in both size and alignment

9:29 with the adjacent dry dock number three

9:31 operations. Both the initial and

9:33 expanded development proposals align

9:35 with the uses identified in the Raymond

9:37 Flynn Marine Park master plan, as well

9:39 as the goal of cultivating and growing

9:41 this marine industrial use.

9:42 Additionally, the team received board

9:44 approval for the expanded building

9:45 proposal in October 2022. Since then,

9:48 the team has sought a pathway to

9:50 financing the proposed project, but like

9:52 many others, has faced headwinds,

9:54 including historically high construction

9:55 costs, a challenging capital market, and

9:57 the cooling life sciences market. For

10:00 this and other reasons, Cronin has

10:01 shifted its approach from seeking a life

10:03 science or related technology tenant to

10:05 exploring the potential for a maritime

10:06 focused third party to invest and

10:08 enhance existing operations at dry dock.

10:11 Number three, a not yet public investor

10:13 has been identified, and while the

10:15 contemplated agreement could be

10:16 finalized as soon as early next year, it

10:19 will require significant negotiation and

10:20 due diligence, hence our request for a

10:22 six-month extension of Cronin's tenative

10:24 designation. Lastly, it's important to

10:26 note that the contemplated investment

10:28 would modernize the facility and certify

10:30 the dry dock for Navy ship repair. Such

10:32 an investment would increase the

10:34 utilization, workforce training

10:35 capacity, and long-term viability of

10:37 this century old site of ship repair

10:40 while supporting up to 1,000 skilled

10:41 industrial jobs. The proposed operator

10:44 strategic fit and vision for the site

10:46 leverages the site's unique attributes,

10:47 including waterfront access, defense and

10:49 maritime connections, heavy industrial

10:52 infrastructure, and proximity to it

10:53 academic ecosystems in Boston.

10:56 Furthermore, it would reinforce maritime

10:57 industrial uses historically cited and

11:00 protected in this designated port area.

11:02 Thank you. And I'm happy to answer any

11:03 questions.

11:04 Great. Thank you. Uh any questions or

11:06 comments from the board? Okay. Hearing

11:09 and seeing none, a motion is in order.

11:10 So moved.

11:11 Second.

11:12 All those in favor? I

11:14 opposed. The eyes have it. Thanks,

11:16 Stephanie.

11:17 Uh item number five, personnel Mike.

11:21 Thank you, Madam Chair, members of the

11:23 board, and Director Shen. We have one

11:25 item for your consideration on the uh

11:27 EDIC

11:29 um agenda with the exact details

11:31 included in the board memos. Uh we have

11:34 one policy and procedure and the office

11:36 of general counsel appointing an acting

11:39 general counsel for conflict of interest

11:41 and signatory power in the absence of

11:44 general counsel.

11:45 Thank you.

11:46 Thank you. Um any questions or comments

11:48 from the board? Hearing and seeing none.

11:50 A motion is in order.

11:51 So moved.

11:52 Second.

11:53 All those in favor? I

11:54 I

11:55 opposed. The eyes have it. Motion

11:57 passes. Thanks, Mike. And I now need a

11:59 motion to adjourn this meeting.

12:01 So moved.

12:02 Second.

12:02 All those in favor. I

12:04 opposed. The eyes have it. EDIC meeting

12:06 is adjourned.

12:08 Okay. We'll start the next portion.

12:10 Thank you for joining the October 15th,

12:12 2026 Boston Redevelopment Authority

12:14 Board Meeting. At this time, the Boston

12:16 Planning and Development Agency is

12:18 hosting a public meetings in a hybrid

12:20 setting for the health, safety, and

12:21 accessibility of Boston residents.

12:23 Hybrid means that our board meetings are

12:25 conducted in person at city hall in our

12:27 boardroom on the 9th floor and virtually

12:29 via Zoom in Boston City TV at the same

12:31 time. For more information and updates,

12:34 please visit bostonplans.org.

12:37 The open public meeting law requires

12:39 that I notify the public that this

12:40 meeting is being recorded. Please be

12:42 aware that an audio and visual recording

12:43 of this meeting is being made and

12:45 broadcast by Boston City TV, which is a

12:47 part of the City of Boston Office of

12:48 Cable Communications at Exfinity channel

12:50 26 or CN channel 13 and Verizon Files

12:53 channel 962. It is also being livereamed

12:56 at boston.gov/cable.

12:58 Uh if there's anyone in the audience

13:00 who's recording this meeting, please

13:01 kindly identify yourself now.

13:04 McDonald.

13:06 Perfect. Thank you, Matt. Um, okay. So,

13:10 um, and we also ask that demonstrations

13:12 of approval or disapproval from members

13:14 of the public are not permitted during

13:15 the meeting. So, we're starting the

13:17 meeting with a roll call. Miss Jock,

13:19 present.

13:20 Uh, Miss Bennett,

13:21 present.

13:21 Mr. Shepard,

13:22 present.

13:23 Mr. Ali,

13:23 here.

13:24 And I am present.

13:26 Item number one, request authorization

13:28 for the approval of the minutes of

13:30 September 17th, 2026 board meeting. A

13:32 motion is in order.

13:33 So moved.

13:34 Second.

13:34 All those in favor? I

13:36 opposed. The eyes have it. Motion

13:38 passes.

13:40 Um, okay. Item number two, request

13:43 authorization to schedule a public

13:45 hearing pursuant to sections 80- or

13:47 80A-2 and ADC-5.4

13:50 of the zoning code to be held on

13:53 November 12th, 2026 at 5:30 p.m. or at

13:56 such a date and time deemed appropriate

13:58 by the director to consider the first

14:00 amendment to the plan development.

14:03 No. First amendment to the development

14:04 plan for plan development area number

14:06 48, East Boston Airport Hotel in the

14:09 East Boston neighborhood. It's a

14:11 scheduling request. So a motion is in

14:12 order.

14:13 So moved.

14:13 Second.

14:14 All those in favor? I opposed. The eyes

14:16 have it. Item number three, request

14:18 authorization to extend the license

14:20 agreement with the city of Boston

14:21 property management department for use

14:23 of the parcel located at 559 Columbia

14:26 Road in the Dorchester neighborhood to

14:28 support events and building repairs at

14:30 the Strand Theater until December 31st,

14:33 2028. Samantha.

14:35 Good afternoon, Madam Chair, members of

14:36 the board. I'm here to request approval

14:38 to enter a license with the city of

14:39 Boston acting by and through its

14:41 property management department for the

14:43 use of the Boston Boston Redevelopment

14:45 Authority owned parcel located at 559

14:47 Columbia Road to manage employee and

14:49 contractor parking and Strand the

14:51 loading dock access. The Strand Theater

14:53 is a venue for diverse range of

14:54 performing arts, cultural cultural

14:57 programming and community events. Its

14:58 mission is to engage multicultural

15:00 residents of greater Boston and to

15:02 strengthen the foundations of the

15:03 neighborhood. Located at 543 Columbia

15:06 Road, the Strand Theater is owned by the

15:07 city of Boston and managed by the

15:08 mayor's office of arts and culture. The

15:11 Strand Theater must use Barra owned

15:13 parking lot located at 559 Columbia Road

15:15 to access their loading dock.

15:18 On April 13, 2024, the board awarded

15:21 awarded tenative designation status to

15:24 Civicode Development LLC and Dream

15:26 Collaborative LLC. The timeline of this

15:28 proposed license should not interfere

15:30 with the physical development of the

15:31 site which is in its early due diligence

15:33 and permitting stages. The proposed

15:35 developer is aware of this license and

15:36 has no objections. The city of Boston

15:38 property management department at its

15:39 own cost and expense will maintain care

15:41 and custody of the license premise,

15:43 manage parking of the Strand Theater

15:45 employees and contractors and loading

15:47 dock access for the Strand Theater. City

15:50 of Austin Property Management

15:51 acknowledged that the license area is a

15:53 multiple multiple use area under

15:55 designation for the development and that

15:57 it will use its best effort to operate

15:59 with the operate the license activities

16:01 in a manner consistent with the

16:02 community use and development needs of

16:03 the license area. The BPDA and city of

16:06 Boston will hold a temporary 30-day

16:07 license for license premise contingent

16:09 upon board approval of the license term

16:11 shall extend till December 31st, 2028.

16:14 BPDA deserves the right reserves the

16:16 right to terminate the license agreement

16:18 within 3 months of written notice. There

16:19 is no fee for the use of this license

16:21 area. However, the city of Boston

16:22 provide adequate insurance to the BPDA

16:24 during the license term. Thank you. I'm

16:26 happy to answer any questions. Okay.

16:27 Thank you. Any questions or comments

16:29 from the board?

16:31 All right. Hearing and seeing none, a

16:32 motion is in order.

16:33 So moved.

16:34 Second.

16:34 All those in favor? I opposed. The eyes

16:37 have it. Motion passes. Thanks,

16:38 Samantha. Item number four, request

16:41 authorization to enter into a license

16:43 agreement with Boston Harbor Now

16:45 Incorporated for the installation of

16:46 temporary signs on Bar owned property

16:49 located on Long Warf from October 19th,

16:51 2026 through January 31st, 2027.

16:54 Samantha,

16:56 good afternoon. Member, Madam Chair,

16:57 members of the board, I'm here to

16:58 request approval to enter a license with

17:01 Boston Harbor Now for the installation

17:02 of temporary science, temporary

17:04 informative signs along Brown owned

17:06 property along Longworf. Boston Harbor

17:08 Now is a nonprofit 501c3 organization

17:11 that leads efforts to ensure an

17:13 accessible, resilient, and equitable

17:15 harbor through planning, policy, and

17:17 advoc advocacy work. Their work includes

17:20 operating information centers, running

17:22 several public programming initiatives,

17:24 supporting transportation to the islands

17:27 with the goal of ensuring usage of the

17:29 harbor while simultane simultaneously

17:31 increasing awareness about the

17:32 challenges facing coastal resiliency and

17:35 climate change. The proposed signs are

17:37 intended to bring awareness to the

17:38 forecasted high tides that will be

17:40 taking place directly over major

17:42 upcoming holidays. The signs will also

17:44 include a QR code that patrons can scan

17:46 to learn more and stay informed. Boston

17:48 Harbor Now at its own cost and expense

17:50 will install and maintain the signs on

17:53 Longore from October 19, 2026 through

17:56 January 31st, 2027. There is no fee for

17:59 the use of the license area. However,

18:01 Boston Harbor now will provide adequate

18:03 insurance to the BPDA for the duration

18:05 of this license. Thank you. I'm happy to

18:07 answer any questions.

18:08 Okay. Uh any questions or comments from

18:10 the board? All right. Hearing and seeing

18:12 none, a motion is in order.

18:13 So moved.

18:13 Second.

18:14 All those in favor? I

18:16 opposed. The eyes have it. Motion

18:17 passes. Thanks, Samantha.

18:19 Item number five, request authorization

18:21 to amend and extend the lease agreement

18:24 with Echo Beauty Hair Salon Incorporated

18:26 for the use of suite 101 at two boil

18:29 street, also known as the China Trade

18:31 Center for a period of 5 years

18:32 commencing October 30th, 2026 and ending

18:35 September 30th, 2031. Liz,

18:38 thank you, Madam Chair. Good afternoon

18:39 to members of the board. Um, today we

18:42 are seeking board um authorization to

18:44 enter into a new 5-year lease with Echo

18:46 Beauty Hair Salon, Inc. for suite 101 at

18:49 China Trade Center to Pyson Street in

18:52 Boston. Uh Ekko is an existing tenant

18:54 that has operated a hair salon at the

18:56 property since 2012. Uh the space

18:59 consists of approximately 790 ft. Ekko

19:03 currently pays approximately $3727

19:06 per square foot or 29,451

19:10 annually with a 3% annual increases.

19:13 Based on the current market conditions,

19:15 staff determined that Echo's existing

19:17 rent is approximately 15 to 20% above

19:20 market.

19:21 We are proposing a new 5-year lease at

19:23 $32 per square foot um for 25,280

19:28 annually with a 3% annual increase as

19:31 well. Uh the proposed lease will

19:33 generate approximately 134,220

19:37 in rental revenue over the 5-year term.

19:41 Although the initial rent represents

19:42 approximately a 15% reduction, retain an

19:46 echo allows us to avoid potential

19:48 vacancy and lose rental income and lost

19:51 rental income, avoid brokerage

19:53 commissions, and tenant improvement

19:55 costs, and maintain a stable long-term

19:58 tenant. The new lease will also require

20:00 ECHO to address electrical upgrades,

20:02 equipment compliance, ventilation, and

20:05 other building safety requirements at

20:06 the tenants's expense. Um, in

20:09 conclusion, uh, the staff recommends

20:11 board approval to enter into a proposed

20:13 5-year lease with Echo Beauty Hair

20:15 Salon, Inc. Uh, and thank you. I am here

20:17 to answer any questions you may have.

20:18 Okay. Thank you. Uh, questions or

20:20 comments from the board. All right.

20:23 Hearing and seeing none, a motion is in

20:24 order.

20:24 So moved.

20:25 Second.

20:25 All those in favor? I opposed. The eyes

20:28 have it. Motion passes. Thanks, Liz.

20:31 Item number six, request authorization

20:33 to extend the tenative designation

20:34 status of the planning office of urban

20:36 affairs and the Roxbury Stonehouse to

20:38 facilitate the redevelopment and sale of

20:40 the BPDA own uh 7 through9 Westminster

20:44 Terrace property in the Washington Park

20:46 urban renewal area project number Mass

20:48 R-24 in the Roxbury neighborhood for a

20:51 period of 6 months until April 30th,

20:53 2027. You

20:55 Thank you, Madam Chair and members of

20:57 the board. I am here to request an

20:59 extension to the tenative designation of

21:00 planning office for urban affairs or POA

21:03 and Roxberry Stonehouse or RSH for the

21:06 redevelopment of 7 to9 West Minute Ster

21:08 terrace which consists of 5,761

21:12 square feet of vacant land owned by the

21:13 BPDA in the Roxbury neighborhood. The

21:16 BPDA started this disposition in 2021

21:19 and released the RFP in 2023. Uh BPDA

21:23 received one proposal at the April

21:24 deadline that year from POA and the

21:26 Roxbury Stonehouse. Um POA is a

21:29 nonprofit housing developer affiliated

21:31 with the arch dasis of Boston. And RSH

21:34 is a nonprofit organization that cares

21:37 for and protects parents and child

21:39 survivors of domestic abuse and helps

21:41 them rebuild safe, secure, and

21:42 independent lives. POA and RSH's

21:46 proposal seeks to create a 13 unit

21:48 supportive housing and emergency shelter

21:50 building comprised of 11 studios and two

21:52 two-bedroom units. Uh the team was rece

21:56 um the team received tenative

21:57 designation status for the site in

21:58 October 2023. Since then, the last um

22:02 since then and also the last destination

22:04 extension this April, the team has

22:06 continued diligent progress to receive

22:09 um planning department urban design

22:10 approval of their permit set and also

22:13 secure a 2.7 million in um dollars in

22:16 EHLC supportive housing funding. At this

22:20 time, I would like to request an

22:21 additional six-month period of extension

22:23 to their tenative designation status,

22:25 during which time the development team

22:27 aims to select their general general

22:29 contractor, assemble the remaining

22:31 financing, receive their building

22:33 permit, and negotiate the deed and land

22:36 disposition agreement for closing. Thank

22:38 you. And I'm happy to answer any

22:39 questions.

22:40 Thank you. Um, any questions or comments

22:42 from the board?

22:44 Extension. Okay. Uh, hearing and seeing

22:46 none, a motion is in order.

22:47 So moved.

22:48 Second. All those in favor? I opposed.

22:51 The eyes have it. Thanks, Ian. Thank

22:52 you. Item number seven, request

22:54 authorization to award final designation

22:57 status to the Boston Food Forest

22:59 Coalition Incorporated for the sale and

23:01 redevelopment of 82 Mascot Street in

23:03 Dorchester for the creation of public

23:06 open space and community garden. Ben,

23:08 thank you, Madam Chair, members of the

23:10 board. We can go to the next slide. I'm

23:12 here to recommend that final designation

23:14 status be granted to to Boston Food

23:16 Forest Coalition. I'll name it as BFC in

23:19 the rest of my talk. Uh for the sale and

23:21 redevelopment of 82 Mascot Street as

23:23 part of a joint RFP issued by the

23:25 mayor's office of housing for open space

23:27 along with four and city of Boston owned

23:30 parcels at 301, 303, 305, and 307 uh

23:34 Norfolk Street in Dorchester. 82 mascot

23:38 consists of approximately 4,000 square

23:40 feet of vacant land and is approximately

23:43 131 feet to the west along Norfol Street

23:45 to the Mo parcels uh all in Dorchester.

23:48 Uh in September 2025, Mo issued an RFP

23:51 for open sp open space on 82 mascot and

23:54 the Mo uh Norfolk Street sites. The

23:57 objectives of the RFP emphasize

23:59 community gathering space with edible

24:01 plantings, beautifification of and other

24:03 improvements to the sites, programming

24:05 for all ages, a comprehensive

24:07 maintenance plan, and tree preservation

24:08 and management. Mo and BPDA received one

24:12 proposal in response to the RFP, and

24:14 BFC's proposal was evaluated as highly

24:16 advantageous and awarded tenative

24:18 designation in February. You can go to

24:20 the next slide. BFC proposes an

24:23 accessible open community um space at 82

24:26 Mascot Street. The property will be an

24:28 area where people in the community can

24:29 gather outdoors uh among native plants

24:31 and trees and harvest and share food

24:33 freely. Uh the BFFC team has finalized

24:37 or is near finalization on their design

24:39 plans, approval from the MBTA given the

24:41 proximity to the railway operations and

24:44 maintenance plan and Boston water and

24:46 sewer permit. The team is applying for

24:48 CPA funds in their uh in this upcoming

24:50 funding round. Um although if they are

24:53 not awarded uh this round, the team has

24:55 the funds to complete the project on

24:57 hand. I will also note that the approval

24:59 for conveyance has already been approved

25:00 by the uh for the Mo sites uh by the by

25:04 the public facilities commission. Uh

25:06 given the progress of the project, our

25:08 team recommends that BFC receive final

25:10 designation for 82 mascot in order for

25:13 the property to be sold and redeveloped

25:14 by them. Um Liz uh their director of

25:17 engagement and food forest construction

25:18 is also here with me tonight in case you

25:20 have any specific questions. But that's

25:22 the whole presentation.

25:23 Yeah. Thank you. Um questions or

25:25 comments from the board?

25:28 I'm just curious um to hear about um you

25:31 know how does the programming of this

25:33 work and just to get just a little bit

25:35 more detail on how um you know the

25:37 public uh would be you know benefit from

25:39 something like this.

25:41 Yeah. So what we're proposing is a food

25:44 forest park. Um the food forest is a

25:47 place people gather and the vegetation

25:50 is edible and so there are places to

25:54 gather and seats and um also a place for

25:58 um if people want to have hear music or

26:01 um and they also learn how to care for

26:03 their site. And so we provide education

26:07 um and support for the care of this

26:10 edible landscape and um we have run 15

26:14 food forests across the city um and um

26:18 there's a demand for other food forest

26:20 and we're happy to be here to present.

26:22 Thank you so much. Um any additional

26:24 questions or comments from the board

26:27 make a comment. Uh recently I've seen

26:29 something similar at the lower end of

26:31 Blue Hill where they they had you know

26:34 basically you could see them growing

26:35 foods. I'm not sure what type of foods

26:37 but growing foods and then some a stand

26:39 where people can perform live music and

26:42 things of that nature but I seen it

26:43 being utilized and it look nice. It look

26:46 very good for the community. You saw

26:48 people you know engage in talking to

26:50 each other. So definitely nice and good

26:52 to see it popping up everywhere.

26:54 Great. Thank you.

26:55 Great. Additional questions or comments?

26:57 Hearing and seeing none. A motion is in

26:59 order.

26:59 So moved.

26:59 Second.

27:00 All those in favor? I opposed. The eyes

27:03 have it. Motion passes. Thanks so much,

27:04 Ben.

27:06 Oh, wait. One more. Uh, request

27:08 authorization. Item number eight.

27:10 request authorization to approve P10

27:12 phase 3 LLC as the new redeveloper of a

27:16 portion of parcel 10 within the

27:18 southwest corridor development plan

27:19 known as parcel B and to extend the

27:22 tenative designation of P10 phase 3 LLC

27:25 as the redeveloper of a portion of

27:27 parcel 10 in the southwest corridor

27:30 development plan for a period of 6

27:31 months until April 30th 2027. Ben,

27:35 thank you Madam Chair, members of the

27:37 board. Parcel 10 is located in Roxberry

27:39 near Newbian Square adjacent adjacent to

27:41 Melnia Cast Boulevard and Washington

27:43 Street at 2085 Washington Street.

27:46 Earlier completed phases of the parcel

27:48 10 redevelopment includes the Tropical

27:50 Foods grocery store and a mixeduse

27:52 residential building. Parcel B is the

27:54 last remaining area for the

27:55 redevelopment of part on parcel 10. The

27:58 board originally voted to award Madison

28:00 Tropical LLC tenative designation on May

28:02 15, 2012 and most recently extended the

28:05 designation for parcel B of parcel 10 to

28:08 Madison Trinity 2085 LLC in April 2026.

28:12 Due to litigation, the project has been

28:15 stalled for a few years, but this

28:16 litigation has now been resolved. The

28:18 team can now proceed with the

28:20 development as part on this parcel B.

28:22 Uh, as part of this vote tonight, we are

28:24 requesting the board approve the new red

28:26 the new redeveloper of this portion of

28:28 the project, which is P10 phase 3 LLC.

28:32 This new entity may be a new name, but

28:34 the parties are generally still the

28:36 same. The team consists of Madison uh

28:38 Park Development Corporation, one of the

28:40 original developers uh who responded to

28:42 the original RFP um and BLD properties

28:46 which is an entity set up by the project

28:49 executive from Trinity Financial uh who

28:51 was overseeing the project under that

28:53 prior uh entity which was Madison

28:54 Trinity 2085. So from Trinity uh same

28:58 project manager at least. Uh both

29:00 parties we know well and have been

29:02 working together to try to redevelop

29:03 this property for many years and have

29:05 spent sub and both have spent um uh sub

29:09 substantial financial resources on the

29:11 on the project. The redeveloper is

29:13 proposing to create a mixeduse mostly

29:16 residential building. Since the last

29:17 extension, they have resolved the

29:19 litigation, as I've said before, started

29:21 the NPC process for their updated design

29:23 plans presented at the Roxberry

29:25 Strategic Master Plan Oversight

29:27 Committee, and many other other items.

29:29 I'll not go I will not go into the

29:31 details of the changes of the design

29:32 here since you will those will come

29:34 before you as a notice of project

29:35 change.

29:36 Got it. During the next six-month

29:38 extenative designation period, the

29:39 redeveloper seeks to complete their

29:41 notice of project change, and thus

29:43 present to the board, complete 70%

29:45 construction documents, submit an

29:46 updated funding request to the

29:48 Massachusetts Executive Office of

29:49 Housing Livable Communities and other

29:51 funding sources.

29:53 Uh, it is therefore recommended that the

29:54 board approve the new development entity

29:56 and authorize a six-month extension for

29:58 tenative designation. Thank you, and I'm

30:00 happy to answer any questions.

30:01 Okay. Thank you. Uh, any questions or

30:03 comments from the board? All right.

30:05 Hearing and seeing none, a motion is in

30:07 order.

30:07 So moved.

30:08 Second.

30:08 All those in favor? I opposed. The eyes

30:11 have it. Motion passes. Thanks, Ben.

30:12 Thank you.

30:13 Item number nine, uh, request

30:15 authorization to execute a contract with

30:17 Los Meadows uh, cleaning services

30:20 incorporated for snow clearance and

30:22 salting and sanding uh, services on bar

30:26 owned properties in an amount not to

30:27 exceed $175,000 per year and for a

30:31 contract term of three years with two

30:33 one-year extension options. Chris.

30:36 Good afternoon, Madam Chair, members of

30:37 the board. Director Shen, I'm here today

30:40 to present the awarded bid for snow

30:41 removal services for Bar owned property

30:43 citywide. The selected contractor will

30:46 provide all necessary labor, materials,

30:48 equipment, and related services to clear

30:49 snow and apply salt and sand as needed

30:52 during the during and following each

30:54 snow event. In response to the

30:56 invitation for bids issued on August

30:58 24th of 2026, the BPDA received and

31:00 opened four bids on September 8th, 2026.

31:03 Of the four bids received, loss Melo's

31:06 Cleaning Services Incorporated was

31:07 determined to to be the most responsible

31:10 and responsive bidder. The contract will

31:12 be awarded for initial three-year term

31:13 at a cost of $525,000

31:16 with the potential to increase to

31:17 $875,000 if both one-year extension

31:20 options are exercised. The contract will

31:23 be funded through the PPDA operating

31:25 budget and is considered an ongoing

31:27 operating expense necessary to maintain

31:28 safe pedestrian access along browned

31:31 sidewalks throughout the city. Thank

31:33 you. I'm happy to answer any questions.

31:35 Okay. Thank you. Uh any questions or

31:37 comments from the board?

31:38 Right. Hearing Hearing Hearing Hearing

31:39 Hearing Hearing Hearing He and seeing

31:39 none, a motion is in order.

31:40 So moved.

31:41 Second.

31:41 All those in favor?

31:42 I opposed. The eyes have it. Thanks,

31:45 Chris.

31:46 Thank you. Item number 10, uh, request

31:48 authorization to execute a construction

31:50 contract with Unified Contracting

31:52 Incorporated for the construction of the

31:54 Little Mystic Channel Harborwalk

31:56 extension project located on Terminal

31:58 Street in an amount of 5,146,127.71

32:05 with 5% contingency in the amount of

32:08 $257,36

32:11 for a total aggregate contract amount of

32:13 $5,43,433.

32:15 $3.71.

32:17 Tyler,

32:18 thank you, Madam Chair. Members of the

32:19 board, you

32:19 always give me these like complicated

32:21 numbers to read out.

32:24 We are we are requesting authorization

32:26 to award and execute a construction

32:28 contract with Unified Contracting, Inc.

32:30 for the Little Mystic Channel Harborwalk

32:31 Extension project on Terminal Street in

32:33 Charles Town. The project will complete

32:35 a missing section of the Boston Harbor

32:37 Walk, providing approximately 1,000 ft

32:39 of shared use pedestrian and bicycle

32:41 path and safe continuous access to the

32:43 waterfront while avoiding busy truck

32:45 routes that lack sidewalks. The project

32:48 will also include seaw wall repairs,

32:50 utility installation, and amenities such

32:51 as an accessible seating, fishing areas,

32:54 exercise equipment, public art, trees,

32:56 fencing, and landscaping.

32:58 The project received six bids through a

33:00 competitive procurement process

33:01 conducted in accordance with master law

33:03 chapter 339M unified contracting

33:06 submitted the lowest bid. The

33:08 construction contract is 5,146,27.71

33:13 with a 5% contingency of 250 $257,36

33:18 for a total authorization of

33:20 5,43,433.71.

33:24 Therefore, staff staff recommends

33:25 authorization to award and execute a

33:27 construction contract with Unified

33:29 Contracting, Inc. for the Little Mystic

33:30 Channel Harborwalk Extension Project.

33:32 Thank you. Happy to answer any

33:33 questions.

33:33 Okay. Thank you. Questions or comments

33:35 from the board.

33:37 Uh hearing and seeing none. A motion is

33:39 in order.

33:39 So moved.

33:40 Second.

33:40 All those in favor? I opposed. The eyes

33:43 have it. Motion passes. Thanks, Tyler.

33:45 Item number 11, a request authorization

33:48 to execute a contract with HDR

33:50 Engineering Incorporated for

33:52 construction management services for the

33:53 Little Mystic Channel Harborwalk

33:55 extension project located at Terminal

33:57 Street in an amount of $380,784

34:01 with a 10% contingency in amount of

34:04 $38,78

34:05 for a total aggregate contract amount

34:07 not to exceed $418,862.

34:11 Tyler,

34:12 thank you. Again, we are requesting

34:13 authorization to award and execute a

34:15 construction management contract with HR

34:17 Engineering for the Little Mystic

34:19 Channel Harborwalk extension project on

34:20 Terminal Street in Charlestown.

34:22 Construction management services will

34:23 include part-time resident engineering,

34:25 weekly field reports, submittal reviews,

34:27 responses to requests for information

34:29 and change orders, and project closeout.

34:31 The contract amount is $380,784

34:35 with a 10% contingency of $38,78

34:38 for a total authorization of $418,862.

34:42 Therefore, staff recommends

34:44 authorization to award and execute a

34:45 construction management contract with HR

34:48 Engineering for the Little Mystic

34:49 Channel Harborwalk extension project.

34:51 Thank you. Happy to answer any

34:52 questions.

34:53 Okay. Thank you. Quick question. What is

34:55 the estimated um time to completion?

34:58 Just out of curiosity

35:00 at 18 months.

35:01 Okay, cool. That's exciting. Um, that

35:04 was it. Uh, any other questions or

35:06 comments? Hearing and seeing none, a

35:08 motion is in order.

35:08 So moved.

35:09 Second.

35:09 All those in favor? I opposed. The eyes

35:12 have it. Motion passes. Thanks, Tyler.

35:15 Another one. Okay. Uh item number 12,

35:18 request authorization to invitation an

35:21 invitation for bids for construction

35:23 work of the shipyard park waterfront

35:25 repairs project in the Charlestown

35:27 Navyyard.

35:28 Thank you again. We are requesting

35:30 authorization to advertise and issue an

35:32 invitation for bids for the shipyard

35:33 park waterfront repairs project at the

35:35 Charles Charletown Navyyard. The project

35:37 is in the next phase of ongoing

35:39 waterfront infrastructure improvements

35:40 and will address deterioration along

35:42 flagship warf, including critical steel

35:44 bulkhead repairs between peers four and

35:46 five, concrete spall repairs near the

35:49 pier 4 ferry landing, repairs to the

35:51 underside of the pier, and improvements

35:53 to the fendering system and abandoned

35:54 utilities. The total project estimate is

35:57 approximately 5.9 million with 3.33

36:01 million remaining for the original FY26

36:03 capital budget after design costs. Staff

36:06 will use a phase procurement approach.

36:08 The base scope is estimated at a 2.9

36:10 million with prioritized and add

36:12 alternatives that can be incorporated as

36:15 additional funding becomes available.

36:17 The invitation for bid will be publicly

36:19 advertised in accordance with master law

36:21 chapter 30 and 39mm and the construction

36:23 contract will will return to the board

36:24 for approval. Therefore, staff

36:26 recommends authorization to advertise

36:27 and issue an invitation for bids for the

36:29 shipyard park waterfront repairs

36:31 project. Thank you. Happy to answer any

36:32 questions.

36:33 Thank you. Uh questions or comments from

36:35 the board? Right. Hearing and saying

36:37 none. A motion is in order.

36:38 So moved.

36:39 Second.

36:39 All those in favor? I opposed. The eyes

36:42 have it. Item number 13, request

36:44 authorization to execute a construction

36:47 contract with ACK Marine and General

36:49 Contracting LLC for the construction of

36:51 the Long Wararf North boardwalk

36:53 replacement project in the amount of

36:55 $460,410

36:58 with a 20% contingency in the amount of

37:00 $92,82

37:02 for a total aggregate contract amount of

37:05 55 $552,492.

37:08 Tyler,

37:09 thank you again. We are requesting

37:10 authorization to award a construction

37:12 contract to ACK Marine and General

37:14 Contracting LLC for the Longw Warf North

37:17 Boardwalk Replacement Project. The

37:19 project addresses structural defic

37:20 deficiencies along approximately 215 ft

37:23 of the north boardwalk, including

37:24 deteriorating supports, cross bracing,

37:27 and connection hardware. The work will

37:29 replace select supports with adjustable

37:31 screw jacks, repair the existing

37:32 framing, and reinstall the deck boards.

37:34 These improvements will also help bring

37:36 the boardwalk into compliance with state

37:38 accessibility requirements for slopes

37:40 and cross slopes. Four bids were

37:42 received with ACK Marine and General

37:44 Contracting submitting the lowest bid at

37:46 $460,410.

37:48 The contract includes a 20% contingency

37:50 of $92,82

37:52 bringing the total authorization to

37:54 $552,492.

37:56 Therefore, staff recommends

37:58 authorization to award a construction

37:59 contract with the ACK Marine and General

38:01 Contracting LLC. Thank you. Happy to

38:03 answer any questions.

38:04 Okay. Thank you. Uh questions or

38:06 comments from the board.

38:08 All right. Hearing and seeing none. A

38:09 motion is in order.

38:10 So moved.

38:10 Second.

38:11 All those in favor? I opposed. The eyes

38:13 have it. Um motion passes. Thank you,

38:15 Tyler.

38:16 Thank you.

38:18 Item number 14, request authorization to

38:20 enter into a grant agreement with the

38:22 Lewis D. Brown Peace Institute

38:24 Corporation to provide a one-time grant

38:26 of $250,000 in neighborhood development

38:30 funds to support construction of its new

38:33 center of healing, teaching, and

38:34 learning located at 30 Westville Street

38:37 and the adjacent unnumbered Westville

38:39 Street parcel in Dorchester and to take

38:41 all related actions. Michelle. Good

38:44 afternoon, Madame Chair, members of the

38:46 board, Director Shen. I'm Michelle

38:48 Goldberg, director of finance and the

38:50 planning department. The BPDA and the

38:53 mayor's office of housing jointly manage

38:55 the long-standing neighborhood

38:56 development fund, which may be used to

38:58 support a range of community development

39:01 initiatives, including acquisition,

39:04 economic development, and place-based

39:06 investments.

39:08 Founded in 1994, the Louise D. Brown

39:12 Peace Institute provides healing

39:14 centered services, education, training,

39:17 and advocacy for families and

39:19 communities affected by murder, trauma,

39:21 grief, and loss. The Peace Institute is

39:24 advancing a new permanent home that will

39:27 expand its capacity to serve survivors

39:30 and families, train providers and

39:32 community partners, and convene

39:34 residents around healing and violence

39:36 prevention. The proposed project will be

39:39 located on two city-owned parcels at 30

39:43 Westville Street and the adjacent

39:45 unnumbered Westville Street parcel in

39:47 the four corners area of Dorchester. The

39:50 parcel totals approximately 23,056

39:54 square ft. The Public Facilities

39:57 Commission tentatively designated the

39:59 Peace Institute as developer in March

40:02 2023

40:04 and in March 2026 extended the tentative

40:07 designation and intent to sell period

40:10 through March 15, 2027 to allow the

40:13 organization additional time to advance

40:16 project financing, permitting, and

40:17 pre-construction activities. The Peace

40:20 Institute proposes uh to construct a

40:23 threestory center of healing, teaching,

40:26 and learning with an estimated total

40:28 development cost of 17.5 million.

40:32 The new facility is intended to include

40:35 private meeting rooms, exhibit space,

40:37 yoga studios, and so on. Um the project

40:42 is being coordinated with Mo and remains

40:45 subject to the city's land disposition,

40:47 design review, permitting, financing,

40:49 and construction requirements. The

40:52 proposed NDF grant will provide a

40:54 one-time capital contribution towards

40:57 the construction of the new facility.

41:00 Dis uh dispersement of the NDF funds

41:02 will be contingent upon receipt of

41:05 written confirmation of the BPDA and

41:07 peace institute has hired a general

41:09 contractor and is scheduled to break

41:11 ground on site. Therefore, we seek your

41:13 approval to enter into this grant

41:15 agreement and I can answer any questions

41:17 you have. Thank you.

41:18 Thank you. Uh questions or comments from

41:20 the board?

41:21 No, no uh questions, Madam Chair. Just a

41:24 comment. wanted to uh thank the team for

41:26 this work and and just how important

41:28 this is and what an inspiration Tina

41:30 Cherry is. Um Tina, as many of you know,

41:32 was uh Louis was is Lewis D. Brown's

41:34 mother. Um many of us can remember

41:37 vividly when he lost his life. Um it

41:39 struck with me. We were the same age. I

41:41 think he was a couple months older than

41:42 I was. And um Tina has channeled I think

41:46 that unimaginable loss and just made it

41:48 such uh helped countless lives um in his

41:51 honor, in her son's honor. Um, so it's

41:53 it's wonderful to see this work continue

41:56 nearly 40 years after the fact.

41:59 Thank you for that. Uh, additional

42:00 questions or comments? Hearing and

42:02 seeing none, a motion is in order.

42:04 So moved.

42:04 Second.

42:05 All those in favor? I opposed. The eyes

42:07 have it.

42:08 Uh, motion passes. Thanks, Michelle.

42:10 Thank you. Item number 15, request

42:12 authorization to enter into a grant

42:14 agreement with the American City

42:15 Coalition for the purposes of

42:17 commissioning a market analysis of

42:19 Nubian Square using $67,000 of

42:22 neighborhood development funds and to

42:23 take all related actions. Michelle,

42:25 thank you, Madam Chair, members of the

42:27 board. Director Shen, second request

42:29 here for NDF funds is for the American

42:32 Coalition of Cities, referred to as TAC,

42:35 founded in 1994. The American City

42:38 Coalition or TAC is a Roxberry based

42:40 501c3 organization committed to

42:43 providing thought leadership and

42:45 technical assistance uh to advise

42:49 multis- sector and multistakeholder

42:51 partnerships that focus on investments

42:53 and improve the quality of life for

42:55 Roxberry families. In 2020, TAC

42:58 completed a market analysis that sought

43:00 to identify factors that distinguish

43:02 Nubian Square as a location capable of

43:06 attracting outside investors, recommend

43:09 strategies to improve the business

43:11 district's commercial viability, and

43:14 help inform the future conversations

43:16 about improving the neighborhood.

43:19 It follows the board's adoption of plan

43:23 Nubian Square, originally called Plan

43:25 Dudley Square in 2019, which serves as a

43:27 community anchored implementation plan

43:30 for the disposition and redevelopment of

43:32 vacant parcels.

43:34 With the creation of the Nubian Square

43:37 Economic Activation Task Force in spring

43:40 2026, city staff and community

43:43 stakeholders have identified a need for

43:45 an updated market study. TAC Nubian

43:49 Square action analysis and prospectus

43:52 would serve as an up-to-date strategic

43:55 roadmap to attract investment support

43:57 business growth strengthen commercial

44:00 and cultural viability uh creating a

44:03 thriving neighborhood ground all

44:04 grounded in rigorous analysis and

44:06 community voice. The total cost of the

44:09 market analysis and prospectus would be

44:13 187325.

44:15 TAC has requested grant support from the

44:18 BPDA of 67,000, one-third of the total

44:21 project cost to begin working on this

44:24 study. An additional 75,000 has been

44:28 secured via external sources and TAC is

44:31 actively fundraising for the remaining

44:33 portion. Therefore, we seek your

44:35 authorization to enter into a grant

44:37 agreement and can answer any questions

44:39 you may have. Thank you.

44:40 Okay. Thank you. Any questions or

44:42 comments from the board?

44:44 All right. Hearing and seeing none, a

44:46 motion is in order.

44:46 So moved.

44:47 Second.

44:47 All those in favor? I opposed. The eyes

44:50 have it. Motion passes. Michelle.

44:53 Okay. So the next two items will be um

44:57 presented jointly with separate uh votes

45:00 to follow. So I'm going to read both

45:01 agenda items right now and uh then we'll

45:04 go into the presentation. So, uh, item

45:07 number 16 requests authorization to

45:09 adopt the Clearary Square squares and

45:11 streets small area plan, which will

45:14 guide future development, direct capital

45:16 investments to design safer streets,

45:18 enhance the public realm, and advance

45:20 policies and programmatic investments to

45:22 increase small business uh, longevity

45:24 and housing supply and affordability

45:27 within the Clearary Square squares and

45:28 streets study area through

45:30 recommendations for a land use and

45:32 design framework, targeted programmatic

45:34 and policy investment, ment and

45:36 regulatory mechanisms.

45:38 Item number 17 is request authorization

45:40 to petition the zoning commission to

45:42 adopt map amendments to zoning map 12

45:44 and the associated text amendment to

45:46 article 69 to establish squares and

45:48 streets districts that are regulated by

45:50 article 26 and associated base codes

45:53 base code articles within clearary

45:55 square and to remove named neighborhood

45:58 business subdists which are overwritten

46:01 by the newly mapped squares and streets

46:04 districts and to add language to

46:06 maintain application of the existing

46:08 neighborhood design overlay district in

46:11 newly in newly mapped squares and

46:13 streets district and to revise outdated

46:15 language. Okay, Maya.

46:18 Thank you. Uh thank you Chief Shen Chair

46:20 Roas and members of the board. My name

46:22 is Maya Kerold and I'm a planner one on

46:24 the zoning form team and I will be

46:25 presenting on Clearary Square and

46:27 streets small area plan and the related

46:28 resoning. Um before my presentation, I

46:31 would like to share that we received a

46:33 joint letter of support for the plan and

46:35 zoning from councelor Pepen and

46:37 representative Consalvo and we've

46:39 appreciated their participation and

46:41 support for this process. Um first slide

46:44 please.

46:46 Um for some background, Squares and

46:48 Streets is a planning and zoning

46:49 initiative focused on transit accessible

46:51 mixeduse areas. The goal is to grow

46:54 housing in these areas that have an

46:55 abundance of commercial, civic,

46:57 cultural, and transportation resources

46:59 by reforming zoning and coordinating

47:01 investment across city departments. Next

47:04 slide, please.

47:08 Uh, Clearary Square is a mixeduse area

47:11 in Hyde Park. It has existing transit

47:13 resources such as two commuter rail

47:15 stations and numerous bus lines. It also

47:18 has a walkable main street area with a

47:20 variety of retail and restaurants. It

47:23 also has various amenities such as the

47:25 High Park Library, the High Park

47:26 Municipal Building, and the Neponza

47:28 River. Next slide.

47:33 We started this process in early 2024

47:36 and have heard from the community

47:37 through a wide range of events, which

47:39 you can see a snapshot of in this slide.

47:42 Um, in 2025, we took a pause on the plan

47:44 as we worked with a group of community

47:46 members to add two new zoning districts

47:48 to the code to provide more zoning

47:50 options. That amendment was adopted by

47:53 this board last November. Next slide,

47:55 please.

47:57 Throughout the planning process, we've

47:59 made an effort to hear from people that

48:00 we don't often hear from at traditional

48:02 planning departments, community

48:03 meetings. This included having meetings

48:06 on specific topics that were important

48:08 to the people and populations in

48:09 Clearary Square, having language

48:11 specific focus groups in Haitian,

48:13 Creole, and Spanish, and talking to

48:15 people in a variety of formats,

48:16 including virtual meetings, inerson

48:18 meetings, informal events like pop-ups,

48:20 tables, tableabling, and block walks.

48:23 Next slide, please.

48:25 In the plan, we have recommendations

48:27 focused on five topic areas. Those are

48:29 the land use and design framework,

48:31 housing and real estate, small business,

48:34 arts and culture, transportation, open

48:36 space and resiliency.

48:38 Um, and for each of those topics, uh,

48:41 the chapter contains a summary of the

48:42 existing conditions, what we heard from

48:44 the community engagements and the

48:46 resulting recommendations.

48:48 Additionally, we are bringing you a

48:50 zoning map that includes the proposed

48:53 districts in the planning area. Next

48:55 slide, please.

48:57 As some of the highle outcomes of the

48:59 plan, Clary Square tomorrow will have an

49:01 arts corridor that connects the artistic

49:03 and cultural identity, opportunities for

49:05 small businesses and housing growth,

49:07 reduce barriers to transportation,

49:10 potentially 30 to 60 units of new

49:12 affordable housing on city-owned

49:14 parcels, and new and improved public

49:16 open space throughout the square,

49:18 including a new park, which would allow

49:20 the community to have access to the

49:21 Neponza River, um, which is currently

49:24 not possible in this area. Next slide,

49:26 please.

49:29 Um, our transportation recommendations

49:31 seek to update the transportation

49:32 network to make Clearary Square safer

49:34 for pedestrians, have better and wider

49:36 sidewalks, and support faster transit

49:38 service. For example, um, new safer bus

49:42 routing and improved curb design on Hide

49:44 Park A, Dana A, and Pingry Street

49:46 intersection will provide faster and

49:48 more reliable bus service on Hide Park

49:50 A.

49:52 We're also proposing a new sidewalk on

49:54 Walnut Street. Walnut Street is an

49:56 important pedestrian connection to Fair

49:58 the Fairmont Commuter Rail Station and

50:01 it currently has no sidewalk. So adding

50:03 that is a very important recommendation

50:04 for improving pedestrian con uh

50:07 conditions.

50:08 Um, lastly for transportation

50:10 recommendations to highlight, we're

50:12 proposing exploring the reconfiguration

50:14 of the intersection in front of the High

50:16 Park Municipal Building to simplify bus

50:19 operations, improve safety, and create

50:22 an opportunity for additional public

50:23 space. This would potentially occur by

50:26 closing the slip lane and adding curb

50:28 extensions, though there will need to be

50:30 additional study before closing the slip

50:32 lane. Next slide, please.

50:36 for open space. Some of the key

50:38 recommendations are expanding and

50:39 improving improving the pocket park at

50:42 the corner of High Park A and River

50:43 Streets by transferring ownership to the

50:45 parks departments, potentially creating

50:48 a new plaza in front of the High Park

50:50 municipal building following the

50:52 intersection reconfiguration,

50:54 and creating a new public park and

50:55 connection to the Neponza River on the

50:57 former Lewis chemical site. Next slide,

51:00 please.

51:02 One of the key recommendations for arts

51:04 and culture is creating an arts corridor

51:06 to help strengthen and connect the arts

51:09 identity in the square. Uh this would

51:11 include introducing cohesive signage and

51:14 wayfinding, installing more public arts,

51:16 and designating the pocket park on River

51:18 Street as a pre-permitted entertainment

51:21 license site, which would make it easier

51:22 to hold events and performances there.

51:25 Next slide, please.

51:28 For small businesses, a few of the

51:30 recommendations include reszoning to

51:32 allow for the types of businesses that

51:34 we heard community members want to see,

51:36 including indoor recreation for youth,

51:39 entertainment, affordable grocery

51:40 stores, retail, and restaurants. We also

51:43 are recommending creating a welcome to

51:45 Clearary Square marketing booklet to

51:47 help potential developers and business

51:48 owners understand the area and encourage

51:50 development of uh desired community

51:53 uses. The plan also recommends providing

51:56 technical assistance for first and

51:57 second generation business owners. Next

52:00 slide, please.

52:03 For housing and real estate, there are

52:04 two city- owns lots which were

52:07 recommending starting community

52:08 disposition processes to potentially

52:10 redevelop for affordable housing. The

52:13 plan also highlights that the city

52:14 should support and advance tenant

52:16 protection measures as part of the

52:17 anti-displacement action plan which is a

52:20 city-wide plan as you know aimed to

52:22 prevent displacement. Next slide.

52:27 Um as part of the land use and design

52:28 framework section of the plan, we have

52:31 sections about we have a section about

52:33 sites that we're calling catalytic

52:34 sites. By catalytic sites, we mean that

52:37 they are likely to change in the

52:38 near-term future, and the development of

52:40 the sites will help drive change and

52:42 achieve the goals of the plan. On this

52:45 map, um the sites in orange are likely

52:48 to change in the near-term future, um

52:51 orange or pink, uh they're likely to

52:53 change in the near-term future, either

52:55 because they are city-owned and this

52:57 plan recommends potentially using that

52:58 land to develop for affordable housing,

53:01 or they're private property. And um

53:03 there is uh the owner has expressed some

53:06 interest in redevelopments.

53:08 Um the the ones in pink are actually

53:12 have been approved by the BPDA but

53:15 haven't started construction.

53:17 All of the green and blue parcels are um

53:20 particularly unlikely to develop anytime

53:22 soon for a variety of reasons, including

53:25 being city-owned with no plans for

53:27 changes, recent developments, or being

53:29 too small without a single owner.

53:33 Um this includes the municipal parking

53:35 lot off of High Park A, which the plan

53:38 recommends maintaining as parking for at

53:40 least 5 years.

53:42 Uh the reason we're including this

53:43 section in the plan is to help the

53:45 public understand what type of

53:46 developments they can really expect and

53:48 it because it allows us to include

53:50 really sightsp specific design

53:52 guidelines that can be used during the

53:54 article 80 process.

53:56 Next slide please.

53:59 Um this brings us to the proposed zoning

54:02 map. Um, as you can see here, the

54:03 majority of the map is uh zoned as the

54:07 S36 active use uh active main street

54:11 district. That's the one in pink. Um,

54:13 and the SC shopping commercial nodes

54:15 district, that's the one in orange. Um,

54:18 these are the two districts that we

54:19 worked with the community to create and

54:21 add to the zoning code last year. Um,

54:25 I'm going to walk through this in more

54:26 detail on the following slides, but

54:27 quickly how we got here. Uh in the plan

54:31 there's a section called the land use

54:33 and design framework. Uh it outlines

54:36 what we heard from the community

54:37 throughout the planning process in terms

54:38 of what types of land uses, buildings,

54:40 and design features people want to see

54:42 throughout the area. Um this zoning map

54:45 translates that community vision into

54:47 zoning rules. In addition, the plan also

54:50 contains design guidelines which can be

54:52 used in article 80 or smallcale design

54:55 review and also supports the zoning

54:57 rules. Next slide, please.

55:02 Um, first looking at this area around

55:04 the commercial stretch of High Park A,

55:07 we have a goal here to retain or expand

55:08 the commercial character as well as

55:10 allow housing growth in this area which

55:12 is right next to the Hide Park commuter

55:14 rail station. The S36 active main street

55:18 district helps accomplish this because

55:19 it allows mixeduse buildings up to six

55:22 stories and has a requirement that the

55:24 ground floor contains active uses which

55:26 includes things like re restaurants and

55:28 retail. In addition, the SC shopping and

55:32 commercial nose districts, dwelling

55:34 units on the ground floor facing the

55:36 streets require a conditional use

55:38 permit. This helps encourage more

55:40 commercial activity in the future

55:42 without making the existing residential

55:44 uses forbidden. Um, we also heard some

55:48 more concern from the community in this

55:50 area about heights in particular on

55:52 river streets and so the SC district

55:55 limits heights to four stories while

55:57 still allowing a wide range of

55:59 commercial uses.

56:01 Um, we also have two open space urban

56:04 plaza districts mapped here. One over

56:06 the pocket park and one over the

56:08 municipal parking lots. Um, the pocket

56:11 park zoning affirms this is open space

56:14 and the municipal lot zoning affirms the

56:16 plan recommendation to not develop this

56:19 parking lot um and retain the existing

56:21 parking for at least 5 years. Next

56:23 slide, please.

56:27 This next area has most of the historic

56:29 buildings in the area like the Everett

56:31 Square Theater and the High Park

56:32 Municipal Building um as well as narrow

56:35 streets. So, we heard that people wanted

56:37 to maintain the existing um building

56:39 heights here. We therefore mapped SC

56:42 which allows up to four stories. This is

56:45 the same height allowed in the existing

56:46 zoning.

56:48 SC also allows the majority of

56:50 commercial uses and requires conditional

56:52 use permits for dwelling units along the

56:54 main streets which helps the goal of

56:56 retaining the existing commercial

56:57 character here. Next slide

57:02 in this area near Fairmont Station. We

57:05 heard that people wanted to allow for

57:07 more housing near the station. We also

57:11 uh wanted to allow for the potential of

57:13 structured parking built here which

57:15 could accommodate both residents and

57:16 commuter rail riders. We therefore

57:19 mapped S36 which allows larger floor

57:22 plates which could potentially allow for

57:24 parking layouts and housing.

57:26 Additionally, if there were development

57:28 here, we would need a new road and

57:30 pedestrian connection to Fairmont

57:32 Station. Um, and S36 requires outdoor

57:36 amenity space which can be used for

57:38 sidewalks and other public open space to

57:40 access and improve Fairmont Station.

57:43 Next slide, please.

57:47 The next area to walk through includes

57:49 most of the parcels along the Neponzip.

57:52 Because this area is near the river,

57:53 it's important to improve permeability

57:55 to prevent flooding. All of the new

57:57 squares and streets districts help this

57:59 by requiring permeable area which the

58:01 existing zoning does not do. We also

58:04 want to increase open space and overall

58:07 um allow new connections to the river

58:10 which is why most of this area is zoned

58:12 as open space including a new open space

58:14 district mapped over the new park to be

58:16 created on the Lewis chemical site. This

58:19 area also includes Walnut Street, which

58:21 as mentioned earlier does not currently

58:23 have a sidewalk, which creates dangerous

58:25 conditions for pedestrians walking to

58:27 and from Fairmont Commuter Rail Station.

58:30 We mapped Walnut Street as the S1 main

58:32 street living district, which allows

58:34 primarily residential development up to

58:36 four stories with some smallcale uh

58:39 ground flooror commercial allowed. This

58:41 allows new residential developments,

58:43 which can help support construction of a

58:45 new sidewalk. Next slide.

58:50 These sections of River Street are

58:53 primarily residential and start to

58:55 connect Clearary Square to other nearby

58:57 commercial areas. Here we mapped S0

59:00 transitional residential and S1 main

59:02 street living to support the existing

59:05 residential uses and allow the

59:06 possibility of mixeduse development to

59:09 connect the existing commercial areas.

59:11 We also mapped SC which supports some

59:13 existing small-cale commercial on that

59:16 block. Next slide.

59:20 Uh lastly, there are a few transitional

59:23 residential areas that we have mapped S0

59:25 and S1. This allows residential growth

59:28 and some small-cale commercial uses in

59:30 these areas with the greatest access to

59:33 the commercial and mixeduse center of

59:34 Clearary Square. Zoning for the rest of

59:37 the residential areas in Hyde Park to

59:39 accommodate ADUs and contextual infill

59:42 will be updated in the future through

59:43 the neighborhood housing zoning

59:45 initiative.

59:46 Next slide.

59:49 So, we released the first version of

59:51 this map, which you can see on the left,

59:53 in March, um, and made a number of

59:55 changes in response to public feedback

59:58 to highlight the major changes. Uh,

1:00:00 firstly, in response to community

1:00:01 concerns about the allowed height in the

1:00:03 proposed zoning, we removed all the

1:00:05 previously proposed sevenstory S4

1:00:08 district.

1:00:09 Um this was replaced by S36 which allows

1:00:12 up to six stories and SC which allows up

1:00:15 to four stories. We also removed the

1:00:18 squares and street zoning from a few

1:00:20 residential areas so that these will

1:00:22 maintain their existing residential

1:00:24 zoning.

1:00:26 Uh lastly, we added the open space urban

1:00:29 plaza district on the municipal parking

1:00:31 lots to affirm the plan recommendation

1:00:33 to not develop this lot for at least 5

1:00:35 years. Thank you and I'm happy to take

1:00:37 any questions.

1:00:39 Okay. Thank you. Um, questions or

1:00:42 comments from the board?

1:00:43 Thank you, Madam Chair. Um, you know,

1:00:46 it's

1:00:47 often easy in government to do nothing.

1:00:50 It's seldom the right policy or the

1:00:52 right thing to do, but it's typically

1:00:54 easy. So, I really appreciate this

1:00:55 administration uh and this team that has

1:00:59 engaged in a process where we're talking

1:01:01 about change. We're talking about

1:01:02 development. Um, and I believe this is

1:01:04 our third Squares and Streets project

1:01:06 that we're voting on. Um it seems like

1:01:08 the process gets better and better with

1:01:10 each each iteration. Um there have been

1:01:13 some dramatic changes from uh St.

1:01:15 Patrick's Day when the first map came

1:01:17 out and that's a direct feedback of good

1:01:20 engaged citizens uh and residents who

1:01:23 are are coming together. So I I think

1:01:24 this is a far better project. I also

1:01:26 appreciate knowing Clary Square as well

1:01:28 as well as some of my colleagues up

1:01:30 here. But um it's a wonderful part of

1:01:32 the community. Uh, and you know, when we

1:01:35 talk about squares and streets,

1:01:37 obviously people often think of density

1:01:38 and that and housing and businesses and

1:01:40 that's important if done right and when

1:01:42 done right as I believe it is here. Uh,

1:01:44 but it's also about the open space that

1:01:46 we're now introducing. It's about the

1:01:47 civic space, the MUN, the library. It's

1:01:49 about the the uh cultural space with the

1:01:52 Riverside Theater, you know, and so many

1:01:53 other wonderful parts of the community.

1:01:55 So, I am proud to support this. Thank

1:01:57 you for your effort. I know it's not

1:01:59 easy. Um, but it's it's the right thing

1:02:01 to do. And I think the fact that that

1:02:03 the uh so many residents have been part

1:02:05 of this conversation and quite frankly

1:02:07 helped shape a better end product uh has

1:02:10 proved positive why this is working and

1:02:12 why um I look forward to seeing continue

1:02:15 squares and streets in the weeks and

1:02:16 months ahead. Thank you.

1:02:18 Great. And before we uh continue with

1:02:20 board with board questioning um we are

1:02:22 just going to um give the floor to

1:02:25 councelor Bippen. Um if you'd like to

1:02:27 give some some comments. We'll take you

1:02:29 out of order.

1:02:31 Yes. Thank you. Can you guys hear me?

1:02:33 Well,

1:02:34 totally. Yep.

1:02:36 Thank you. Um, first of all, thank you

1:02:37 all so much for hosting this this board

1:02:39 meeting tonight. Um, this is this

1:02:41 project in particular has been one that

1:02:43 I have been dealing with for the

1:02:46 personally for the past two and a half

1:02:47 years. It's been on my desk since the

1:02:49 first day I got into office and it's

1:02:50 been nothing but a pleasure to be

1:02:52 working with both the community and the

1:02:54 planning department on this. But I have

1:02:56 a statement that I would like to read

1:02:58 now. I said, "I support the Clearary

1:03:00 Square Squares and Street Small Area

1:03:02 Plan, which is a modern vision for Hype

1:03:04 Park that brings flexibility and

1:03:06 opportunity for residential and

1:03:08 commercial development in Clearary and

1:03:09 Logan squares. This plan has been

1:03:12 created after 2 and 1/2 years of

1:03:13 community collaboration, bringing a map

1:03:16 that embraces High Park's character and

1:03:19 future growth. I have been supportive of

1:03:21 the squares and streets initiative since

1:03:22 entering office as I believe it is very

1:03:25 important tool to increase the housing

1:03:27 supply, combat the housing crisis and

1:03:30 break down Boston's dense and outdated

1:03:32 zoning. For too long, our zoning and

1:03:34 plans have kept our communities from

1:03:36 growing, leading to the displacement of

1:03:38 longtime residents and small businesses

1:03:40 who once called Boston home. As housing

1:03:43 and construction prices continue to rise

1:03:45 to unprecedented levels, it is not only

1:03:47 necessary but crucial we remove barriers

1:03:50 at the city level to allow the

1:03:52 construction of much needed housing in

1:03:54 our city. I want to take a moment to

1:03:56 thank the Hyper community leaders that

1:03:58 led many meetings engaging residents to

1:04:01 help draft the neighborhood maps and

1:04:03 voice ideas in this process. Their

1:04:06 efforts really did gather advocates of

1:04:07 hide parks, whether small businesses,

1:04:10 historic preservation, green and open

1:04:12 spaces, and affordable housing to engage

1:04:14 with the planning department. I thank

1:04:16 the squares and streets team for

1:04:17 collaborating with them in good faith

1:04:18 that led to the final map. The Clearary

1:04:21 Square squares and streets small area

1:04:23 plan is critical piece of zoning reform

1:04:24 that will strengthen the economic hub of

1:04:26 High Park, inviting more small

1:04:28 businesses and families to live for

1:04:29 generations. As a Boston city council

1:04:31 for district 5, I hear concerns from

1:04:33 everyone about affordability. I truly

1:04:36 believe that the Clearary Square squares

1:04:37 and streets small area plan will propel

1:04:40 new and lively chapter in the history of

1:04:42 Hyde Park in its neighborhood. Uh please

1:04:44 consider approving this project and

1:04:46 thank you for your consideration. And

1:04:48 before I end, I just want to thank um

1:04:50 the team of the planning department that

1:04:52 work very closely on this. I know that

1:04:54 um people like Caitlyn Coer um Chief

1:04:58 Kyro Shan and and many other folks for

1:05:00 if I'm forgetting their names I

1:05:01 apologize but just thank you for taking

1:05:03 this so serious. Uh I think the board

1:05:05 member Sir Ali said that you know this

1:05:09 is a good example of what planning

1:05:11 should be and it really was um a lot of

1:05:14 feedback was taken from my residents and

1:05:15 were implemented into this map and I

1:05:17 greatly appreciate that because I know

1:05:19 that a lot of residents are thankful for

1:05:21 this. So, and if and if there's any

1:05:22 residents on the call as well, just

1:05:23 thank you for their work. But that's it

1:05:25 for me. Thank you.

1:05:26 Great. Thank you, counselor. Do we have

1:05:28 anyone else that take out of order?

1:05:30 Okay. Uh, okay. Resuming with board

1:05:32 questioning. Any additional questions or

1:05:33 comments, please.

1:05:34 Uh, through the chair. Um, like to thank

1:05:36 the counselor and thank the former

1:05:38 counselor. Um, I think this is great to

1:05:41 see the access to the river that I've

1:05:43 heard about. That's that would be great

1:05:45 to

1:05:45 to see coming in the future. right now.

1:05:48 Currently, I have two children at the

1:05:50 MUN waiting for my wife to pick them up.

1:05:52 Um, and when it comes to density, you

1:05:54 mentioned density. Um, there's a lot of

1:05:56 small businesses in the Clary area that

1:06:00 haven't survived. You know, we need the

1:06:02 foot traffic. We need the density in the

1:06:05 High Park area to bring those smaller

1:06:08 business in businesses in to survive.

1:06:10 So, this is a great plan and I can't

1:06:13 wait to see it come to fruition.

1:06:16 Great. Thank you.

1:06:18 Yeah, I I agree with everything that's

1:06:20 um that's been said tonight.

1:06:22 Congratulations on getting to this

1:06:23 point. Um I guess my only comment is to

1:06:26 encourage

1:06:28 um that folks in the department continue

1:06:32 to evaluate the impacts of squares and

1:06:35 streets. Um we all know that there's

1:06:38 been many unintended consequences from

1:06:40 zoning initiatives in the past. this all

1:06:44 I think is headed in the right direction

1:06:46 and I just think we need to continue to

1:06:49 um evaluate things as they as they

1:06:52 unfold but uh congratulations on all the

1:06:55 work. Thank you.

1:06:57 Okay. Um additional questions or

1:06:59 comments? Um okay, so I have a couple.

1:07:02 Um so let's start. Um you know I'll echo

1:07:06 all the kudos. Uh definitely plus one

1:07:08 for me on that. um particularly the

1:07:10 evolution of our public engagement um

1:07:12 process. Uh again, I've been on the

1:07:15 board for almost 11 years um and it's

1:07:17 come a long way. So, just want to um

1:07:19 thank you for that um and encourage you

1:07:21 to keep um uh keep up with you know um

1:07:26 the uh communication needs and channels

1:07:28 of uh that are kind of uh most used in

1:07:31 in each neighborhood. So something I

1:07:33 definitely saw and have seen over the

1:07:35 squares and streets, different ways that

1:07:37 you are um using by neighborhood to

1:07:40 engage with with residents. So um so

1:07:42 just keep up the good work on that. Um I

1:07:45 did want to um kind of piggybacking a

1:07:48 little bit off of um uh Miss Bennett. So

1:07:52 how do these planned, right, these

1:07:55 zoning uh recommendations, how does that

1:07:58 eventually get realized? Right. So we've

1:08:00 got a plan. this is what we would like

1:08:02 to see. Um, how does, you know, how do

1:08:05 some of those benefits end up coming um

1:08:08 to fruition?

1:08:15 And what does this vote do to kind of

1:08:16 help move that process or speed up that

1:08:18 process along? But we can

1:08:22 I think Caitlyn will help answer that

1:08:24 question.

1:08:26 Hi guys, Caitlyn Copinger, deputy

1:08:28 director of comprehensive planning. Um

1:08:30 so the first thing that this plan will

1:08:31 actually do is take the step to go

1:08:33 towards um zoning commission where the

1:08:35 zoning will actually get realized. Uh so

1:08:37 when a project does want to come forward

1:08:39 we're kind of removing some of the

1:08:40 barriers to existing um development such

1:08:43 as uh variances for height use things

1:08:46 like that. So uh what we've seen in

1:08:48 other squares and streets districts to

1:08:50 be able to move forward is that we

1:08:51 actually have a lot of new businesses

1:08:52 opening first uh without actually any

1:08:54 development happening. Um and then if a

1:08:57 project does want to move forward, um we

1:08:59 are able to kind of bring that process

1:09:01 forward and they don't actually have to

1:09:02 go through the zoning board of appeals.

1:09:04 Uh the squares and streets districts do

1:09:06 still have to uh for the most part go

1:09:07 through article 80. So they'll come

1:09:09 through this board and go through a

1:09:10 public process. Um but one of the things

1:09:12 that you'll actually see realized first

1:09:14 is the uh Pinky Street parcel is owned

1:09:16 by the BPDA and uh once we have this

1:09:19 process move forward, we're going to uh

1:09:20 put that forward for disposition for

1:09:22 affordable housing.

1:09:23 Okay. Great. Great. um and um

1:09:28 definitely acknowledge that a lot of

1:09:30 conversation with the community was had

1:09:32 and and a back and forth. Um kind of if

1:09:34 you could just go over, you know, some

1:09:36 of the major points of um maybe initial

1:09:39 opposition or or items that you um you

1:09:42 know really worked with the residents to

1:09:44 kind of come to a consensus. and of that

1:09:47 are particularly of interest for me was

1:09:49 you know this fear of um the commercial

1:09:51 gentrification or the displacement right

1:09:53 of the existing small businesses that

1:09:55 are there and um

1:09:58 uh you know many of them

1:10:00 immigrant-owned. Um also um trying to

1:10:04 get a sense of the the height limits. I

1:10:05 know there was a lot of discussion and

1:10:07 changes on that. So just an overview of

1:10:10 um that uh issue and and mitigation. Um,

1:10:15 and then finally, the Winthrop Street

1:10:18 Lot. Um, so just want to get an overview

1:10:20 of why uh, you know, why we're pausing

1:10:24 development on that win on that street

1:10:25 lot for the 5 years. Um, that was a lot

1:10:28 I know. So, we can chip away.

1:10:31 Yeah. I I think your your last question

1:10:33 is also part of the answer to your first

1:10:35 question because that was um like we had

1:10:38 discussed whether that was one of the

1:10:40 lots that we should discuss for

1:10:43 disposition, you know, developing that

1:10:45 for affordable housing while maintaining

1:10:46 some of the parking, but that was

1:10:48 something that was a big priority for

1:10:49 the community to maintain that parking.

1:10:52 There's like BTDA lots on BTD lots in

1:10:56 the area that you have to pay for. So,

1:10:58 um, that law is really important to

1:11:00 people because it's free, which is a

1:11:03 really, you know, obviously an important

1:11:04 priority. Um, so that was one. Um, I

1:11:09 think the the things that I went through

1:11:11 with the zoning like, um, on I guess

1:11:14 this wasn't, uh, one of the highlighted

1:11:17 ones on the last zoning slide, but the,

1:11:20 um, river streets, we had initially uh,

1:11:23 proposed as S4 and then S36. Um, but the

1:11:29 the narrowness of that street and a lot

1:11:31 of the small businesses there, people

1:11:33 were really concerned about allowing

1:11:35 that level of density and that's why it

1:11:36 is now SC.

1:11:39 Okay. Um, and how about the um what was

1:11:44 the other one? Oh, the height the height

1:11:46 limits um

1:11:48 or did you just answer that and I I

1:11:51 don't really know what all the

1:11:52 Oh, yeah. I should say and all the

1:11:55 things.

1:11:55 So we had initially proposed for like

1:11:57 reverse street we were proposing seven

1:11:59 stories. We also discussed six stories

1:12:02 um and we ended up with four stories

1:12:04 because the that is a area where people

1:12:06 are particularly sensitive about the

1:12:07 height and density.

1:12:09 So with that so is four stories is that

1:12:11 what's kind of already there?

1:12:15 That's what's already allowed there. The

1:12:16 actual um buildings are one two stories.

1:12:20 Okay. So we're not really are we

1:12:22 creating ability for additional density

1:12:25 in other areas?

1:12:26 Yeah, with that zoning there, we're not

1:12:29 expecting um like development.

1:12:31 Okay.

1:12:32 Because it's it's very similar to the

1:12:34 existing zoning.

1:12:36 Okay. Um but from a from a density

1:12:39 perspective, so here's here's I'm not

1:12:40 going to think this. I see that there

1:12:43 are so many transit oriented transit

1:12:46 nodes, right? And obviously, you know,

1:12:48 transit based development is um is what

1:12:52 uh we've been been pushing. So, I'm just

1:12:54 trying to get a sense of like is this

1:12:56 density the right density, right, for um

1:13:01 this type of these type of uses, right?

1:13:03 And and from a transportation

1:13:05 perspective, just given that there's

1:13:07 just a lot of access here. Um but I'm

1:13:10 not totally Yeah. Anything you can say

1:13:12 on that? Yeah, I think a lot of the

1:13:13 areas where we still have S36 zoned is

1:13:16 where we

1:13:17 which is what S36

1:13:18 the sixstory district.

1:13:20 Okay.

1:13:20 Um which is all the pink on the right

1:13:23 hand side.

1:13:24 Um is a lot of the places that we has a

1:13:27 lot that like higher density potential.

1:13:30 Um like that also includes the Pingri

1:13:32 lot that that Caitlyn highlighted one of

1:13:34 our disposition lots that's on going to

1:13:37 be right off of High Park A in one of

1:13:39 the sixstory areas. Um, also on Walnut

1:13:43 Street that's four stories, but um,

1:13:47 currently a lot of those lots are

1:13:49 vacant, so four stories is actually a

1:13:51 lot more potential for for um,

1:13:54 residential development.

1:13:55 Okay.

1:13:57 Okay. Um, I'm going to add one um, small

1:13:59 point. So the SC district is something

1:14:01 that the High Park community really

1:14:03 wanted to to maintain the existing kind

1:14:06 of fabric of Clearary Square without

1:14:08 potentially adding um you know what they

1:14:11 consider significant density. I think

1:14:13 that what we consider significant

1:14:14 density changes across the city and who

1:14:16 you actually talk to. But the SC really

1:14:19 does uh maintain that true commercial

1:14:21 core. And we wanted to focus the density

1:14:24 along kind of um High Park AB and the

1:14:26 intersection of River Street right

1:14:27 there, which is why you see the

1:14:29 difference between SC and the S36 kind

1:14:32 of in that that core um as well. And um

1:14:35 a lot of the existing uses there will

1:14:37 now become allowed uses. So we are

1:14:39 allowing for businesses to stay and kind

1:14:41 of grow.

1:14:42 Yeah.

1:14:43 Cool. So I think that's I think that's

1:14:45 really great great great great progress

1:14:47 right and um um but just to kind of note

1:14:51 from a board perspective trying to kind

1:14:53 of compare right um how we're selecting

1:14:56 these squares and streets why we

1:14:57 selected these particular corridors as

1:15:00 um as opportunity for density. Um so

1:15:04 again happy that you know that the

1:15:07 process went and and if so if something

1:15:10 were if we if and a developer wanted to

1:15:12 increase right that density from what

1:15:14 that is what process would that would

1:15:17 that go under for specific project.

1:15:19 Um so if a project is zoned as of right

1:15:21 under the new zoning they're able to

1:15:23 move forward um with the article 80 um

1:15:25 trigger if they see fit. Uh we have

1:15:28 talked to some developers where they're

1:15:30 like, "Hey, what if we do want to come

1:15:31 in higher?" We're happy to have that

1:15:33 conversation and potentially reszone for

1:15:35 a project once it goes through the

1:15:37 article 80 process. Uh we're happy to,

1:15:39 you know, have that conversation if the

1:15:41 project is in support of the community.

1:15:43 Okay. Um great. And I'm just going to

1:15:46 challenge us all as an agency and as a

1:15:49 um as a community and and fellow

1:15:51 residents to um you know as we come to

1:15:54 these consistent consensus be thinking

1:15:56 about the entire housing need that we

1:15:59 need not just for this particular you

1:16:01 know um we need to make available for

1:16:03 this particular neighborhood but across

1:16:05 the city and what that the the the

1:16:07 magnitude of what that is. So just

1:16:09 keeping that in mind of the size of the

1:16:11 the um challenge that we have as we are

1:16:14 going through these processes. Again we

1:16:16 we're I think it's been you know a great

1:16:18 process and I love uh what we're coming

1:16:20 up on but um it's just something that

1:16:22 I'm kind of uh yeah you know looking at

1:16:26 to make sure that when we're doing this

1:16:28 zoning right that we are um allowing for

1:16:31 that capacity and we're not just

1:16:33 recreating the same like well then

1:16:35 everything else needs to get go through

1:16:37 this variance process. So, I'm just

1:16:38 going to challenge us a little bit

1:16:40 overall on that. But I think this is

1:16:41 fabulous. Um, and really excited about

1:16:45 um all of this in the catalytic areas um

1:16:49 uh parcels in particular. Um I think

1:16:51 it's going to bring some really great

1:16:53 things. So, any other questions?

1:16:57 Hearing and seeing none. Uh motion is in

1:16:59 order.

1:16:59 Excuse me.

1:17:00 Oh, no. I have to read one and then I

1:17:03 have to read another one. So, I'm going

1:17:04 to read the first one first. Ah, what

1:17:07 would I do without Bridget? Okay. Item

1:17:10 number 16, request authorization to

1:17:12 adopt Clearary Square, Clearary Square

1:17:14 squares and streets small area plan,

1:17:17 which will guide future development,

1:17:18 direct capital investments to design

1:17:20 safer streets, enhance the public realm,

1:17:23 and advance policies and programmatic

1:17:25 investments to increase small business

1:17:26 longevity and housing supply and

1:17:28 affordability within the Clearary Square

1:17:30 squares and streets study area through

1:17:32 recommendations for a land use and

1:17:34 design framework, targeted programmatic

1:17:36 and policy investments, and regulatory

1:17:38 mechanisms.

1:17:39 A motion is in order.

1:17:40 So moved.

1:17:41 Second.

1:17:41 All those in favor? I opposed. The eyes

1:17:44 have it. Item number 17, request

1:17:46 authorization to petition the zoning

1:17:48 commission to adopt map amendments to

1:17:50 zoning map 12 and the associated text

1:17:52 amendment to article 69 to establish

1:17:55 squares and streets districts that are

1:17:57 regulated by article 26 and associated

1:17:59 base code articles with clear square and

1:18:02 to remove named neighborhood business

1:18:05 subdists which are overwritten by the

1:18:07 newly mapped squares and streets

1:18:09 districts and add language to maintain

1:18:11 application of the existing neighborhood

1:18:14 design overlay district in newly mapped

1:18:16 squares and street district and to

1:18:18 revise outdated language. A motion is in

1:18:20 order.

1:18:21 So move.

1:18:21 Second.

1:18:22 All those in favor? I opposed. The eyes

1:18:24 have it. Motion passes. Um thank you

1:18:27 very much for your presentation. Thank

1:18:29 you.

1:18:30 Okay.

1:18:32 Item number 18. No. Yes. Yes. Item

1:18:35 number 18th. request authorization to

1:18:37 position the zoning commission to adopt

1:18:39 text amendments for the Boston zoning

1:18:41 code that update the zoning definitions,

1:18:43 remove redundancy, and streamline the

1:18:45 code structure related to dimensional

1:18:48 requirements. Maya,

1:18:50 hi. Um to reate for the record, my name

1:18:52 is Maya Catler Golds. I'm a planner on

1:18:54 the zoning reform team. Um I will now be

1:18:56 presenting uh zoning amendments to

1:18:59 update the dimensional definitions and

1:19:00 code structure.

1:19:02 Um so the Boston zoning code currently

1:19:05 contains sections explaining what

1:19:07 dimensions are and how they are measured

1:19:09 in various articles throughout the code.

1:19:11 This is mostly in article 2 which is the

1:19:13 definitions article but these are but

1:19:15 there are also similar information in

1:19:17 article 12 uh through 22 as well as the

1:19:20 neighborhood district articles. Many of

1:19:22 these articles contain redundant text

1:19:24 which and which sections apply to which

1:19:27 districts of the city is unintuitive.

1:19:30 In addition to these structural issues,

1:19:32 many of these definitions and provisions

1:19:34 are outdated.

1:19:35 With these issues in mind, the goals of

1:19:37 this zoning amendment uh before you

1:19:39 today are to remove the redundancy and

1:19:42 streamline code structure for def um

1:19:44 dimensional measurements, add visual

1:19:47 diagrams, and update the language to

1:19:48 make the zoning easier to understand,

1:19:51 and update outdated definitions and

1:19:53 provision to align with our current

1:19:55 practice and planning goals. Next slide.

1:20:01 Um we did a lot of collaboration across

1:20:03 teams and departments to arrive at the

1:20:05 draft we have today. This included a

1:20:08 number of focus group meetings with

1:20:10 staff in the urban design division and

1:20:12 the in inspectional services departments

1:20:14 and review from staff on those teams as

1:20:16 well as planning and zoning. In terms of

1:20:19 external review, in addition to a public

1:20:21 meeting and weekly office hours during

1:20:23 the seven-week comment period, we had

1:20:25 four focus group meetings with land use

1:20:27 attorneys and designers which yielded

1:20:29 really helpful feedback. Um, next slide.

1:20:34 Uh, to give you a sense of the scope of

1:20:36 this project. Um, in this proposed text

1:20:39 amendment about 23 definitions are being

1:20:41 amended in a substantive way.

1:20:44 20 uh definitions are just being updated

1:20:47 without changing the meaning but just

1:20:49 clarifying. 25 definitions are having

1:20:53 visual diagrams added. 23 definitions

1:20:57 are being deleted. Most of those are for

1:20:59 terms that are actually not used in the

1:21:01 code. Um and additionally nine articles

1:21:03 are being deleted because we're

1:21:04 consolidating them into a single

1:21:06 article. Next slide.

1:21:10 first to explain the code streamlining

1:21:12 part of this amendment. This text

1:21:14 amendment includes a major

1:21:15 simplification to the code structure by

1:21:17 consolidating the original base code

1:21:20 articles into a single article.

1:21:22 Currently, articles 12 through 22 in the

1:21:25 code are part of the original uh zoning

1:21:27 code that was written in 1965. So, 1964.

1:21:31 Uh these are sometimes referred to as

1:21:33 the base code because they used to apply

1:21:35 to the whole city. However, these

1:21:37 articles have now been superseded in

1:21:38 most of the city by the neighborhood

1:21:40 articles and newer city-wide districts,

1:21:43 meaning these articles only apply to a

1:21:45 few older parts of the city such as

1:21:46 Beacon Hill and Backbay. As part of this

1:21:49 amendment, we are consolidating these

1:21:50 articles into one article to simplify

1:21:53 the code and remove redundancy while

1:21:55 keeping the existing regulations in

1:21:57 place. Most of this existing text is

1:21:59 already repeated in article 2 or is

1:22:02 outdated and therefore can be deleted.

1:22:04 The text which is specifically needed to

1:22:06 regulate these existing base code

1:22:08 districts is being moved to a new

1:22:10 consolidated article 13. Next slide.

1:22:16 As I mentioned before, we're adding many

1:22:19 diagrams throughout the definitions. Um

1:22:21 this is to give you a sense of what they

1:22:23 look like. We try to give clarity to the

1:22:26 definitions by showing examples of

1:22:28 various lot shapes and showing things in

1:22:30 three dimensions as needed. Next slide.

1:22:35 Um, in addition to the structural and

1:22:37 clarifying updates, this amendment makes

1:22:39 various refinements to align the

1:22:41 definitions with current practice or

1:22:44 planning goals. I'll walk through the

1:22:46 most consequential in the following

1:22:47 slides um at a very high level. Uh, but

1:22:51 we have summary slides that go through

1:22:52 these on in much more depth on our

1:22:54 websites and I can of course answer

1:22:56 questions at the end. Next slide.

1:23:01 Um, we made various refinements to lot

1:23:04 lines and yard designations to simplify

1:23:06 zoning and improve outcomes for

1:23:08 irregular lots. This includes making it

1:23:11 so the lot line designation and the yard

1:23:13 designation is always the same and

1:23:15 clarifying that additional frontages on

1:23:18 streets over 20 ft always require a

1:23:20 front yard.

1:23:22 We also removed the exemption that

1:23:24 allowed building elements such as bay

1:23:26 windows, porches, and balconies to

1:23:27 encroach into required yards.

1:23:30 This means that yards will be open to

1:23:31 the sky and not contain substantial

1:23:33 building elements, which is more

1:23:35 consistent with how residents generally

1:23:37 view yards and open space. Um, as we

1:23:40 reszone, we will continue to rightsize

1:23:42 yard requirements so that these types of

1:23:44 building elements can be built without

1:23:46 having to encroach into required yards.

1:23:49 Additionally, we are making things like

1:23:51 porches and balconies excluded from the

1:23:53 measurements of building dimensions such

1:23:55 as building floor plates and building

1:23:56 width, which makes these structures

1:23:58 easier to build and maintain maintain.

1:24:01 Next slide.

1:24:04 Um, moving on to a few updates related

1:24:07 to lot measurements. Um, this amendment

1:24:09 clarifies that floor area ratio is

1:24:12 calculated using the definition of lot

1:24:14 area. This is important because the

1:24:16 definition of lot area specifies

1:24:19 exclusions such as open water. So using

1:24:22 this term in the definition of F will

1:24:24 create a more clear and consistent

1:24:26 interpretation of how to calculate it.

1:24:29 Um this amendment also updates the lot

1:24:31 area definition to no longer exclude

1:24:34 publicly accessible sidewalks on private

1:24:36 property. This is to avoid penalizing

1:24:39 property owners who creates new publicly

1:24:42 accessible sidewalks on their property.

1:24:45 Lastly, we updated the permeable area of

1:24:48 lot definition to include area in the

1:24:50 public right ofway created by an article

1:24:53 80 or article 28 project in order to

1:24:55 give a zoning benefit to property owners

1:24:58 for creating a new public benefit in the

1:25:00 public right ofway.

1:25:02 Next slide.

1:25:06 This amendment updates the building

1:25:07 height definition to be measured to the

1:25:10 exterior rather the interior rather than

1:25:12 the interior of the roof which aligns

1:25:15 with the building code as well as visual

1:25:17 perception.

1:25:18 We also expanded heights exemptions to

1:25:21 allow for rooftop solar and roof decks.

1:25:24 We also made the heights definition more

1:25:26 consistent across the city by removing

1:25:29 an exemption which only applied in

1:25:30 downtown which is also no longer

1:25:33 necessary given given the updated

1:25:35 skyline and Chinatown zoning. Next

1:25:37 slide.

1:25:40 Lastly, we created a new definition for

1:25:42 a sloped roof story. This is to use for

1:25:45 the new dormer districts that are being

1:25:47 drafted as part of the neighborhood

1:25:49 housing zoning initiative. The purpose

1:25:51 of the sloped roof story requirement is

1:25:53 to use instead of a halfstory

1:25:55 requirement because during neighborhood

1:25:57 housing engagement, we heard that

1:25:59 requiring this design feature of a

1:26:01 sloped roof is important in some areas

1:26:04 more so than limiting the usable area

1:26:06 with a halfstory requirement.

1:26:09 Next slide.

1:26:11 Um so to briefly recap this amendment um

1:26:14 achieves we're removing redundancy and

1:26:16 streamlining the code by consolidating

1:26:18 the base code articles from 10 to one.

1:26:21 We added diagrams for 25 definitions and

1:26:24 additionally clarify the language for 20

1:26:26 definitions. We updated about 23

1:26:30 definitions to better align with current

1:26:32 practice and planning goals. Thank you

1:26:34 and I'm happy to take any questions.

1:26:36 Thank you. Any questions or comments

1:26:38 from the board?

1:26:41 Excellent work. Um but uh a motion is in

1:26:45 order. Yeah.

1:26:46 So moved.

1:26:46 Second.

1:26:47 All those in favor? I opposed. The eyes

1:26:50 have it. Motion passes. Thank you very

1:26:51 much, Maya. Good job.

1:26:54 Okay. Item number 19, request

1:26:57 authorization to adopt a text amendment

1:26:59 to article 68 and a map amendment to

1:27:02 zoning map 4f to allow for plan

1:27:05 development areas to be permitted in the

1:27:08 waterfront manufacturing subdist and

1:27:10 clarify the boundary between the first

1:27:12 street local industrial and the

1:27:15 waterfront manufacturing subdists.

1:27:17 Michelle, good afternoon chair, members

1:27:19 of the board and director Shan. My name

1:27:21 is Michelle Ye and I am a planner on the

1:27:23 planning review team coming to you with

1:27:25 a little bit different than what I'm

1:27:26 usually here for. So today I'll be

1:27:28 presenting an administrative update to

1:27:30 article 68 and map 4f. As part of this

1:27:33 process, we had a public meeting on

1:27:35 September 22nd and offer two office hour

1:27:38 sessions to present the proposed

1:27:40 amendments and provide an opportunity

1:27:42 for the public to ask questions and

1:27:44 share feedback. Article 68 was initially

1:27:46 codified through the 2011 East and West

1:27:49 B Street Planning and Zoning Initiative.

1:27:51 This map from the Boston Zoning Viewer

1:27:53 shows where PDAs are currently allowed

1:27:55 near the reserve channel. The area that

1:27:57 we are discussing today is the

1:27:59 waterfront manufacturing or WM subdist

1:28:02 where PDAs are not currently allowed.

1:28:05 Planning department staff recommend an

1:28:07 amendment to section 68-24 of article 68

1:28:10 which identifies the subdists where PDAs

1:28:13 may be proposed.

1:28:14 Specifically, the amendment would add

1:28:16 waterfront manufacturing or WM to that

1:28:19 list. Next slide, please.

1:28:24 To accompany this text amendment, we are

1:28:26 also proposing an amendment to map 4F.

1:28:28 On the left is the current zoning and on

1:28:30 the right is the proposed zoning. As you

1:28:32 can see, the main difference is that the

1:28:34 boundary for the WM subdist will be

1:28:36 extended to West First Street. This

1:28:38 change will help align the boundary

1:28:40 between the west between sorry between

1:28:42 the first street local industrial and

1:28:44 the WM subdists with current and

1:28:46 projected land use patterns. The

1:28:48 proposed amendments would allow PDAs to

1:28:50 be proposed within the WM subdist which

1:28:53 is not currently permitted. This would

1:28:55 allow for greater flexibility for

1:28:57 complex development proposals and allow

1:28:59 for the consideration of public benefits

1:29:01 through the PDA develop through the PDA

1:29:03 process. To this end, my planning

1:29:06 department colleagues from development

1:29:08 review are currently facilitating a

1:29:10 public review process for the reserve

1:29:12 channel development project. Tonight's

1:29:14 amendment are an enabling step that

1:29:16 would allow a PDA to be proposed by the

1:29:18 reserve channel project. Upon conclusion

1:29:21 of the community process for the reserve

1:29:22 channel project, sorry, for the reserve

1:29:25 channel project, staff will return to

1:29:27 the board to present the actual content

1:29:28 of the reserve channel development

1:29:30 proposal for your review. And thank you.

1:29:32 I'm happy to answer any questions that

1:29:34 you may have.

1:29:34 Okay. Thank you. Questions or comments

1:29:36 from the board?

1:29:39 All right. Hearing and seeing none, a

1:29:40 motion is in order.

1:29:41 So moved.

1:29:41 Second.

1:29:42 All those in favor? I opposed. The eyes

1:29:45 have it. Thank you, Michelle. Item

1:29:47 number 20. request authorization to

1:29:49 grant permission to the director of

1:29:51 planning and zoning to sign the

1:29:53 municipal plan board notification form

1:29:56 on behalf of the board signifying that

1:29:58 the board has been notified of the

1:30:00 intention of Clippershift Warf

1:30:02 Multifamily Holdings LLC to file a

1:30:05 chapter 91 license amendment application

1:30:07 with the Department of Environmental

1:30:09 Protection. Ted,

1:30:12 good afternoon, Chair Rojos, Chief Shen,

1:30:14 and members of the board. My name is Ted

1:30:16 Schwarzburg. I'm the assistant deputy

1:30:18 director for planning review. My I'm

1:30:20 here to inform you that Clippership

1:30:22 Multif Family Holdings LLC has submitted

1:30:25 an application to the state department

1:30:27 of environmental protection to amend its

1:30:30 chapter 91 license. As you'll see in the

1:30:32 image on the left, uh there are two

1:30:34 peers to this building. Uh the one on

1:30:37 the right was designed as a restaurant

1:30:38 space and the one on the left was

1:30:40 designed as a kayak rental facility. Uh

1:30:43 in the near 10 years since this board

1:30:45 originally approved this project, the

1:30:47 property owner has been unable to find

1:30:49 uh a tenant to operate the kayak rental

1:30:52 facility and subsequently rented out

1:30:54 that space for use as a restaurant which

1:30:56 is in operation today. Uh the property

1:30:59 owner now seeks to amend their license

1:31:01 and the vote before you today uh is to

1:31:04 signify that I've made you aware of

1:31:06 this. Uh and while this board is not

1:31:08 reviewing or approving this application

1:31:10 that is being done by the state, uh I

1:31:13 went out to to this site with the uh

1:31:16 director of the waterways program at the

1:31:17 state uh just to make sure that all

1:31:19 their harbor walk and public access

1:31:21 signage comports with what's required

1:31:23 and he's going to make sure that those

1:31:25 signs are adjusted to uh facilitate

1:31:28 public access in all the places where it

1:31:29 should be allowed. Uh so that is all I

1:31:32 have for you and happy to answer any

1:31:33 questions. Thank you. Okay. Questions or

1:31:36 comments from the board?

1:31:37 So, what are we voting on?

1:31:39 So, you're voting

1:31:39 Sorry, a little bit. I was just like,

1:31:41 can you Yeah,

1:31:42 you're voting to uh allow Chief Shen to

1:31:46 sign a form that says that I've told you

1:31:49 that uh this group is applying to amend

1:31:51 their license,

1:31:52 right? They're applying to amend. And

1:31:55 so, are there current

1:31:58 because they're changing the use of the

1:32:01 canoe thing, the kayak thing,

1:32:02 right? They couldn't find a tenant to

1:32:04 operate the kayak facility and they went

1:32:07 ahead and rented it out to a restaurant

1:32:08 which is actually maybe not such a bad

1:32:10 thing because that's still a way of

1:32:12 bringing people to the waterfront and

1:32:13 allowing them into a space that's open

1:32:15 to the public. Uh and um this is maybe a

1:32:18 compromise that's the next best thing.

1:32:21 Uh and uh they're now applying after the

1:32:23 fact to have their license with the

1:32:25 state reflect the condition on the

1:32:26 ground.

1:32:27 Okay. Um All right. So, uh, we're

1:32:31 and I'm just here to notify you.

1:32:34 Notify. Okay.

1:32:35 Yeah.

1:32:36 Understood.

1:32:36 So, Madam Chair, if we were to vote no,

1:32:39 then Chief Shed could not sign the

1:32:41 letter. And what would happen to the

1:32:43 restaurant?

1:32:45 Well, uh,

1:32:47 it's it's a, uh, the restaurant has been

1:32:49 in operation now for a few years, uh, in

1:32:52 in a way that's not consistent with

1:32:54 their license. Um, and, um, I I have

1:32:58 actually notified you. So, uh, I think

1:33:00 that

1:33:01 half would probably at their discretion,

1:33:03 uh, look at the record of what's

1:33:05 happening tonight, uh, to to understand

1:33:08 if it's appropriate to amend the license

1:33:09 or not.

1:33:10 Well, I I will be voting yes, but

1:33:12 perhaps this could be some when we're

1:33:14 the the the department is doing such a

1:33:15 great job cleaning up some of the

1:33:17 antiquated language and codes. Maybe

1:33:18 this is uh worthy of a discussion going

1:33:20 forward because it seems um needlessly

1:33:23 ownorous, but I will happily support.

1:33:25 Yes. So that Chief Shen can sign off.

1:33:28 Okay. Just for the record, I can't do

1:33:29 anything without your authority.

1:33:31 You can't. You can't.

1:33:34 Um, okay. Any additional questions or

1:33:37 comments?

1:33:39 Okay. Um, a motion is in order.

1:33:41 So, moved.

1:33:42 Second.

1:33:42 All those in favor? I opposed. The eyes

1:33:45 have it. Motion passes. Thanks for the

1:33:47 notification.

1:33:49 All right. Item number 21. requests

1:33:51 authorization to issue a certificate of

1:33:53 completion for the successful completion

1:33:55 of the phase 3 landmark center

1:33:57 redevelopment project located at 421

1:34:00 Park Drive in the Fenway neighborhood in

1:34:02 accordance with section C.4 of the

1:34:04 cooperation agreement by and between the

1:34:06 Boston Redevelopment Authority doing

1:34:08 business as the Boston Planning and

1:34:09 Development Agency and AR-MA

1:34:13 region number 112 owner LLC dated

1:34:17 December 20th 2022. This is certificate

1:34:21 of completion. So there's no

1:34:22 presentation. A motion is in order.

1:34:25 So moved.

1:34:25 Second.

1:34:26 All those in favor? I oppose. The eyes

1:34:28 have it. Motion passes. Okay. So now

1:34:32 we're going to go through. Okay. I'm

1:34:34 going to announce the next four items

1:34:36 are going to be presented jointly with

1:34:38 separate board votes to follow.

1:34:41 So I will read each one first and then

1:34:44 we'll do the presentation and then we'll

1:34:46 take the board after that. The vote

1:34:47 after that.

1:34:49 Um, all right. Item number 22. Request

1:34:52 authorization to adopt a demonstration

1:34:55 project plan under Massachusetts General

1:34:57 Law Chapter 121B

1:34:59 section 46F for the proposed project

1:35:02 located at Alustin Yards uh, building D

1:35:06 in Alustin. Should we take a break?

1:35:09 Do you need to take a break?

1:35:12 No, no, no, no, no, no. But maybe we

1:35:15 could all take a break though. Can we

1:35:16 take a fivem minute break just before we

1:35:18 get into this big long thing

1:35:19 if you would like

1:35:20 just so that we can all before because

1:35:22 the rest of the meeting is going to be a

1:35:24 little longer. So we usually break uh we

1:35:26 have no public hearings today so we're

1:35:27 just going to take a five minute break.

1:35:28 Sorry. Um sorry not sorry we need to

1:35:31 take a little break. Um but we'll be

1:35:34 back in five minutes. Um and then we'll

1:35:35 we'll resume the next one just because

1:35:37 it's a big one. Sorry.

1:35:42 Wait a second. I got to go.

1:46:33 through items number 22, 23, 24, and 25.

1:46:37 Um, I'm going to read them all and then

1:46:38 we're going to have one presentation.

1:46:40 Item number 22, request authorization to

1:46:43 adopt a demonstration project plan under

1:46:45 Massachusetts General Law, chapter 121B,

1:46:48 section 46F for the proposed project

1:46:50 located at Alustin Yards, building D in

1:46:52 Alustin.

1:46:54 uh to adopt certain findings related to

1:46:57 the demonstration project plan,

1:46:59 including without limitation that the

1:47:01 proposed project constitutes a

1:47:03 demonstration project and authorize the

1:47:05 director to enter into a contract for

1:47:07 payment in lie of taxes agreement

1:47:09 pursuant to MGL chapter 121B section 16

1:47:14 as amended between the city of Boston,

1:47:16 the BRA and the proponent in connection

1:47:18 with the proposed project and to

1:47:20 authorize a director to execute and the

1:47:22 BRA to accept a quick claim deed for

1:47:25 temporary limited property interest in

1:47:27 the project site and to enter into an

1:47:30 indemnification agreement with the

1:47:32 proponent and to take all related

1:47:34 actions. Item number 23, request

1:47:36 authorization to adopt a demonstration

1:47:38 project plan under Massachusetts General

1:47:40 Law Chapter 121B section 46F for the

1:47:43 proposed project located at 83 Leo

1:47:45 Birmingham Parkway in Brighton and to

1:47:47 adopt certain findings related to the

1:47:49 demonstration project plan and authorize

1:47:52 the director to enter into a contract

1:47:54 for payment in lie of taxes between the

1:47:56 city of Boston, the BRA and the

1:47:58 proponent in connection with the

1:47:59 proposed project and to authorize the

1:48:02 director to accept a quick claim deed.

1:48:04 for a certain temporary limited property

1:48:06 interest in the in the project site and

1:48:08 to take all related actions. Item number

1:48:11 24, request authorization to adopt a

1:48:13 demonstration project plan under

1:48:15 Massachusetts General Law, Chapter 121B,

1:48:17 section 46F for the proposed project

1:48:20 located at 22 through 24 Pratt Street in

1:48:22 Alustin, and to adopt adopt certain

1:48:25 findings related to the demonstration

1:48:27 project plan and to authorize the

1:48:29 director to enter into a contract for

1:48:31 payment in lie of taxes between the city

1:48:33 of Boston, the BRA, and the proponent in

1:48:35 connection with the proposed project and

1:48:37 to authorize the director to accept a

1:48:40 quick claim deed for a certain temporary

1:48:43 limited property interest in the project

1:48:44 site and to take all related actions.

1:48:47 And then finally, item number 25,

1:48:50 request authorization to adopt a

1:48:52 demonstration project plan under

1:48:53 Massachusetts General Law, Chapter 121B,

1:48:56 section 46F for the proposed project

1:48:58 located at 1 Mystic Avenue in

1:49:00 Charleston, and to adopt adopt certain

1:49:03 findings related to the demonstration

1:49:05 project plan, and to authorize the

1:49:07 director to enter into a contract for

1:49:09 payment and low of taxes between the

1:49:11 city of Boston, the BRA, and the

1:49:13 proponent in connection with the

1:49:14 proposed project, and to authorize a

1:49:16 director to accept a quick claim deed

1:49:18 for a certain temporary limited property

1:49:21 interest in the project site and to take

1:49:22 all related actions.

1:49:26 Oh, but before we do that, uh we have

1:49:29 councelor uh Breeden who uh is here that

1:49:32 we were going to take out of order and

1:49:34 um yeah, the floor is yours, counselor.

1:49:38 Oh,

1:49:38 off mute. You're can't hear you yet.

1:49:45 Still on mute.

1:50:16 There we go. Yeah, we got it.

1:50:18 Technical difficulties. Good afternoon.

1:50:21 Uh, thank you, chair, for allowing me to

1:50:23 come in and speak out of order. Um, and

1:50:26 thank you members of the board uh for

1:50:28 having me today. As the Boston City uh

1:50:31 council president um and also as the

1:50:34 councelor representing Alustin Brighton,

1:50:37 I'm here today to express my support for

1:50:39 the three projects in District 9 seeking

1:50:42 approval as demonstration projects. If

1:50:45 approved by the board, the BPDA and the

1:50:48 city of Boston will be authorized to

1:50:50 offer targeted tax relief to these

1:50:52 important projects, enabling their

1:50:55 construction. In the midst of an acute

1:50:57 housing shortage, Boston is has been

1:51:00 housing has seen housing construction

1:51:03 stall due to factors that include high

1:51:05 interest rates, rising construction

1:51:08 costs, tariffs, and broader economic

1:51:10 conditions. These three projects located

1:51:13 in Alustin Brighton under consideration

1:51:15 for demonstration project status and

1:51:18 associated tax abatements today are 83

1:51:21 Leo Birmingham Parkway, 22 to 24 Pratt

1:51:25 Street and building D of the larger

1:51:27 Alustin Yards project. In total, these

1:51:31 three developments will bring

1:51:32 development projects will bring nearly

1:51:34 1,000 muchneeded housing units to

1:51:36 Alustin, Brighton, and to Boston while

1:51:39 also delivering income restricted

1:51:41 housing, public realm improvements, and

1:51:44 transportation benefits. These approved

1:51:47 projects have broad neighborhood

1:51:48 support, and our community looks forward

1:51:51 to seeing them realized. However, they

1:51:54 have not yet been able to break ground.

1:51:57 The tax relief proposed for these

1:51:59 projects is a sensible proactive tool

1:52:02 that will enable these developments to

1:52:03 begin to struct construction next year.

1:52:07 The city must use all available tools to

1:52:10 increase housing production and get and

1:52:12 get stalled housing projects moving and

1:52:15 I'm very pleased to see that these two

1:52:17 121B agreements under consideration by

1:52:20 the board and I fully support their

1:52:23 approval. Thank you so much for your

1:52:24 time this afternoon. Okay. Thank you,

1:52:26 councelor. Um, do we have anyone else

1:52:29 take out of order?

1:52:30 Nobody.

1:52:31 We're good. Okay, perfect. Um, Ruben,

1:52:33 floor is yours.

1:52:34 Thank you, Joe Rojos. Members of the

1:52:37 board, Chief Shen, um, my name is Ruben

1:52:39 Caner. I'm the senior policy adviser for

1:52:41 the the planning department. Uh before

1:52:44 uh I get into the slides really quickly

1:52:46 just agenda setting we're going to talk

1:52:47 a little bit about sort of why the city

1:52:50 is doing this what the parameters are

1:52:52 that are being considered and then we'll

1:52:54 dig into the um each of the four

1:52:55 projects. I also think it's worth

1:52:57 stating from the outset this is a

1:52:59 multi-jurisdictional effort. It wasn't

1:53:01 just the planning department alone.

1:53:03 Although this matter is before you, the

1:53:05 the um the besides the planning

1:53:07 department, mayor's office of housing,

1:53:09 the finance cabinet, the chief of

1:53:10 policy, the um the Boston Housing

1:53:13 Authority, there were a lot of uh of

1:53:15 staff that were involved in in putting

1:53:16 this together. And so with our gratitude

1:53:18 uh that we got to this point. Um so I

1:53:21 want to start by showing a little bit

1:53:22 about the economic conditions of the

1:53:24 city. Please uh go to the next slide.

1:53:27 So I want to start with rents. What

1:53:30 you're seeing here uh is some of the

1:53:32 dramatic rent increases that we have

1:53:34 experienced in the city in the last six

1:53:35 years. Onebs are up by 17% while four

1:53:38 bedrooms are up a pretty remarkable uh

1:53:40 almost 40% in the last 6 years. You

1:53:43 know, this is really having uh a pretty

1:53:46 uh big impact on the ability of our

1:53:48 residents to stay here in the city. Um

1:53:51 what I do want to point out really

1:53:52 briefly is if you look at from 2019 to

1:53:55 2021 how rents were a little bit flat

1:53:57 and I think that can be explained a

1:53:59 little bit on the next slide if you can.

1:54:02 So what we see in the next slide is

1:54:04 vacancy rates uh over the last six years

1:54:06 have been consistently under 4%. Ex

1:54:10 except that brief period that I just

1:54:12 pointed out um in early 2020 into 21

1:54:16 when we lost a lot of our student

1:54:17 population in the early days of COVID.

1:54:19 Um, so we saw students leave, rents

1:54:22 flatten, students came back. That's

1:54:24 that's not an anti- studentent thing.

1:54:25 That is just reality of of how the city

1:54:28 was impacted and how uh sort of the

1:54:30 direct correlation between vacancy rate

1:54:33 and uh and the rents. 4% vacancy rate

1:54:36 puts us among the lowest uh in the

1:54:39 country on par with cities like San

1:54:41 Francisco and New York that also have

1:54:42 the kinds of of challenges in their

1:54:44 increasing rents that we have. You know,

1:54:46 we would love to be up in that 6 7%

1:54:48 area, but right now we're targeting

1:54:50 just, you know, all the tools in the

1:54:52 tool belt to move us up just a little

1:54:53 bit to get over 5% where we think we can

1:54:55 start to really stabilize a lot of our

1:54:57 rents. Next slide, please.

1:55:01 So, because of the increasing uh rents

1:55:04 and increase in cost of living, you uh

1:55:06 have been made aware of the um the

1:55:09 city's first anti-displacement action

1:55:10 plan. I know that executive director

1:55:12 Lusk has been in here um to update you

1:55:15 on the details of that really quickly.

1:55:17 You know, we know about the four the

1:55:19 four Ps, right? The um the protect uh ex

1:55:22 existing renters, preserving existing

1:55:25 units, uh prospering, and in other

1:55:27 words, giving people an opportunity to

1:55:29 build uh wealth and build uh income to

1:55:32 be able to stay here, and what we're

1:55:34 talking about today, production. Uh from

1:55:36 the planning department, there are three

1:55:37 main initiatives uh really on on

1:55:39 production. um the housing accelerator

1:55:42 fund which we was announced a couple of

1:55:44 years ago, the office of residential

1:55:46 conversion program that is now in the

1:55:48 process of building about 2500 units of

1:55:50 of housing or in the pipeline to to

1:55:52 build 2500 units. Um and this new

1:55:55 initiative tax relief um to spur new

1:55:57 development. You know, this discussion,

1:56:00 you know, is is really focused obviously

1:56:02 on that third pillar. Um, and this again

1:56:04 just is one part of a larger plan to see

1:56:07 if we can sort of build more and and uh

1:56:10 sort of impact that supply demand curve.

1:56:12 Next slide, please.

1:56:15 So, what we're seeing here is just how

1:56:18 challenged the housing market has been

1:56:20 over the last 3 years. Between 2015 and

1:56:23 2022, we were building on average over

1:56:26 4,000 units of housing. Uh, we were

1:56:28 starting, I should say, construction on

1:56:29 between on over 4,000 units of housing.

1:56:32 uh in 23 24 and 25 that number dropped

1:56:35 to under 2500 units on the market rate

1:56:38 aside alone that's the blue line that is

1:56:41 a 50% reduction we have had the good

1:56:44 fortune of federal funds that have kept

1:56:46 uh our pipeline of affordable units

1:56:48 going um but those federal funds are

1:56:50 going to start drying up um as uh also

1:56:54 other sources of funds like linkage that

1:56:56 are starting to to dissipate um over

1:56:58 time u so really concerned about this

1:57:02 drop and how it's going to be able to

1:57:03 impact the city's ability to maintain uh

1:57:06 stable rents as well as the population

1:57:08 growth. I do think that the population

1:57:10 growth also is really a big part of it.

1:57:12 You know, in that same period of time

1:57:14 where we were building 4,000 units a

1:57:16 year, we also had about uh in the

1:57:18 15-year period, we had a a 100,000

1:57:21 person population increase in that same

1:57:23 time period. So, we were just barely

1:57:25 keeping up with the population growth um

1:57:27 due to a lot of the economic activity

1:57:28 that we see in the city. Next slide

1:57:31 please.

1:57:34 So a number of months ago we wanted to

1:57:37 really dig in and try to understand what

1:57:39 was happening in the construction

1:57:41 market. Why was development becoming so

1:57:43 challenge challenged and when did that

1:57:46 start? And in doing our internal sort of

1:57:48 analysis over time we found that uh

1:57:51 there was a big shift between 2021 and

1:57:54 2022. And what we saw is you from 2015

1:57:57 to present construction costs are now up

1:58:00 38%, interest rates up 69%, actually

1:58:03 with the new interest rates that have

1:58:04 just gone up in the last uh few weeks, I

1:58:07 think that number is probably even

1:58:08 higher now. Uh and mortgage interest pay

1:58:10 payments over more than double 133%. And

1:58:14 meanwhile, rents are up 35%. 35% is a

1:58:17 big increase. We're certainly not

1:58:18 advocating that we want rents to be

1:58:20 higher, but what we can see here is the

1:58:22 revenues just aren't keeping up with

1:58:24 costs for developers. And that's the

1:58:26 challenge that we felt like we needed to

1:58:27 to start to to tackle.

1:58:30 And you know, these these costs are

1:58:32 impacted by many things. Uh, you know,

1:58:34 in addition to the interest rate

1:58:36 increases, there's the inflationary

1:58:38 impact on material costs. We had the

1:58:40 supply chain shortages and now deal

1:58:42 dealing with tariffs, a huge increase in

1:58:44 in construction, labor costs due to

1:58:47 rising cost of living, shortages in the

1:58:49 labor market that resulted from the

1:58:50 great retirement um that was, you know,

1:58:52 had hit the construction industry pretty

1:58:54 hard. You know, these are really some of

1:58:56 the challenges that that we're facing

1:58:58 here in Boston, macro challenges that we

1:59:00 face here locally. Next slide, please.

1:59:05 So for larger buildings of the size that

1:59:07 we're talking about today, we're

1:59:09 talking, you know, these are 100, 200,

1:59:11 $300 million developments, developers

1:59:14 don't have this money sitting in a bank

1:59:16 account waiting to to build. They need

1:59:18 to entice investment. And the only way

1:59:21 we're going to build these larger

1:59:23 buildings is if investors are willing to

1:59:25 invest in the city. And investors can

1:59:26 invest anywhere they want on any of a

1:59:28 number of things. So, one of the the

1:59:30 tasks that we put had before us is, you

1:59:33 know, what are some of the the um the

1:59:35 key metrics that investors are looking

1:59:37 at in deciding how to invest in Boston.

1:59:40 We picked two return on investment and

1:59:43 the spread between the return on cost

1:59:44 and treasury. And then we correlated

1:59:46 that to the actual housing start. So,

1:59:48 another uh um you chart showing housing

1:59:51 starts and the correlation between just

1:59:54 how bad the return on investment and the

1:59:56 return on cost to treasury spread is.

1:59:58 You can see just a very clear

1:59:59 correlation that when when those numbers

2:00:01 reduced, housing starts reduced as well.

2:00:03 That's the challenge that we're trying

2:00:05 to solve for today.

2:00:07 Next slide, please.

2:00:11 All right. So, I've shared a little bit

2:00:13 about why we're doing this. Now, we're

2:00:14 going to go a little bit more into what

2:00:16 we're preparing to to offer. Um, and I

2:00:19 really want to emphasize that first

2:00:21 bullet point. In these challenging times

2:00:23 with budget constraints the way that

2:00:25 they are right now for the city, we made

2:00:27 it as a foundational value of this that

2:00:30 we were not going to have anyone pay

2:00:32 less in taxes than they pay today. No

2:00:34 one is going to be paying less than they

2:00:36 pay at this at this time. Um so what is

2:00:40 being proposed here is to postpone those

2:00:43 increases during construction and for a

2:00:46 few years after. This would only be

2:00:48 offered for projects that could start

2:00:50 construction in the next year, 12 to 15

2:00:52 months. Developers were had to show us

2:00:54 their financial details and we would

2:00:56 have an independent real estate

2:00:58 professional that would evaluate their

2:01:00 um their projects and and their

2:01:01 performs. Um and we were studying the

2:01:04 data and our data showed that projects

2:01:06 under a 100 units, we there were a

2:01:09 number of them were that were able to go

2:01:10 forward. And so we wanted to target this

2:01:12 to projects over a 100 units because we

2:01:14 were seeing only three projects a year

2:01:17 were had gone forward in the last four

2:01:19 years and we haven't had a project

2:01:22 over 300 units start construction in

2:01:24 over four years and all four of the

2:01:26 projects before you today are over 300

2:01:29 units.

2:01:30 Next slide please.

2:01:34 So we had a few conditions for any uh

2:01:36 developer that wanted to be a part of

2:01:38 this project had to be approved.

2:01:40 couldn't uh couldn't have started

2:01:41 construction, can't still be in the

2:01:43 process with the BPDA. Had to have a a

2:01:45 BPDA board approval. That had to be the

2:01:47 current status. Can't be receiving other

2:01:49 forms of city subsidy with the exception

2:01:51 of the accelerator fund, which is an

2:01:53 investment fund and not a subsidy. Uh we

2:01:56 they would need to be able to begin

2:01:57 construction within the next 12 to 15

2:01:59 months. Again, more than 100 unit

2:02:00 buildings. Properties must be in good

2:02:02 standing with the city, which means they

2:02:04 can't owe back taxes or back fines. Um,

2:02:06 and the projects uh should have income

2:02:08 restricted housing, meet high energy

2:02:10 efficiency standards, and have a

2:02:12 positive contribution to the community.

2:02:15 Next slide, please.

2:02:17 All right. Now, we're getting into the

2:02:18 details of what the city is offering.

2:02:21 So,

2:02:22 I think to start, let me just say it's

2:02:25 important to understand how the assessor

2:02:27 does uh his job. And I don't want to

2:02:29 play the role of the assessor, but I'm

2:02:30 going to, you know, pretend a little

2:02:32 bit. You know, once a building pulls a

2:02:34 building permit, that is the point at

2:02:36 which the assessor then will start to

2:02:38 ramp up taxes. He will evaluate uh what

2:02:41 the full taxes will be and he'll start

2:02:43 um ramping up taxes during construction

2:02:45 to that point. So the beginning for both

2:02:47 parameters is construction um during

2:02:50 construction taxes remain flat at their

2:02:52 current rate what they're paying today

2:02:54 and then we'll go into the two different

2:02:56 versions from there. So in parameter

2:02:58 number one, the certificate of after

2:03:00 certificate of occupancy, the taxes

2:03:03 increase by 2 and a.5% annually for 5

2:03:05 years. So as an example, uh in this

2:03:08 case, you know, we have $100,000 um that

2:03:10 the project is paying today and let's

2:03:12 say full taxes eventually are going to

2:03:14 be $2 million once the project is

2:03:16 completed. Um so after construction is

2:03:18 complete, the taxes will then increase

2:03:20 by about $2,500 annually. So 102,500 in

2:03:24 year 1, 105 in year two, etc. And then

2:03:28 after the fifth year, it goes on to the

2:03:29 full tax roles at that full $2 million

2:03:32 amount um that you see in the the end of

2:03:33 the first bullet. So that's parameter

2:03:36 number one. In parameter number two, the

2:03:38 certificate of occupancy then creates we

2:03:41 would create a 10-year deal that the

2:03:44 assessor evaluates that $2 million full

2:03:46 tax amount and he creates a ramp at a

2:03:49 50% abatement on what that full tax

2:03:52 amount would be. So in year one it would

2:03:54 be lower. In year 10 it would be higher.

2:03:56 So in that same example above maybe the

2:03:58 project would pay $200,000 in taxes in

2:04:01 year 1 and ramp up each year to 1.6

2:04:03 million in year 10. In our evaluation of

2:04:06 these two parameters, the value was

2:04:08 actually considered to be um pretty much

2:04:10 equal. And what you'll see in the four

2:04:12 projects today is three of them chose

2:04:14 parameter one and one chose parameter 2.

2:04:17 Next slide, please.

2:04:19 All right. So before I go into the

2:04:22 details on the projects, I thought I'd

2:04:24 pause there and see if you have

2:04:26 questions on the data, the reasons we're

2:04:29 doing this, the requirements, or the

2:04:31 parameters that have been um shown to

2:04:34 you so far.

2:04:34 Okay, great. Uh questions or comments

2:04:37 from the board on this section so far?

2:04:42 Ruben, I would just ask is is the so

2:04:45 you're saying it's a developer choice in

2:04:47 terms of parameter one or two or Okay,

2:04:51 they they will come to us and tell us

2:04:53 what what works for them and then we'll

2:04:55 have our financial uh people look at it

2:04:57 and we'll um we'll get together and and

2:04:59 determine and I will say we've had more

2:05:01 than four projects come forward. Um

2:05:02 these are just the first four uh the

2:05:04 four of the largest um that we wanted to

2:05:06 start with. you know, I don't think I

2:05:08 don't expect that this will be the only

2:05:09 round that we're coming to you with.

2:05:11 Thank you.

2:05:13 Um on can you talk a little bit about

2:05:15 the the process and kind of in the

2:05:18 population right that we're talking

2:05:20 about um with regard to this so the

2:05:23 process on how we you know came to uh

2:05:26 identify those parameters.

2:05:28 Absolutely. And um yeah.

2:05:30 Okay. Well, what I I would start with is

2:05:32 when when we were first looking at this,

2:05:34 we didn't want to have, you know,

2:05:36 something that was going to be really

2:05:37 costly and really challenging for the

2:05:39 city. So, we wanted to create this is

2:05:40 what I would consider a very modest um

2:05:42 tax uh relief offer. Um and so when we

2:05:46 started running the early numbers um

2:05:48 based on a lot of work that we did, a

2:05:49 lot of data work, a lot of study that we

2:05:51 did, we found that this small modest

2:05:54 relief would actually have an impact of

2:05:56 of 2 to 4,000 units um a year that we

2:06:00 thought and you what I will say is, you

2:06:02 know, we've talked to a lot of

2:06:04 developers. I think between um Chief

2:06:05 Shen and myself, we probably talked to

2:06:07 at least 40 developers and a lot of them

2:06:10 said we need two, three, four times this

2:06:12 amount to make our projects work. And

2:06:14 that just wasn't on the table for us.

2:06:16 This is not a program. It's not a

2:06:18 program at all. This is not a parameters

2:06:19 or an initiative um to uh to fix every

2:06:23 proforma. If you have a huge gap, the

2:06:26 city's not coming in and fixing that

2:06:27 problem for you. If you are close, if

2:06:29 you are in that range where you just

2:06:31 need a little bit of bump to get your

2:06:32 investors in, that's where this comes uh

2:06:35 to to bear. So what I think what what uh

2:06:38 I would say for for for us is when we

2:06:40 had these conversations, we were able to

2:06:42 weed out the people who just it just

2:06:43 wasn't wasn't going to work. And then

2:06:45 out of that group, then we found these

2:06:47 four all above 300 units as as our first

2:06:50 round. But we have about 10 to 12 that

2:06:53 are actively interested for uh for our

2:06:54 future rounds. And so we'll continue

2:06:56 those conversations and figure out what

2:06:57 round two looks like.

2:06:58 Okay. All right. Sounds good. And go

2:07:00 ahead. Yeah. Go.

2:07:02 Keep going.

2:07:03 Okay.

2:07:04 um too polite to each other. Um okay, so

2:07:07 can you go back to the the um the ROI

2:07:11 and uh and return on capital and

2:07:13 treasury slide?

2:07:17 Danielle, can you go back?

2:07:18 Yeah, if you can just go back to to that

2:07:20 one. Um can you break that down um a

2:07:22 little bit more um and maybe a little

2:07:24 less non- you know financial jargon of

2:07:26 like what does that really mean?

2:07:29 Uh boy, you're you're you're asking me

2:07:31 to play the role of a financial expert.

2:07:33 Um I mean ultimately what it means is

2:07:36 that um investors need to make a certain

2:07:39 level of profit, right? They can invest

2:07:41 in other cities and the the ROC to

2:07:43 treasury spre spread. If I'm going to if

2:07:46 I can invest in a bond at the Treasury

2:07:48 that has zero risk versus investing in

2:07:51 housing that does have some risk, I need

2:07:54 to make a little bit more profit, right?

2:07:56 And I can't just be saying I'm going to

2:07:57 make no profit or 1% profit. That's just

2:07:59 not worth it. So that that risk profile

2:08:02 is worth something to developer to sorry

2:08:04 to investors and investors need to hit

2:08:06 like at least 2% uh or more is what we

2:08:09 were hearing over and over again. And

2:08:10 the ROI again like you know we're

2:08:12 looking at different metrics and there

2:08:14 are a lot of different metrics. A lot of

2:08:15 investors have different ones they look

2:08:16 at but ultimately if they're not making

2:08:18 um return on their investment at a rate

2:08:20 that they want then they'll choose to

2:08:22 invest somewhere else and then we don't

2:08:23 get the housing here. Yeah. Okay. Good

2:08:26 job.

2:08:27 All right.

2:08:28 As a former auditor of real estate

2:08:30 investment trust, I think that was fine.

2:08:32 Thank you. Um for that, but just wanted

2:08:34 to make sure that

2:08:35 you should have answered that question.

2:08:36 Yeah. Well, you know, that's I'm

2:08:37 evaluating your answer, you know. No. Um

2:08:40 and then can you comment on you know,

2:08:42 you said we used uh did some internal

2:08:44 analysis and some some external analysis

2:08:47 as a requirement. Can you talk a little

2:08:49 bit about um about the analysises

2:08:52 that we did? Can you talk about the

2:08:54 independent analysis?

2:08:55 Yeah. So the independent and then kind

2:08:56 of who was uh involved in like in the um

2:08:59 the internal analysis.

2:09:01 Sure. So we had um you know at the at

2:09:04 the mayor's instruction really we put

2:09:05 together a team. Um we actually put

2:09:08 together two teams what we call the

2:09:09 negotiating team and the chief's team.

2:09:11 The the negotiating team involved many

2:09:13 departments including the city assessor

2:09:15 uh legal and and all the departments I

2:09:18 mentioned earlier. Um there were real

2:09:20 estate finance experts at BHA, at Mo,

2:09:23 and so they were really valuable in

2:09:25 addition to our our independent

2:09:27 consultant. Um and so really sort of I

2:09:30 thought it was a really important sort

2:09:32 of critical thinking exercise where we

2:09:34 really challenged in many cases we went

2:09:36 back to developers and said we need you

2:09:37 to change this. This isn't going to

2:09:39 work. And so we we kind of got them to a

2:09:41 point where we were more comfortable in

2:09:42 some cases. Um so I thought that was a

2:09:44 really part of important part of the

2:09:46 process. And then we would, the

2:09:47 negotiating team would then make a

2:09:49 recommendation up to the chiefs. Um, and

2:09:50 then we would have that conversation

2:09:52 with the chiefs. And in some cases, the

2:09:53 chiefs came back and said, "Yeah, we

2:09:55 still want a little bit more, something

2:09:56 a little different." And so we really

2:09:58 challenged uh some some of the folks,

2:09:59 some of the folks in this room um to

2:10:01 make some some modifications to their

2:10:03 asks until we got comfortable with them.

2:10:04 So that's kind of how the process went.

2:10:07 Thank you. Thank you. Um, and who did we

2:10:08 use for our external financial

2:10:10 independent?

2:10:11 So his name is Brian A. Um, and he had

2:10:15 been the CEO at Fallon, um, and, uh,

2:10:18 came on as a consultant with us for, uh,

2:10:20 for a while and did some really

2:10:21 phenomenal work.

2:10:22 Okay, good. Um, all right. Any other

2:10:25 questions up until so far? Yes.

2:10:27 Just a quick one. Thank you, Ruben, for

2:10:29 explaining this very thoroughly. Um, if

2:10:32 a developer was to sign onto the

2:10:34 program, is there what is the timeline

2:10:37 if there is of shovels being in the

2:10:40 ground?

2:10:40 Yeah, we expect shovels in the ground in

2:10:42 12 to 15 months. that'll be a part of

2:10:44 the the 120 umb actual executed

2:10:48 agreement. So, what we're voting what

2:10:50 we're asking you to vote on today is to

2:10:51 give the BPDA and the assessing

2:10:53 department the right to enter into

2:10:55 negotiations with the um the uh the

2:10:58 proponents these um the parameters

2:11:01 that's more or less set, but there are a

2:11:02 lot of details that need to get worked

2:11:04 out. And one of those details is that

2:11:06 they have to commit to to getting a

2:11:07 shovel on the ground in 12 to 15 months.

2:11:09 So, we're expecting all these projects

2:11:10 to start construction. the the ones that

2:11:12 you're seeing today should start

2:11:14 construction towards the end of 2027.

2:11:16 Thank you.

2:11:17 Okay,

2:11:17 great. Additional questions.

2:11:20 Okay, let's move on.

2:11:21 All right, next slide, please. All

2:11:23 right, we're going to talk about the

2:11:25 four projects now. Three of them in

2:11:27 Alustin Brighton, um as Council

2:11:29 President Breeden mentioned, and one in

2:11:30 Charle Town. The there were two

2:11:32 community meetings. The September 28th

2:11:34 community meeting was done for all three

2:11:36 of the um the Brighton um Austin

2:11:38 Brighton projects and October 7th we had

2:11:40 held the community meeting for Charles

2:11:42 Town. I will also note that for all four

2:11:44 projects it was required that they

2:11:46 provide an application with a blight

2:11:48 finding and the information from those

2:11:50 blight findings are included in the in

2:11:52 the memos for each of these projects.

2:11:54 Next slide please.

2:11:57 So I think what I'm doing is I'm going

2:11:59 slide by slide. We'll just go through

2:12:00 all four kind of Yeah. each. Yeah. Each

2:12:03 project.

2:12:03 Okay.

2:12:04 So, Austin Yards building D, this was uh

2:12:06 approved in uh 2019. Uh it's currently

2:12:10 paying $92,000 in taxes. Um the estimate

2:12:13 estimate for full taxes is $1.8 million.

2:12:17 Is that for one year? Those are numbers

2:12:19 for one year.

2:12:20 Yes. Sorry, one year. I just want to

2:12:21 make sure. Yep. So, this is 341 units,

2:12:24 18% inclusionary, um eight stories.

2:12:27 Quickly going through some of the

2:12:29 project benefits. Um, you know, there's

2:12:31 a significant contribution. This is a

2:12:33 five-phase project. This is actually the

2:12:34 second phase, I believe, of the five

2:12:36 project. Um, the whole project is

2:12:38 contributing $20 million in

2:12:40 transportation. $750,000 going to the

2:12:43 Alson Brighton homeowner fund. Uh, an

2:12:45 MBTA contribution, $300,000 uh for

2:12:48 Alustin Brighton shuttles and shuttle

2:12:50 services, $200,000 for public realm fund

2:12:53 for local nonprofits and organizations,

2:12:55 and $40,000 to Boston parks. and it has

2:12:57 significant uh green building design

2:12:59 construction and lead V4 um certifiable

2:13:02 standards.

2:13:04 Next slide please.

2:13:05 Just real quick on this one. So for the

2:13:06 project benefits um are those the

2:13:09 project benefits that we've already

2:13:11 that were part of the original approval

2:13:13 or those like additional things?

2:13:15 Those are in the original.

2:13:16 That's the original approval. That's

2:13:17 what we approved.

2:13:18 Yeah, we are we part of this is we're

2:13:20 not mitigating we're not changing the

2:13:22 mitigation and community benefits

2:13:23 packages. So, so in many cases,

2:13:25 community has been waiting for a lot of

2:13:26 these these benefits to come in this

2:13:28 case since 2019. And I think there's a

2:13:30 lot of excitement about finally getting

2:13:32 um some of these underway.

2:13:34 Okay. So, this would unlock the

2:13:36 availability or us to be able to start

2:13:38 to realize those benefits if we Okay,

2:13:40 got it.

2:13:41 Any other questions on Austin? Sorry, I

2:13:43 should pause for a second.

2:13:45 Uh, no. Okay.

2:13:47 83 Leo Birmingham Parkway. Um, this is

2:13:51 approved in 2025.

2:13:53 $210,000 of the current taxes. $1.8

2:13:56 million is the full taxes at the at the

2:13:58 at the end of the deal. It's 333 units,

2:14:02 16% inclusion area and eight stories.

2:14:05 And this project, the multimodal ba uh

2:14:07 bike multimodal path, I should say,

2:14:09 connecting a DCR multi-use path in the

2:14:11 front and the Riverside bike path. That

2:14:13 was the thing that we heard over and

2:14:15 over again from from electeds and from

2:14:17 the community members how important that

2:14:18 was to them. Um, so I really wanted to

2:14:20 emphasize that it preserves a sign

2:14:23 significant grove of trees, 100% passive

2:14:26 house design, blue bike station, uh, new

2:14:29 pedestrian connections and plazas um,

2:14:31 and uh, and lead registered and and

2:14:34 really great uh, energy efficiency um,

2:14:36 standards in their uh, in their

2:14:38 development.

2:14:40 Next slide, please.

2:14:43 So 22 24 Pratt Street. This is the only

2:14:45 one of the four projects to go with

2:14:47 parameter number two, the construction

2:14:49 plus 10ear. Um, this was approved in

2:14:51 2024.

2:14:53 It's currently paying just over $200,000

2:14:55 in taxes. Full tax would be 1.9 million.

2:14:58 It's $318 units. So, in this case, uh,

2:15:02 they are also asking for a 50% u buyout

2:15:05 on their inclusion area. That's about

2:15:07 $8.1 million. It's a 16story building.

2:15:10 Um, really transforms an underutilized

2:15:12 industrial parking site. um with new

2:15:15 housing creates 30,000 square ft of open

2:15:17 space, a dark dog dog park and other

2:15:19 public realm improvements, a very low

2:15:22 parking ratio um plus uh bike storage

2:15:25 and a blue bike station and significant

2:15:28 um green development standards.

2:15:31 Next slide, please.

2:15:34 The last of our projects in Charles Town

2:15:36 is one Mystic. This was uh approved

2:15:39 first in 2023 and it came back for an

2:15:41 NPC last year um to actually change the

2:15:44 uh program to the program you see now,

2:15:46 the rental condo program. Um it's

2:15:49 currently paying $70,000 in taxes. The

2:15:51 future tax would be 1.6 million. Really,

2:15:54 this is the biggest increase of um a

2:15:56 multiple increase of all of our

2:15:58 projects. It's a little unique. So on

2:16:00 the the 408 units, 227 of them are

2:16:05 rental and all of the inclusionary, so

2:16:07 the 20% um are going on the rental side.

2:16:11 On the 181 condos, they're paying a $14

2:16:14 million buyout for the inclusionary

2:16:17 portion that was agreed to last year um

2:16:19 by this body.

2:16:21 Um so project is in line with plan

2:16:23 Charles, $48 to units, uh a million

2:16:27 dollars of tax revenue on the condo

2:16:29 side. So the condo side of this project

2:16:31 will actually go on the tax roles at COO

2:16:34 because we can only do these tax deals

2:16:36 on the on rentals. So after construction

2:16:38 is complete, we'll get not quite a

2:16:40 million dollars of annual tax revenue

2:16:42 that starts in three uh in three years

2:16:44 and the other tax revenue is postponed

2:16:46 till the end of the the 5 years after

2:16:48 COO.

2:16:50 There are rent to own options, passive

2:16:52 house, um, NCC compliant, bike and

2:16:55 transit, uh, investments, um, job

2:16:58 creation, and public realm connectivity.

2:17:01 So, I'm happy to answer any questions

2:17:02 you have about these projects. Again,

2:17:04 all these are BPDA board approved, so

2:17:06 we're here just talking about the tax

2:17:08 portion, um, the tax relief that we're

2:17:09 asking for to get these under

2:17:11 construction in the next 12 months.

2:17:12 Okay. Questions or comments from the

2:17:14 board?

2:17:16 Thank you, Madam Chair, and Ruben. Thank

2:17:18 you. Um

2:17:20 this is uh as Chief Shen is always

2:17:22 interested to know the this series of

2:17:24 votes are my favorite things to vote on

2:17:25 today. I am an enthusiastic yes and it's

2:17:28 for one very very simple reason and that

2:17:30 is this the ven diagram of economic

2:17:32 growth and public benefits is a circle.

2:17:34 They go hand in hand and right now we

2:17:37 are facing unimaginable uh challenges.

2:17:40 every city is we feel it with you've

2:17:42 talked about the rising construction

2:17:43 costs, high interest rates, other

2:17:45 financing challenges, uh uh tariffs,

2:17:48 uncertainty at the federal level, you're

2:17:50 seeing projects that that have one

2:17:53 broad-based support being stalled out.

2:17:55 And this is one way to help those

2:17:57 projects. Um and it, let me be clear,

2:18:00 targeted tax relief is not uh it's not a

2:18:02 giveaway, it's an investment. It's

2:18:04 precisely what we are doing and we

2:18:06 should be doing right now because these

2:18:08 are projects that unlock private

2:18:10 capital. They create good paying jobs.

2:18:12 They help grow our housing stock and

2:18:14 they expand our tax base. You can see

2:18:15 the numbers there. That's that's such an

2:18:17 interesting thing to see how when these

2:18:19 will be fully realized what that means

2:18:22 for our city. So I am very uh happy to

2:18:25 see these four. They are incredibly

2:18:27 worthy projects. Three of the four I

2:18:28 happen to vote on and so I'm proud to

2:18:30 see you know hopefully this will be the

2:18:32 impetus that they need. Um, but we need

2:18:34 to have pragmatic solutions uh when

2:18:36 we're dealing with such so many

2:18:38 challenges uh in the housing and the

2:18:39 development market. So, I think this was

2:18:41 very thoughtful. This was smart. Huge

2:18:43 kudos to you and your team and the

2:18:44 mayor's team for um working highlighting

2:18:47 these and and I look forward to seeing

2:18:49 more to come. Thank you.

2:18:51 Any additional questions or comments?

2:18:54 I would just echo uh what what Matt is

2:18:57 saying and and you know I I think it's a

2:19:01 very um thoughtful and yet um the fact

2:19:06 that it's so narrowly defined I think

2:19:09 for the for the pilot really makes sense

2:19:11 and you guys have clearly done a lot of

2:19:13 work to ensure that it's you know sort

2:19:16 of but for this small um additional

2:19:21 pilot investment that these projects

2:19:23 wouldn't be going forward. And so just

2:19:26 uh appreciate that a lot and all the

2:19:29 effort that went into this through

2:19:30 throughout city hall

2:19:33 and through the chair

2:19:35 and not to be redundant, I just

2:19:37 definitely want to emphasize on the

2:19:40 growth of the construction. If you look

2:19:42 back, if you see in like 2020, 2016,

2:19:45 excuse me, a lot of men and women in the

2:19:47 city of Boston chose construction as a

2:19:49 pathway to be part of the middle class.

2:19:52 And as we see it decline, um, this is a

2:19:55 great opportunity for us to create ways

2:19:58 to get our men and women back to work.

2:20:00 So, I think this is a great idea.

2:20:03 Great. Additional questions or comments?

2:20:06 Um, all right. I think you know

2:20:09 definitely echo what my fellow board

2:20:10 members um are saying. Um you know but I

2:20:14 mean as a you know as a member of this

2:20:16 board we have a fiduciary responsibility

2:20:19 um you know to thoroughly um you know

2:20:22 take this proposal um seriously and and

2:20:24 look at at the the details of it. Um so

2:20:27 I want to you know thank you for you

2:20:30 know again all the work that went into

2:20:32 this but for I like the way uh Mr. Mali

2:20:36 uh presented as as this as a tax relief

2:20:39 investment, an investment, right? That

2:20:41 this vote is what it's doing, right?

2:20:43 It's allowing this investment in this

2:20:45 timebound period, right? For these

2:20:48 specific projects that meet these

2:20:50 specific requirements. Um and you know,

2:20:54 no investment is without risk, right?

2:20:56 That's just that's just what it is. But

2:20:58 I do appreciate the um the minimization

2:21:03 of the downside risk that you've done

2:21:05 with all of these parameters. Um so I'm

2:21:10 poked as many holes as I as I could in

2:21:12 this throughout the entire process to

2:21:14 again because this is this is you know

2:21:16 this is revenue. We have a fiduciary

2:21:17 responsibility over it. um to um so I

2:21:20 just want to thank you for again making

2:21:23 that you know crystal clear on what um

2:21:26 you know what the estimated you know

2:21:29 current taxes which is you know for this

2:21:31 one particular $70,000 a year and then

2:21:33 what we unlocked very clearly with the

2:21:36 estimated full tax you know of $1.6 $6

2:21:38 million um a year annually. So um again,

2:21:45 you know, difficult exercise, but I

2:21:49 appreciate the outcome of it and, you

2:21:51 know, hope that it's, you know, clear um

2:21:54 to the, you know, to the public of, you

2:21:56 know, what we had to weigh here as far

2:21:58 as this decision, but but what this a

2:22:01 vote like this could unlock. Um and and

2:22:04 this is a uh an investment and and we'll

2:22:06 take a vote on it. Um, I think that's

2:22:09 it. So, uh, a motion is an Oh, no, no,

2:22:13 no. Hold on. We got a bunch of votes.

2:22:14 Hold on. We got a bunch of votes. Okay.

2:22:17 So, I'm going to take one at a time, uh,

2:22:20 and then we'll vote on each one. Oh,

2:22:22 hold on.

2:22:26 All right. Item number 22,

2:22:29 request authorization to adopt a

2:22:31 demonstration project plan under

2:22:33 Massachusetts General Law Chapter 121B

2:22:36 section 46F for the proposed project

2:22:39 located at Alustin Yards building D in

2:22:41 Alustin and to adopt certain findings

2:22:43 related to the demonstration project

2:22:45 plan, including without limitation that

2:22:47 the proposed project constitutes a

2:22:49 demonstration project and to authorize

2:22:51 the director to enter into a contract

2:22:54 for payment in lie of taxes agreement

2:22:56 pursuant to MGL chapter 121B section 16

2:23:00 as amended between the city of Boston,

2:23:02 the BRA and the proponent in connection

2:23:04 with the proposed project and to

2:23:06 authorize a director to execute and the

2:23:08 BRA to accept a quick claim deed for

2:23:11 temporary limited property interest in

2:23:14 the project site and to enter into an

2:23:15 indemnification agreement with the

2:23:17 proponent and to take all related

2:23:19 actions. A motion is in order.

2:23:21 So moved.

2:23:21 Second.

2:23:22 All those in favor? I opposed. The eyes

2:23:24 have it. Item number 23, request

2:23:27 authorization to adopt a demonstration

2:23:29 project plan under Massachusetts General

2:23:31 Law, Chapter 121B, section 46F for the

2:23:35 proposed project located at 83 Leo

2:23:37 Birmingham Way Parkway in Brighton and

2:23:40 to adopt certain findings related to the

2:23:42 demonstration project plan and to

2:23:43 authorize a director to enter into a

2:23:45 contract for payment in lie of taxes

2:23:48 between the city of Boston, the BRA and

2:23:50 the proponent in connection with the

2:23:51 proposed project and to authorize the

2:23:53 director to accept a quick claim deed

2:23:56 for a certain temporary limited property

2:23:59 interest in the project site and to take

2:24:00 all related actions. A motion is in

2:24:02 order.

2:24:02 So moved.

2:24:03 Second.

2:24:03 All those in favor?

2:24:04 I

2:24:05 uh opposed. The eyes have it. I voted I

2:24:08 too. I don't know. Anyway. Okay. Item

2:24:10 number 24. Request authorization to

2:24:13 adopt a demonstration project plan under

2:24:15 Massachusetts General Law Chapter 121B

2:24:18 section 46F for the proposed project

2:24:20 located at 22 through 24 Pratt Street in

2:24:22 Olston and to adopt certain findings

2:24:25 related to the demonstration project

2:24:26 plan and to authorize a director to

2:24:29 enter into a contract for payment in lie

2:24:30 of taxes between the city of Boston, the

2:24:33 BRA and the proponent in connection with

2:24:35 the proposed project and to authorize a

2:24:37 director to accept a quick claim deed

2:24:39 for a certain temporary

2:24:41 limited property interest in the project

2:24:43 site and to take all related action. A

2:24:44 motion is in order.

2:24:46 So moved.

2:24:46 Second.

2:24:47 All those in favor? I opposed. The eyes

2:24:50 have it. Item number 25. to request

2:24:52 authorization to adopt a demonstration

2:24:54 project plan under Massachusetts General

2:24:56 Law Chapter 121B section 46F for the

2:24:59 proposed project located at 1 Mystic

2:25:00 Avenue in Charleston and to adopt

2:25:02 certain findings related to the

2:25:04 demonstration project plan and to

2:25:05 authorize a director to enter into a

2:25:07 contract for payment in LO of Texas

2:25:09 between the city of Boston, the BRA and

2:25:11 the proponent in connection with the

2:25:13 proposed project and to authorize a

2:25:15 director to accept a quick claim deed

2:25:17 for a certain temporary limited property

2:25:19 interest in the project site and take

2:25:21 all related actions. A motion is in

2:25:23 order.

2:25:23 So move.

2:25:23 Second.

2:25:24 All those in favor? I oppose. The eyes

2:25:26 have it. Motion passes. Thank you.

2:25:29 Thank you. And I was remiss. I also want

2:25:31 to thank the project managers who did

2:25:32 some amazing work helping us get through

2:25:34 this. So really from the development

2:25:35 review team, thank you very much. So

2:25:37 yay.

2:25:39 Okay.

2:25:41 Item number 26,

2:25:43 request authorization to issue a scoping

2:25:46 determination.

2:25:47 We're just going to give everybody a

2:25:48 second. That was a popular vote.

2:25:53 The development teams.

2:25:59 Good. You guys are nice and quiet, so we

2:26:01 can go ahead. Okay. Item number 26.

2:26:03 request authorization to issue a scoping

2:26:05 determination waving further review

2:26:06 pursuant to article 80B-5.3D

2:26:09 large project review of the zoning code

2:26:11 for the proposed construction of 145

2:26:14 residential rental units including 29 IZ

2:26:17 units and 17 176 bicycle parking spaces

2:26:21 located at 20 through 207

2:26:24 uh Brighton Avenue and to issue one or

2:26:26 more certifications of compliance or

2:26:28 partial certifications of compliance

2:26:29 pursuant to section ADB-6 of the code

2:26:33 upon successful completion of the

2:26:35 article ADP large project review process

2:26:37 and to execute a cooperation agreement

2:26:40 and a transportation access plan

2:26:41 agreement and to take all related

2:26:43 actions. Dan,

2:26:44 good evening. Thank you, Madam Chair

2:26:45 Roas, members of the board. Director

2:26:47 Shen, my name is Daniel Palano, project

2:26:49 manager for the proposed article a large

2:26:51 project before you tonight at 201207

2:26:53 Brighton Avenue located in the Austin

2:26:55 neighborhood. The pro proponent 2011 uh

2:26:58 Brighton LLC DND Homes proposes to

2:27:01 construct a new six-story mixeduse

2:27:03 building uh totaling approximately

2:27:06 103,847

2:27:08 gross square ft. The proposed project

2:27:10 will include 145 residential uh units

2:27:13 comprised with 72 studio units, 48

2:27:16 one-bedroom units, 15 two-bedroom units,

2:27:18 and 10 three-bedroom units along with

2:27:20 approximately uh 1,853

2:27:23 ft of ground for uh floor use retail

2:27:26 space. The project will also provide a

2:27:28 total of 25 units. Of those 20 uh% of

2:27:31 the total units, 17 uh% units will will

2:27:34 be made available to households or no

2:27:36 more than 60% of the area medium income.

2:27:39 Um and 3% of those units must be

2:27:41 reserved for households who qualify for

2:27:43 mobile housing vouchers as part of the

2:27:45 public uh benefits and mitigation. The

2:27:47 proposed project would provide

2:27:48 significant neighborhood and public

2:27:49 realm improvements, including a

2:27:51 contribution of approximately $100,000

2:27:53 to Boston Parks and Recreation

2:27:55 Department for the purpose of improving

2:27:56 parks within Austin Bright neighborhood.

2:27:59 Additionally, the project will also

2:28:00 contribute funds to als brighten main

2:28:02 streets and with the Austin brighten

2:28:04 youth programs, sport programs as well.

2:28:07 As part of the article 80 process, uh

2:28:09 the project held an impact advisory

2:28:10 group meeting on March 30th, 2026,

2:28:12 following that with a virtual public

2:28:14 meeting on March uh uh March 31st, 2026

2:28:18 to present and discuss the project uh in

2:28:20 detail. A second IG meeting was held on

2:28:22 August 5th, 2026 to review the revisions

2:28:25 of the proposed project and re and

2:28:26 review additional feedback from the IG

2:28:29 members and public. The virtual public

2:28:31 meetings were advertised in relevant in

2:28:33 the relevant neighborhood planning

2:28:34 department website as a calendar

2:28:36 notification was sent to all uh Austin

2:28:38 Bry neighborhood updates uh subscribers.

2:28:40 Thank you for your time and

2:28:41 consideration for the project before you

2:28:43 tonight. I have the development team

2:28:44 here to answer uh any questions you may

2:28:46 have. I will now turn over to Michelle

2:28:48 to discuss the plan in context. Thank

2:28:50 you. Thank you.

2:28:52 Thank you, Dan. My name is Michelle and

2:28:54 I am the planner assigned to this

2:28:56 project. The proposed project at 2011

2:28:58 207 Brian Avenue is located within the

2:29:00 Alustin Brian neighborhood zoning

2:29:02 district within the Harvard Avenue

2:29:04 Community Commercial or CC1 zoning

2:29:06 subdist. The proposed project is located

2:29:08 along Brian Avenue, one of Alston's main

2:29:11 commercial corridors, and the proposed

2:29:13 mixeduse building will serve as a

2:29:14 transition between the existing

2:29:16 residential neighborhood and the

2:29:17 surrounding commercial areas. In terms

2:29:19 of transportation, there's a blue bike

2:29:21 station 0.2 miles from the site at Union

2:29:23 Square. And the project site has access

2:29:25 to multiple MBTA bus routes, including

2:29:28 the 57, 64, 66, and 501. Next slide,

2:29:32 please.

2:29:34 The proposed project also falls within

2:29:36 the study area of two planning

2:29:38 initiatives. The Alustin Brian mobility

2:29:40 plan, which was adopted by the BPDA

2:29:42 board in May 2021, and the Alson Brian

2:29:44 needs assessment, which was adopted by

2:29:46 the board in January 2024. Both of these

2:29:49 plans highlighted the need to create a

2:29:50 more attractive and comfortable walking

2:29:52 and bicycle environment. To align the

2:29:54 proposed project with these goals, the

2:29:56 proponent worked closely with staff from

2:29:58 planning, transportation, and public

2:30:00 works departments to incorporate public

2:30:02 realm and sidewalk improvements that are

2:30:04 consistent with complete streets

2:30:05 guidelines and best practices that

2:30:07 currently inform the current staff work

2:30:09 on the draft Austin Brighton community

2:30:11 plan. Specifically, the rear driveway,

2:30:14 which was pre previously used for

2:30:16 parking, will now include a curved

2:30:17 sidewalk connecting Cambridge Street to

2:30:19 the proposed project. This will provide

2:30:21 residents with additional safe access to

2:30:23 the site while maintaining the driveways

2:30:25 function as a loading area. In the near

2:30:27 term, these improvements will enhance

2:30:29 the pedestrian experience within the

2:30:31 site and in the long term will support

2:30:33 broader transportation on public realm

2:30:35 goals for Austin Brighton as reflected

2:30:37 within the draft Austin Brighten

2:30:38 community plan. The proposed project

2:30:40 will need variances for dimensional

2:30:42 regulations, including height, F, and

2:30:44 minimum open space. And these variances

2:30:46 are consistent with the criteria of

2:30:48 section 7-3 of the zoning code due to

2:30:51 the highly irregular dimensions of the

2:30:53 law. As you can see here, highlighted in

2:30:56 red, the law has a long rear driveway

2:30:58 that extends to Cambridge Street. While

2:31:00 the number of off- streetet parking

2:31:02 spaces is set through article ADB large

2:31:04 project review, the proposed zero zero

2:31:07 parking design is consistent with Boston

2:31:09 Transportation Department's guidelines.

2:31:11 Additionally, the proposed project is

2:31:13 also well served by multiple transit

2:31:14 options. And thank you. And now I'll

2:31:16 turn it over to the development team to

2:31:18 present the project in more detail.

2:31:20 Thank you.

2:31:24 Thank you, Madam Chair, members of the

2:31:26 board, Director Shen, Jeff Drago,

2:31:28 attorney on the project. um with Drago

2:31:31 and Tuscano. Uh here on behalf of D&D

2:31:33 Homes, who's the project developer with

2:31:35 me, I also have John Williams from DMS

2:31:38 Design, who put this project uh design

2:31:40 and architectural plans together. You'll

2:31:42 hear from in a few slides. Uh we're

2:31:45 excited to bring this mixeduse project

2:31:47 uh before you tonight. Uh the proposal

2:31:50 as you can see from the rendering on the

2:31:52 right uh is located on a 27,516

2:31:57 square foot lot or two parcels combined

2:32:01 for this project. Right now there is a

2:32:04 this is a commercial uh building on the

2:32:06 lot. It's inactive right now sitting

2:32:08 idle. Uh this project you see will

2:32:11 combine residential housing along with

2:32:13 commercial space and a lot of amenity

2:32:15 space at the ground level. Um, the

2:32:18 proposed project would create a new

2:32:20 six-story mixeduse building and that'll

2:32:23 be include 145 residential units and

2:32:26 approximately 1,853

2:32:29 square ft of commercial space on the

2:32:32 ground level, which when we worked with

2:32:33 the community, we found that was

2:32:35 important given that this is in a

2:32:36 community commercial area. Although

2:32:39 there's a lot of commercial around us,

2:32:41 there's also a lot of new residential

2:32:43 development that we see popping up uh in

2:32:46 this area. This particular project falls

2:32:49 along Brighton Nav and Cambridge Street,

2:32:51 which are two busy uh areas in Alustin.

2:32:55 Um as we we also I just want to go over

2:32:58 some of the amenity space that this

2:33:00 project includes uh that we feel is

2:33:02 beneficial to the residents. There's

2:33:03 going to be a fitness center, a

2:33:05 co-working space, family wreck room,

2:33:08 plenty of storage space on site, and a

2:33:10 dedicated bike room on site as well. We

2:33:13 also have a strong unit mix uh that

2:33:16 includes 72 studios, 48 onebedrooms, 15

2:33:20 twobedrooms, and 10 threebedrooms on

2:33:23 site. We also have 29 uh affordable

2:33:26 units as part of the inclusionary

2:33:27 development as well. As part of this

2:33:30 project, um we had a a strong uh

2:33:33 community engagement process and we're

2:33:36 happy uh to say that we worked closely

2:33:38 with councelor Braden's office,

2:33:40 obviously the BPD on design of this

2:33:43 project, making modifications, as well

2:33:46 as the Brighton Improvement Association,

2:33:49 the ACA, and our I A that all gave us

2:33:53 comments that brought the project that

2:33:55 you see uh tonight. Um I'm now going to

2:33:58 turn it over. One other point and I know

2:34:01 if we can go to the next slide. Um

2:34:05 this just shows some of the context of

2:34:08 the commercial around us but also the

2:34:10 residential so the board can see. And if

2:34:12 we can go to the next slide please. Uh I

2:34:15 know it was mentioned but this is

2:34:16 particular location is great for public

2:34:18 transit. Uh we're less than a 15minute

2:34:21 walk to the MBTA green line. uh access

2:34:24 to the MBTA bus routes uh right along

2:34:27 both Brightnav and Cambridge A, making

2:34:30 this great for those folks that are

2:34:32 commuting uh into the city uh when this

2:34:35 building becomes occupied. With that,

2:34:37 I'm going to turn it over to John to go

2:34:40 over his architectural plans. Thank you.

2:34:45 Good evening.

2:34:46 Thank you everyone for your time

2:34:48 tonight. Um so we're looking right now

2:34:50 at the ground fuller landscape plan. Um

2:34:51 BrightNAB is to our left. Um we've

2:34:53 widened that sidewalk there to um to

2:34:55 comply with the complete streets and

2:34:57 we're actually a little bit wider um

2:34:58 than what would really be needed. Um and

2:35:00 on Brighton Nav the entire frontage

2:35:02 that's where we have our our retail

2:35:04 space. Um we can look at that more in

2:35:06 the next slides. Um in actually could

2:35:09 you go back one side please?

2:35:11 Thank you. Um as you continue um into

2:35:14 the site from Brighton Nav um is where

2:35:16 you'll find our residential entrance and

2:35:18 also where the primary um bike entrance

2:35:20 is and that's kind of where that green

2:35:21 space is in the middle. So, we do have a

2:35:23 little outdoor space uh tucked in there

2:35:24 as well. Um and then from Cambridge

2:35:27 Street where we have that uh drive aisle

2:35:29 that gives us access for both trash,

2:35:31 fire access, um some pedestrian access,

2:35:34 but also it helps mitigate access um

2:35:36 traffic on BrightNav by allowing for

2:35:39 deliveries and Uber Eats and ride shares

2:35:41 to be picked up at that point as well.

2:35:42 Okay,

2:35:43 next slide, please.

2:35:46 Um then, as we were saying, so BrightNav

2:35:48 is on the left here. Um all of our

2:35:49 retail space is out front. We've

2:35:51 designed that to be able to be broken up

2:35:52 into three different spaces um depending

2:35:55 on who would want to be renting the

2:35:57 space or it could be a single space as

2:35:58 well. Um and the green area is our

2:36:01 residential entry. Um and then going

2:36:03 back the pink area is our first floor

2:36:06 ground level um bike storage room. And

2:36:08 when we get to the basement plan, you'll

2:36:09 see that that that expands extensively.

2:36:12 Um and we also have a dedicated elevator

2:36:14 for that bike storage itself. Um, and

2:36:17 then that purple area, that's what we're

2:36:18 calling our our Uber lounge where people

2:36:20 can wait for their food deliveries or

2:36:22 ride share pickups. The next slide,

2:36:24 please.

2:36:27 Uh, so this is down in the basement

2:36:28 where we have all of those amenities

2:36:30 that Jeff had spoken about, the

2:36:31 co-working space, uh, fitness center,

2:36:34 um, pet wash, family recreation room,

2:36:37 and then the pink area again, um, that's

2:36:39 the remainder of the bike storage space.

2:36:41 Next slide, please.

2:36:44 our floors two through six all primary

2:36:47 primarily residential and so that's what

2:36:49 we're looking at here. Uh next slide

2:36:53 and then up to the roof plan. So we have

2:36:55 two very large amenity spaces um to give

2:36:58 the the residents um just a place to get

2:37:00 outside because the irregularity of our

2:37:02 site we weren't able to get as much on

2:37:04 the ground level as we wanted. So we

2:37:05 wanted to provide that up on the up on

2:37:07 the roof area. Um, and then we will have

2:37:09 plenty of area for mechanicals and then

2:37:11 also we're a solar ready uh project and

2:37:14 um so we have plenty of space up there

2:37:16 for that as well. Uh, next slide please.

2:37:20 Um, so this is just a rendering from

2:37:22 Brighton Avenue looking at the front of

2:37:23 our building with our ground floor

2:37:25 retail and then our residential above.

2:37:27 Uh, next slide please. And this is just

2:37:29 from the other angle on Brighton A.

2:37:33 And with that we will happy to answer

2:37:35 any questions you may have.

2:37:37 Okay, great. Thank you. Um, questions or

2:37:40 comments from the board.

2:37:45 Yeah, I don't really have any either.

2:37:47 Okay, a motion.

2:37:49 Okay,

2:37:49 this is it was great project. You

2:37:51 answered a lot of the questions already.

2:37:53 It was a really great presentation. Um,

2:37:55 so uh not a reflection of the quality of

2:37:58 the project, but I think we're just

2:37:59 we're ready for a vote. So motion is in

2:38:01 order.

2:38:02 So moved.

2:38:02 Second.

2:38:03 All those in favor? I opposed. Uh the

2:38:05 eyes have it. Great project.

2:38:07 Congratulations. Good luck.

2:38:08 Thank you very much. And to the project

2:38:09 managers that helped us as well.

2:38:11 Okay. Great. Item number 27. Request

2:38:14 authorization to issue a scoping

2:38:16 determination waving further review

2:38:18 pursuant to article ADB-5.4D 4D of the

2:38:21 zoning code for the creation of two new

2:38:24 self- storage buildings,

2:38:26 17 car parking spaces, and 20 bicycle

2:38:29 parking spaces located at 50B Park

2:38:31 Street, and to issue a certificate of

2:38:33 compliance or certification of

2:38:35 compliance under section 80B-6 of the

2:38:38 zoning code upon successful completion

2:38:40 of the article 80B large project review

2:38:42 process and to execute a transportation

2:38:44 access plan agreement and a cooperative

2:38:46 agreement or cooperation agreement and

2:38:48 to take all related actions. Tyler.

2:38:51 Good evening. Thank you, Madam Chair,

2:38:53 members of the board, and director Shen.

2:38:55 My name is Tyler Ross. I'm a senior

2:38:56 project manager in the development

2:38:57 review division. The proposal for you is

2:39:00 the 50B Park Street um project and

2:39:03 article 80 large project located in the

2:39:05 Dorchester neighborhood. On June 22nd,

2:39:07 2026,

2:39:09 the developer filed a project

2:39:10 notification form for the project. The

2:39:13 proposed project consists of replacing

2:39:15 the existing vacant office building with

2:39:17 two new self- storage buildings. uh

2:39:19 comprising of up to 144,000 square ft.

2:39:23 The main building will be uh four

2:39:25 stories while the out building will be a

2:39:27 single story. The proposed project will

2:39:30 include accessory uses such as office

2:39:32 and restroom approximately 17 surface

2:39:34 parking spaces and eight exterior bike

2:39:36 parking spaces. Additionally, uh the

2:39:39 planning department held IG and public

2:39:41 meeting on July 9, 2026, which was well

2:39:43 attended and advertised on the planning

2:39:45 department's website. With that, I'll

2:39:48 now turn it over to Ford from the

2:39:49 planning division to discuss the

2:39:50 planning context for the project before

2:39:52 the development team begins the

2:39:54 presentation. Lastly, I want to thank

2:39:56 the members of the public, elected

2:39:58 officials, and city agencies who help

2:39:59 review the project. Thank you.

2:40:01 Thanks, Tyler.

2:40:03 Thank you. Perfect. That's the right

2:40:05 slide. Uh, hello. My name is Ford

2:40:07 Delveio and I am the planning reviewer

2:40:08 for this project. The proposed self-

2:40:10 storage facility is located in a local

2:40:12 industrial subdist neighborhood zoning

2:40:15 district. The site is adjacent to Fields

2:40:17 Corner in the Olsson Meeps Industrial

2:40:19 Park, which was originally established

2:40:20 by our organization, the Boston Economic

2:40:22 Development and Industrial Corporation

2:40:24 to support economic development in

2:40:26 Dorchester. No recent planning

2:40:28 initiatives have addressed this

2:40:29 geography, but its local industrial

2:40:31 zoning remains generally consistent with

2:40:32 current land use patterns. While self

2:40:34 storage would introduce a new use for

2:40:36 this fabric, the subdist's current

2:40:37 zoning has not been updated to

2:40:38 differentiate between active businesses

2:40:40 with a warehouse component and self-

2:40:42 storage facilities. Accordingly, as

2:40:44 noted on the slide, the proposed project

2:40:46 is consistent with all current use and

2:40:48 dimensional regulations. Plan department

2:40:50 staff worked with the proponent to

2:40:51 refine the design of this as of right

2:40:53 use as project as the proponent will

2:40:55 describe on the sub subsequent slides.

2:40:57 Thank you and I will now turn over to

2:40:58 the proponent to present in more detail.

2:41:00 Thank you.

2:41:03 Hi, good evening.

2:41:05 Oh,

2:41:06 thank you madam chair members.

2:41:11 There might be about that. My name is

2:41:13 Greg Serena, VP of development with

2:41:15 Perven Chic Group, the developer here.

2:41:17 As you see, you'll probably recognize a

2:41:19 lot of those team names from our project

2:41:21 team list. This is 144,000T self-s

2:41:24 storage facility in Dorchester. Uh we

2:41:27 are proposing

2:41:30 site context here so you can see where

2:41:32 we are outlined in red. We are in an

2:41:35 industrial corridor off a private

2:41:37 industrial way. The Mate Street is a

2:41:39 public right of way. access to the

2:41:41 facility is off the private industrial

2:41:44 drive. We are proposing right-of-way

2:41:46 improvements along our frontage, new

2:41:48 street trees, many trees throughout the

2:41:51 facility, uh, and improvements to a

2:41:54 currently vacant building.

2:41:56 Next slide, please.

2:42:00 As you can see, our neighbors are all

2:42:02 industrial users. Uh, this is an

2:42:05 industrial corridor through and through.

2:42:08 This will be a wellwelcomed adaptive uh

2:42:12 full redevelopment of an underutilized

2:42:14 property that's existing vacant. I'll

2:42:15 pass it over to our project architect to

2:42:17 talk about his plans.

2:42:19 Thanks.

2:42:21 Thank you, Greg. Um good evening, madam

2:42:24 chair, members of the board. Kevin Dler,

2:42:27 uh principal of ROI Architects. Um try

2:42:29 to go through this quickly. Um, this

2:42:32 slide here is really uh orients you to

2:42:35 the views of the site. As Greg

2:42:37 mentioned, this is off of a private

2:42:39 industrial way. Uh, the one portion of

2:42:42 the site that meets a public way on Mate

2:42:45 Street is the top photo. Second photo is

2:42:48 at the entrance point off of the current

2:42:51 existing curb cut. And finally, the the

2:42:54 one is on the other corner of that site

2:42:56 also. Um seeing that this is a single

2:42:59 story uh surrounded by surface parking.

2:43:01 Um next slide please.

2:43:05 Um you also can see the rail line uh

2:43:08 abuing or MBTA is one of our abutters.

2:43:11 That's the uh red line uh brainree line.

2:43:14 So and commuter rail. So trains are

2:43:16 going by there pretty fast. That also

2:43:18 creates a buffer against uh the closest

2:43:21 residential neighborhood um clamp point

2:43:23 and Dorchester. Um this is the site

2:43:27 plan. Um you can kind of see M Street um

2:43:30 in the C circle right there. That's the

2:43:32 public way. Uh at that point it changes

2:43:34 over to a private drive uh into the

2:43:37 industrial park. Um mainly our our focus

2:43:40 was to put all the public space uh along

2:43:43 that that existing location of the uh

2:43:46 current co curb cut. Uh provide much

2:43:49 safer pedestrian access off of that um

2:43:52 public way into the site. focused a lot

2:43:55 of the attention of of the landscape

2:43:57 into that area uh creating a safe and um

2:44:01 easily recognizable area to gain access

2:44:03 to the to the building. Um 17 parking

2:44:06 spaces uh spread around the front and

2:44:09 then on the other corner as well. Um

2:44:12 there's also a number of uh units that

2:44:15 are accessible on the um other two sides

2:44:18 of the of the building um around the

2:44:21 sides. Um next slide, please.

2:44:24 Um no surprise that these plans look

2:44:27 very rational, efficient. Um it's one of

2:44:30 the reasons why we can achieve such a

2:44:32 high uh carbon net neutral uh standard

2:44:36 for this. Um self- storage buildings

2:44:38 consume very little energy. Um the

2:44:42 temperature range is uh allowed to

2:44:44 fluctuate um considerably very few

2:44:46 openings. Uh and um so our our goal

2:44:50 really is to um you know keep it that

2:44:53 way. Um and uh with solar uh these these

2:44:57 can start to uh become net zero. Um next

2:45:00 slide please. Um

2:45:08 upper floors as well. No surprises

2:45:10 there. Um this is a fourstory uh 42 ft

2:45:14 high. Um the rail line that abuts the

2:45:17 the building comes up to about 25 ft. So

2:45:20 we have a real natural buffer. Um even

2:45:23 though we are increasing the height over

2:45:24 the existing building that's there. Um

2:45:27 next slide will show some perspectives.

2:45:30 Um our strategy here is to really kind

2:45:33 of exercise a little bit of restraint on

2:45:36 um allowing this honest expression,

2:45:39 simple, clean um modern industrial

2:45:42 building. Um, we wanted to focus all of

2:45:46 the effort into signage and wayfinding

2:45:49 security, making um, any visitors to

2:45:51 this and the employees there feel safe.

2:45:54 Um, so we have been able to actually

2:45:58 gain the number of trees that um, over

2:46:01 the the current property. Um, so really

2:46:04 we're just trying to create a backdrop

2:46:05 for for this uh, new landscaping that's

2:46:08 uh, visible off the private way. Um,

2:46:12 next slide please.

2:46:15 It's just a series of of different uh

2:46:18 views, different elevations um at each

2:46:20 corner of the property even though the

2:46:22 plan is extremely simple um has

2:46:25 different site conditions. So we do have

2:46:27 a different response. Um you have your

2:46:30 classic uh where is myself storage

2:46:32 building um feature. Um and that is the

2:46:37 the one part of the green that sort of

2:46:38 is at that corner. Uh so you can see

2:46:40 that from Park Street which is a fairly

2:46:43 busy area. Again signage and way finding

2:46:45 are the one of the biggest design

2:46:47 constraints for these properties. Um so

2:46:50 next slide please.

2:46:54 And this just is an illustration also

2:46:57 kind of giving you a a view of how the

2:46:59 building's fitting into its context. Um

2:47:02 it's surrounded by other large

2:47:03 industrial buildings. Um and you kind of

2:47:05 have to work hard at finding places

2:47:07 where it's visible from the public way.

2:47:10 Um but where it is visible, you know

2:47:12 that you're going in the right

2:47:13 direction. Um and that's the the

2:47:16 approach we took to uh these views and

2:47:19 and the design. Um, so the materials are

2:47:22 uh very clean and simple. Um, and uh

2:47:26 hopefully an honest expression of that

2:47:28 last slide I think. Greg,

2:47:33 thank you.

2:47:36 Project benefit wise, as I said, we're

2:47:38 taking a vacant building and making it

2:47:40 into a larger, more productive building

2:47:43 that has a higher property tax base. uh

2:47:46 we're environmentally responsible, fully

2:47:48 electric, no gas, uh new construction

2:47:51 jobs will be involved.

2:47:54 Uh new street trees and public right of

2:47:57 way improvements. It's an appropriate

2:47:59 use, which I can't emphasize enough.

2:48:00 That doesn't happen often, especially

2:48:02 with these self- storage facilities. Uh

2:48:04 we believe it's in the right spot out of

2:48:06 public view, but also serving a

2:48:08 community that has minimal storage

2:48:09 available, especially for local small

2:48:11 businesses. Uh and then we're a very low

2:48:14 impact traffic use, one of the most

2:48:18 least traffic heavy industrial uses

2:48:20 there are. That's all I have. Thank you

2:48:22 so much.

2:48:22 Great. Thank you. Uh questions or

2:48:25 comments from the board.

2:48:26 Thank you, Madam Chair. Um did you say

2:48:28 it was unclear? Did you say that you are

2:48:29 looking at photovalttaics for the roof?

2:48:33 One more time.

2:48:33 PV panels.

2:48:34 Uh we are investigating PP panels.

2:48:36 So part of the design is you have to

2:48:38 sort of see if it's ready. I would just

2:48:39 argue. I mean, it's it's it's a project

2:48:41 that because of the sort of uh lower

2:48:44 energy intensity compared to other

2:48:46 comparable buildings of that square

2:48:48 footage, um there could be an

2:48:50 opportunity. It looked like in the

2:48:51 overhead uh shots that there was a a a

2:48:54 neighboring building that had

2:48:54 photovoltaics. You could actually be

2:48:57 flirting with um net carbon negative,

2:49:00 which is, you know, a standard that is

2:49:02 quite quite impressive. So, I I would

2:49:04 urge you to do more than exploring. And

2:49:06 if you can make that work, you'll

2:49:08 generate revenue. I mean, it seems to me

2:49:09 it's a good business play as well as a

2:49:10 really, really strong environmental

2:49:12 play.

2:49:12 There's a very high likelihood we use

2:49:13 them on most of our buildings.

2:49:15 Great. Thanks.

2:49:16 Cool.

2:49:16 Additional questions or comments?

2:49:18 Hearing and seeing none, a motion is in

2:49:20 order.

2:49:20 So move.

2:49:21 Second.

2:49:21 All those in favor? I oppose. The eyes

2:49:24 have it. Motion passes. Thank you very

2:49:25 much. Good luck.

2:49:27 Good project.

2:49:29 All right. Item number 28, request

2:49:31 authorization to issue certification of

2:49:33 Excuse me. Pursuant to article 80E,

2:49:35 small project review of the zoning code

2:49:37 for the proposed construction of 23

2:49:39 residential rental units, including four

2:49:41 IZ units and 26 bicycle parking spaces

2:49:45 located at 1428 Dorchester Avenue and to

2:49:48 enter into community benefits agreement

2:49:50 in connection with the proposed project

2:49:52 and to take all related actions. Dan,

2:49:54 thank you again. Good evening, uh, Madam

2:49:56 Chair, members of the board, uh,

2:49:58 Director Shen. My name is Daniel Palano,

2:50:00 project manager for the small project

2:50:02 before you tonight at 1428 Dorchester

2:50:04 Avenue in Dorchester. On November 2nd,

2:50:07 2025, the pro proponent uh 1428

2:50:10 Dorchester A LLC filed an application

2:50:12 for small project review with the BPDA

2:50:14 for the proposed project pursuing

2:50:16 article 80E of the Bosony Code for the

2:50:18 development at 1428 Dorchester Avenue

2:50:21 proposing to construct a new five-story

2:50:23 23 residential rental dwelling unit

2:50:26 building that will include 26 bike uh

2:50:28 parking spaces for the residents. The

2:50:30 project hosted a virtual meeting on

2:50:32 January 8th, 2026 with a public uh

2:50:34 comment period ending on January 30 uh

2:50:37 2026. Next slide, please.

2:50:41 The project will include a mix a

2:50:42 residential uh unit mix of approximately

2:50:45 one one-bedroom unit, 19 two-bedroom

2:50:47 units, and three-bedroom units with a

2:50:49 total of four units. In the proposal,

2:50:52 the building is in compliance with net

2:50:54 zerocarbon zoning requirements,

2:50:55 providing all electric uh all efficient

2:50:57 electric building system. The project

2:51:00 has committed to public rele

2:51:01 improvements and pedestrian safety on

2:51:03 site as well as complying with Boston's

2:51:05 green infrastructure policy as

2:51:06 applicable, ensuring robust

2:51:08 infrastructure to support healthy

2:51:09 streets, vegetation, storm water

2:51:11 management. I'll now turn over to Harry

2:51:13 who will speak on the planning context.

2:51:14 Thank you.

2:51:19 Thank you, Dan. My name is Shapiro and I

2:51:22 am the planner assigned to this project.

2:51:25 The proposed project is located at 1428

2:51:28 Dorchester Avenue near the intersection

2:51:30 with Adam Street in the Adam Street

2:51:32 neighborhood chopping zoning subdist.

2:51:35 The site is well served by transit

2:51:37 situated approximately 0.2 2 miles from

2:51:40 the field's corner MBTA red line station

2:51:44 connects connecting bus service and

2:51:46 local blue bike stations. In addition,

2:51:49 the surrounding area features accessible

2:51:51 open space amenities with both Townfield

2:51:54 and Ronin Park located within half a

2:51:56 mile of the property. Next slide,

2:51:59 please.

2:52:01 As outlined on this slide, the project

2:52:04 requires zoning relief for use because

2:52:07 multif family residential is forbidden

2:52:09 by the current zoning. Staff note that

2:52:12 this use is appropriate and commonly

2:52:15 found in this area.

2:52:18 On the left is a model I created to

2:52:20 illustrate the building dimensions

2:52:22 permitted by zoning in pink and the

2:52:24 proposed massing in yellow. Planning

2:52:27 department staff worked with the

2:52:29 proponent to shape the building's design

2:52:31 to better conform with its context and

2:52:34 respond to the massing of its neighbors.

2:52:36 I will now pass it to Hiong to present

2:52:38 the building and public room designs

2:52:40 that resulted from this work in more

2:52:42 details.

2:52:43 Great. Thank you.

2:52:47 Hi, good evening. Uh my name is Aang

2:52:49 Lee. I'm the senior landscape uh

2:52:51 architect assigned to this project for

2:52:53 the site plan review. The landscape

2:52:56 design of the project support support

2:52:57 the overall site plan through a

2:52:59 combination of streetscape and

2:53:01 circulation improvement along Dorchester

2:53:04 Avenue. The project will provide a new

2:53:06 street tree frontage planting,

2:53:08 short-term bike parking, and the closure

2:53:10 of an existing curb cut to help activate

2:53:13 the building entrance and improve the

2:53:15 pedestrian experience along the

2:53:16 accessible sidewalk. Next slide, please.

2:53:22 The proposed project is located within a

2:53:25 neighborhood design overlay district and

2:53:28 such consideration has been given to the

2:53:31 surrounding context. The upper floors of

2:53:34 the proposed building step back to

2:53:35 mitigate the building's perceived scale

2:53:38 along the street while inset balconies

2:53:40 and differentiated materials help break

2:53:42 down the messing on both the front and

2:53:45 side elevations. A welcoming entry is

2:53:48 articulated at the ground floor through

2:53:50 the insertion of a canopy to signify the

2:53:52 residential entrance. Thank you. And

2:53:54 I'll turn it over to the project

2:53:56 manager.

2:53:57 Thank you.

2:54:02 Thank you. This concludes our

2:54:04 presentation for this item. Our

2:54:05 development teams here available to

2:54:07 answer any questions. Thank you.

2:54:08 Thank you. Uh questions or comments from

2:54:10 the board?

2:54:12 All right. Just one comment. I really

2:54:13 love the um the twobedroom, the

2:54:17 concentration of two bedrooms. I just

2:54:19 really love seeing that. Um uh getting

2:54:22 19 and then the extra three I think that

2:54:25 were three bedrooms um is something that

2:54:27 we don't uh see often enough. So just

2:54:30 really appreciative of that. Um with

2:54:33 that, uh a motion is in order.

2:54:34 So moved.

2:54:35 Second.

2:54:35 All those in favor? I opposed. The eyes

2:54:38 have it. Motion passes. Thank you very

2:54:40 much. Um congratulations. Good luck.

2:54:44 Item number 29

2:54:47 requests

2:54:49 authorization to execute a first

2:54:51 amendment to the cooperative agreement

2:54:53 dated February 18th, 2020 by and between

2:54:56 Winterold LLC and the Boston

2:54:58 Redevelopment Authority doing business

2:54:59 as a Boston Planning and Development

2:55:01 Agency with respect to the DOT block

2:55:03 project and to execute an amended and

2:55:05 restated affordable rental housing

2:55:07 agreement and restriction for the

2:55:09 inclusionary development policy units

2:55:11 located in the first two buildings

2:55:13 completed at the project and to take all

2:55:15 related actions. Andy.

2:55:17 Uh thank you, Madam Chair, Director

2:55:19 Shen, uh and members of the board. I'm

2:55:21 Andy Feldman, housing policy manager

2:55:23 with the mayor's office of housing. Uh

2:55:25 tonight, I'm here to request your vote

2:55:27 uh to amend the affordable rental

2:55:28 housing agreement and restriction as

2:55:30 well as the cooperation agreement for

2:55:32 the development uh called DOT block uh

2:55:34 in Dorchester. This development was

2:55:36 approved by the BPDA board in April 2019

2:55:39 and called for the construction of four

2:55:41 separate buildings. Since then, two

2:55:43 buildings were completed as part of

2:55:44 phase 1 for a total of 245 residential

2:55:48 units, including 33 on-site IDP units.

2:55:51 Uh the proponent now plans to build the

2:55:53 other two buildings as follows. The

2:55:55 third building, called the Hancock

2:55:57 building, will consist of approximately

2:55:59 84 residential units, all of which will

2:56:01 be incomerestricted. Uh these will be a

2:56:03 mix of both low-income housing tax

2:56:06 credit units as well as off-site IDP

2:56:08 units from the fourth building. The

2:56:10 fourth building, which is the final

2:56:12 building called DOT South, will consist

2:56:14 of approximately 145 market rate rental

2:56:17 apartments. There will be no IDP units

2:56:19 in the fourth building as they will be

2:56:21 located in the third building. Uh

2:56:23 therefore, the vote in front of you

2:56:24 tonight will allow the agency to amend

2:56:26 the ARAR so that it only covers the two

2:56:28 buildings that have already been

2:56:29 completed as it is no longer relevant to

2:56:30 the other two buildings as well as to

2:56:32 amend the cooperation agreement. Thank

2:56:34 you. Happy to answer any questions you

2:56:35 might have.

2:56:35 Okay. Thank you. Uh questions or

2:56:37 comments from the board? Hearing and

2:56:39 seeing none, a motion is in order.

2:56:40 So moved.

2:56:41 Second.

2:56:41 All those in favor? I opposed. The eyes

2:56:44 have it. Thanks, Dandy.

2:56:46 Item number 30, request authorization to

2:56:48 issue a scoping determination waving

2:56:49 further review pursuant to section

2:56:51 ADB-5.4D

2:56:53 4D of the zoning code in connection with

2:56:56 the project notification form filed by

2:56:58 Horizon Mlen

2:57:00 LLC and CV580 Chelsea LLC on July 9th,

2:57:05 2026 for the proposed 160 MLEN highway

2:57:08 project with planned uses that include

2:57:11 warehousing, receiving and distribution

2:57:13 accessory office uses, 10 car parking

2:57:15 spaces and loading dock areas and to

2:57:17 issue a certification of compliance or

2:57:19 partial certification of compliance for

2:57:21 the proposed project under section ADB-6

2:57:24 of the zoning code um upon successful

2:57:27 completion of the article ADB large

2:57:29 project review process and to execute

2:57:31 and deliver a cooperation agreement and

2:57:33 a transit transportation access plan

2:57:35 agreement and to take all related

2:57:37 actions. Dan,

2:57:38 good evening again. Thank you, Madam

2:57:40 Chair Roas, members of the board,

2:57:41 director Shen. My name is Daniel Palano.

2:57:43 I'm the project manager for the proposed

2:57:45 article 80 l project before you tonight

2:57:48 at 160 mlon highway located in the east

2:57:50 Boston neighborhood. The project

2:57:52 proponent, Horizon Mlean LLC, proposes

2:57:55 to demolish the existing building at the

2:57:57 project site and to construct a new

2:57:59 two-story structure compromising of

2:58:01 approximately 152,500 square ft of gross

2:58:05 floor area with planned uses that

2:58:07 include warehousing, receiving and

2:58:09 distribution and accessory office uses

2:58:11 as well as off- streetet parking for

2:58:13 approximately 10 vehicles for the use by

2:58:15 on-site tenants and employees and

2:58:17 loading dog areas. The proposed project

2:58:20 is a plan is planned to serve primarily

2:58:22 as a central receiving and distribution

2:58:23 center for terminal concessions at Logan

2:58:25 International Airport which will replace

2:58:28 an existing facility located in less

2:58:30 than a mile north at 290 MLEN Highway.

2:58:33 As part of their uh public benefits and

2:58:35 mitigation, the proposed project will

2:58:37 provide a one-time contribution with

2:58:38 $250,000

2:58:40 to support the betterment and

2:58:41 improvement of East Boston, including

2:58:43 the greenway open space in public health

2:58:45 as well as significant improvements to

2:58:47 covering uh bypass extension.

2:58:50 Additionally, the proponent has also

2:58:51 committed to a truck route and access

2:58:53 plan which ongo is ongoing monitoring of

2:58:56 specified routes to be followed by

2:58:58 thirdparty vendors accessing that site

2:59:00 with the intent of minimizing traffic

2:59:01 impact in local streets. The access plan

2:59:04 the access plan will include ongoing

2:59:06 monitoring and reporting by the city to

2:59:07 ensure compliance. As part of the

2:59:09 article 80 process, the project will uh

2:59:12 held a virtual public meeting for the

2:59:14 pro proposed project on August 12th,

2:59:15 2026 as well as an IG meeting impact

2:59:18 advisory group meeting on August 11th uh

2:59:20 2026. The virtual public meeting was

2:59:22 posted on the planning department's

2:59:24 website and the calendar calendar

2:59:25 notification went to all subscribers of

2:59:27 the East Boston neighborhood. Thank you

2:59:29 for your consideration for the project

2:59:31 tonight. I have their development team

2:59:32 here to uh present and answer any

2:59:34 questions you may have. Thank you.

2:59:39 Um, so my name is Michelle and I am the

2:59:41 planner assigned to this project. Um,

2:59:43 next. Oh, there we go. So, the proposed

2:59:45 project at 160 Mlan Highway is located

2:59:47 within the East Boston neighborhood

2:59:49 zoning district within the waterfront

2:59:51 economic or we zoning subdist. The site

2:59:53 is located within a restricted roof

2:59:55 district and the coastal flood

2:59:56 resilience overlay district or seafood

2:59:59 governed by 20 by article 25A. The

3:00:02 proposed project also falls within the

3:00:03 study area of Plan East Boston, which

3:00:06 was adopted by the BBDA board in January

3:00:08 2024 and codified into zoning in April

3:00:11 2024. Plan East Boston was a

3:00:13 neighborhoodwide planning initiative to

3:00:15 guide growth in East Boston. The plan

3:00:17 established recommendations for

3:00:19 transportation and public realm

3:00:20 improvements, updated regulations for

3:00:23 land use, and broader policy and program

3:00:25 considerations throughout the

3:00:26 neighborhood. Specifically for the

3:00:29 waterfront or industrial areas along

3:00:30 Mlen Highway, the plan recommended

3:00:33 allowing a mix of uses that would

3:00:34 support economic activity and create

3:00:36 employment opportunities. Next slide,

3:00:38 please.

3:00:42 Plan East Boston sought to limit the

3:00:44 expansion of new distribution facilities

3:00:46 by making these uses conditional for

3:00:48 this area. The proposed project is

3:00:50 intended to serve Logan's airports

3:00:52 operational needs offsite by

3:00:54 consolidating multiple existing

3:00:56 facilities into a single location with

3:00:58 direct access to the Coughlin bypass

3:01:00 road extension. The proposed

3:01:02 consolidation of airport related

3:01:04 distribution uses in a single site along

3:01:06 with mitigation measures that include

3:01:08 sustainability and transportation

3:01:10 improvements is consistent with the

3:01:11 criteria for a conditional use permit

3:01:13 under section 6-3 of the zoning code.

3:01:16 These measures include electrifying

3:01:18 trucks accessing the site to reduce

3:01:20 carbon emissions and making improvements

3:01:22 to the Coughlin bypass road. This road

3:01:24 is currently mass property and is

3:01:26 proposed to be extended through the

3:01:28 site. The improvements made will also

3:01:30 preserve the potential for future

3:01:31 improvements and access to the

3:01:33 extension. The proposed project will

3:01:35 also improve pedestrian transit access

3:01:37 through new crosswalks at the

3:01:38 intersection of Chelsea Street and and

3:01:40 Curtis Street and upgrades the two MBTA

3:01:43 bus stops on Chelsea Street with bus

3:01:45 shelters. Thank you. And now I'll turn

3:01:46 it over to the development team to

3:01:48 present the project in more detail.

3:01:50 Okay.

3:01:50 Thank you.

3:01:54 Thank you, Daniel. And uh thank you

3:01:56 Michelle, Director Shen, Madam Chair,

3:01:58 BED Board. I am Jacob Citroen uh the

3:02:01 founder of Cargo Ventures and I want to

3:02:03 start by thanking uh Daniel and Michelle

3:02:05 for helping guide us through the process

3:02:07 here. Uh I'm joined tonight by other key

3:02:10 members of the project team. Behind me

3:02:12 are Pat Capagreo and Brad Mahoney with

3:02:15 Cargo Ventures. uh James Gray and Mark

3:02:18 Whiteside with uh Stantech uh and Ian

3:02:21 McKinnon with Howard Stein Hudson

3:02:23 Stantech project architect Howard Stein

3:02:25 Hudson Traffic Engineering. We're also

3:02:27 joined virtually by Brian Hul Lutner uh

3:02:30 with DA Piper and then most importantly

3:02:33 by Michael Dosla who's the president of

3:02:36 Marketplace Development, our tenant that

3:02:39 is making this project possible. Um next

3:02:42 slide please.

3:02:45 Marketplace was established in 1994 and

3:02:48 headquartered in Boston. And in 2017,

3:02:51 they opened what is the current central

3:02:54 receiving and distribution center for

3:02:55 Logan Airport at our 290 Mlen project.

3:02:59 Next slide, please.

3:03:02 Um, this current CRDC is the central

3:03:05 receiving point for all concessions

3:03:08 within Logan Airport. books, handbags,

3:03:11 food, all of that goes into this

3:03:13 building where it is screened, sorted,

3:03:15 and secured and then delivered by secure

3:03:18 truck to Logan Airport. The graphic on

3:03:20 the left shows the current various

3:03:23 vendors in the red dots that all

3:03:25 function with the CRDC. So all those red

3:03:28 dots must deliver their goods to the

3:03:30 current CRDC

3:03:32 and then there the process happens that

3:03:34 I described and then to the airport. Our

3:03:37 proposal is to create a new facility at

3:03:39 the yellow dot and that new yellow dot

3:03:42 will allow the consolidation of these

3:03:44 various vendors into one building where

3:03:47 the processes would happen within the

3:03:49 building. Next slide please.

3:03:54 The proposed project uh we intend to

3:03:56 develop at our 160 Mlen Highway

3:03:58 property. This is a property we acquired

3:04:01 uh back about 23 years ago. Uh and it's

3:04:04 an existing 21,000 square foot

3:04:07 industrial building built by an air

3:04:09 freight company back in the early 80s.

3:04:12 And um the site is 3.33 acres in size

3:04:16 and as you can see bounded by the old

3:04:18 MWR pump house. That's the red brick

3:04:21 building you see. The new MWR pump house

3:04:24 noted and then the cube smart self-

3:04:26 storage facility.

3:04:28 Next slide, please.

3:04:31 Our proposal is to develop a new

3:04:34 state-of-the-art

3:04:36 152,500

3:04:37 square ft two-story industrial building,

3:04:40 and this will be the home of the new

3:04:42 central receiving and distribution

3:04:44 center.

3:04:45 The building will be made of insulated

3:04:47 metal panels, have a rooftop solar field

3:04:50 to generate electricity for on-site

3:04:52 consumption, and all systems will be

3:04:54 built to 2070 sea level rise and storm

3:04:57 surge projections. Next slide, please.

3:05:03 Overall, we'll have 10 on-site car

3:05:05 parking spots with the majority of

3:05:07 employees either parking in an existing

3:05:10 garage in Chelsea or using mass transit.

3:05:13 As part of our collective commitment to

3:05:15 mass transit, uh we will be installing

3:05:18 two new bus shelters and marketplace

3:05:21 will be providing a 25% mass transit

3:05:24 subsidy for all employees in the

3:05:26 building.

3:05:27 Next slide, please.

3:05:31 Sustainability and resiliency will be

3:05:33 key features of this building. As I

3:05:36 described, building floor and key

3:05:37 systems above 2070 flood projections,

3:05:41 all electric and targeting zerocarbon

3:05:44 operations. We will also achieve lead

3:05:46 platinum certification, making this the

3:05:49 first warehouse distribution building in

3:05:52 Massachusetts and one of the few in the

3:05:54 US. Beyond lead platinum certification,

3:05:58 we will with marketplace implement 100%

3:06:02 electric truck transfers from the

3:06:04 building to the airport and that will be

3:06:06 in operation as of day one. Next slide,

3:06:09 please.

3:06:12 The development of the 160 parcel uh has

3:06:15 been part of an extensive community

3:06:17 conversation with presentations dating

3:06:20 back to 2019. Our project notification

3:06:23 form for this building has generated uh

3:06:26 64 comment submissions of which 53 have

3:06:29 been in support and the conversations

3:06:31 and the process which Daniel and

3:06:33 Michelle certainly guided us led to a

3:06:36 much better project. We believe that is

3:06:39 we're going to result should we be

3:06:41 approved in 150 construction jobs and

3:06:44 300 full-time jobs following full

3:06:46 occupancy. This is a $120 million

3:06:49 investment. a significant increase in

3:06:51 property taxes following completion, a

3:06:54 reduction of over 3,000 annual truck

3:06:57 trips from the consolidation of

3:06:59 operations that I described, net

3:07:01 zerocarbon footprint, and electric truck

3:07:04 deliveries to the airport. That alone is

3:07:07 estimated by our team to result in a 68

3:07:10 ton reduction in CO2 emissions.

3:07:13 We will also be one of the first of its

3:07:15 kind emissions monitoring programs with

3:07:18 financial penalties for lack of

3:07:20 compliance.

3:07:22 Lead platinum certification as I

3:07:23 described half a million dollars in

3:07:26 combined community mitigation payments

3:07:28 and installation of new bus shelters and

3:07:30 street improvements. Subject to

3:07:32 permitting, we are hoping to break

3:07:34 ground first quarter of next year. While

3:07:37 we were excited about the potential of

3:07:39 this new building and what it will

3:07:41 represent for our community, it is our

3:07:44 lease with marketplace, their business

3:07:46 model, and our shared values that make

3:07:49 this all possible. So, with that, I'd

3:07:51 like to thank the BPDA staff for working

3:07:54 with us through this process and on

3:07:56 behalf of the project team. Um, we

3:07:59 appreciate your consideration and are

3:08:00 welcome happy to answer questions. Thank

3:08:02 you.

3:08:03 Great. Um, questions or comments from

3:08:05 the board?

3:08:06 Thank you, Madam Chair. Um, I always

3:08:08 knew that Pat Capagreo was an

3:08:10 environmentalist, but I am uh

3:08:12 particularly impressed with some of

3:08:13 these milestones in the sustainability

3:08:14 front. Uh, it's not always easy uh in

3:08:17 the commercial and manufacturing

3:08:18 industry to hit these things. So, I I

3:08:20 think it's great on-site uh solar, you

3:08:22 know, I asked this question at most

3:08:23 meetings and you beat me to the punch.

3:08:24 So, appreciate the work there. Um, I

3:08:27 also want to talk a little bit about the

3:08:29 uh community process uh that you folks

3:08:31 have clearly done. Uh the incredibly

3:08:33 talented BPDA staff provides all of us

3:08:36 with these very exhaustive um you'll see

3:08:37 us on our iPads. We're looking over

3:08:39 there's the packet and every person who

3:08:41 chimes in on a project uh their position

3:08:44 is recorded and I think most of us look

3:08:47 through it just to sort of get a flavor.

3:08:48 It doesn't always determine our vote,

3:08:50 but for this project there are 53 uh

3:08:54 remarks or or letters or or or uh you

3:08:57 know communications of support for this

3:08:59 project. There are two in opposition.

3:09:01 That's remarkable. you don't often see

3:09:02 that. So, I think it's a credit to all

3:09:03 of you for working with uh the

3:09:05 community, working with residents to uh

3:09:07 build a a project that is needed and is

3:09:09 uh going to uh not only serve East

3:09:11 Boston, but the city at large. So, thank

3:09:13 you.

3:09:13 Thank you, sir.

3:09:14 Great. Additional questions or comments?

3:09:17 All right. Um hearing and seeing none, a

3:09:19 motion is in order.

3:09:20 So moved.

3:09:20 Second.

3:09:21 All those in favor? I opposed. Uh the

3:09:23 eyes have it. Motion passes. Great

3:09:25 project. Very impressive. Thank you.

3:09:27 Thank you. Thank you very much. Have a

3:09:29 good evening.

3:09:32 Item number 31,

3:09:36 request authorization to issue a

3:09:38 determination waving further review

3:09:40 pursuant to article 80, section 88-6 of

3:09:43 the zoning code in connection with the

3:09:46 notice of project change for the

3:09:47 proposed 165 Park Drive project and to

3:09:51 issue a certification of a certification

3:09:54 of compliance for the proposed project

3:09:56 pursuant to section ADB-6 of the code.

3:09:59 upon successful completion of the

3:10:00 article 80 large project review process

3:10:02 and to execute a cooperation agreement

3:10:04 and transportation access plan agreement

3:10:06 to take all related actions. Quinn.

3:10:08 Thank you, Madam Chair, members of the

3:10:10 board and director Shen. Uh, next slide,

3:10:12 please.

3:10:15 Uh, one more. There we go. Great. Uh,

3:10:18 the proposal before you is for a notice

3:10:19 of project change to the approved

3:10:21 article 80 large project at 165 Park

3:10:23 Drive in Fenway. Uh the proposed project

3:10:25 is to be constructed on what is

3:10:27 currently a surface parking lot with the

3:10:28 Holy Trinity Cathedral.

3:10:30 The approved project consisted of two

3:10:32 residential buildings over a shared uh

3:10:35 podium totaling approximately 130,000 ft

3:10:38 containing 48 home ownership units and

3:10:40 69 rental units for a total of 117.

3:10:43 Uh there were proposed to be 42 parking

3:10:45 spaces uh between the ground for garage

3:10:47 and a small surface lot primarily for

3:10:49 the use of the cathedral. The notice of

3:10:52 project change filed in September 11th,

3:10:54 2026 with the planning department

3:10:56 proposes to make changes to massing and

3:10:58 overall program of the approved project.

3:11:00 The previously approved building uh with

3:11:02 two tower expressions over a shared

3:11:04 podium would be combined into a single

3:11:06 massing expression over that same

3:11:07 podium. The NPC also proposes to remove

3:11:10 the top seven story of the building. So

3:11:12 the resulting building would be six

3:11:13 stories approximately 123,000 ft and

3:11:16 contain 112 residential rental units.

3:11:19 There would be minor alterations to the

3:11:20 vehicle and bike parking program, but no

3:11:22 substantive change to the building

3:11:23 footprint or landscaping. The NPC

3:11:26 project would set aside 20% of the units

3:11:28 as designated uh income restricted,

3:11:30 exceeding the requirements, the

3:11:32 requirements of the inclusionary

3:11:33 development policy. As this project met

3:11:35 the criteria for expedited NPC review, a

3:11:37 public meeting was only required upon

3:11:39 request of an elected official and none

3:11:41 was requested. But I do want to thank

3:11:42 the members of the IIG for their active

3:11:44 engagement with me through this NPC

3:11:46 review period. Uh that concludes the

3:11:48 presentation for this item. Uh Ted

3:11:49 Levitz from the development team is

3:11:51 available on Zoom to answer any

3:11:52 questions the board may have. Thank you.

3:11:54 Okay. Thank you. Uh questions or

3:11:56 comments from the board?

3:11:58 All right. Hearing and seeing none, a

3:12:00 motion is in order.

3:12:01 So moved.

3:12:01 Second.

3:12:02 Roll. Oh no. No. All those in favor?

3:12:04 I opposed. The eyes have it. Motion

3:12:06 passes. Thanks, Glenn.

3:12:08 Thank you.

3:12:08 Item number 32. uh request authorization

3:12:11 to issue a certification of approval

3:12:13 pursuant to article 80 small project

3:12:15 review of the zoning code with proposed

3:12:17 construction of 24 home ownership units

3:12:20 including three IDP units located at 201

3:12:22 Hampton Street and to enter into a

3:12:25 community benefits agreement is to take

3:12:26 all related actions. Dylan,

3:12:28 thank you and good evening madam chair,

3:12:30 members of the board and director Shen.

3:12:31 I uh my name is Dylan Norris. I'm a

3:12:33 project manager with the development

3:12:35 review division of the planning

3:12:36 department. I'm here before you to

3:12:37 present the proposed article 80 small

3:12:39 project located at 2011 Hampton Street

3:12:42 in the Roxberry neighborhood of Boston.

3:12:44 Next slide.

3:12:47 Just for additional context, the project

3:12:49 site uh encompasses four uh currently

3:12:52 vacant parcels and totals approximately

3:12:54 52 uh 5,213

3:12:57 square ft of land. uh Greensmith

3:13:00 Development LLC. The proponent proposes

3:13:02 this project as an update to a

3:13:04 previously permitted sub article 80

3:13:06 development that contemplated the

3:13:08 development of a five-story mixeduse

3:13:10 residential and commercial structure

3:13:12 with 13 home ownership units and two

3:13:14 commercial units. The proposal before

3:13:16 you now seeks to erect using modular

3:13:19 construction methods, a new five-story

3:13:21 residential building containing 24 home

3:13:23 ownership units, which will include

3:13:25 three incomerestricted units pursuant to

3:13:27 the inclusionary development policy. The

3:13:29 residential units will comprise eight

3:13:31 one-bedroom units, 13 two uh two-bedroom

3:13:34 units, and three-bedroom units. The

3:13:37 project is designed to be highly

3:13:39 sustainable and will achieve a lead

3:13:40 platinum rating with a net zerocarbon

3:13:42 operations as required by zoning. The

3:13:44 building has a Berto annual carbon

3:13:46 emission limit of net zero. The pro a

3:13:49 small project review application was

3:13:50 filed on May 28th, 2026 and the public

3:13:54 comment period in connection with the

3:13:55 proponent submission of the SP concluded

3:13:58 in uh June 29th uh 29 of 2026.

3:14:02 During this public uh comment period,

3:14:04 the planning department sponsored a

3:14:06 public meeting on June 23rd, 2026, which

3:14:09 was noticed through the planning

3:14:10 department's notification distribution

3:14:12 list. events calendar uh for the

3:14:15 relevant Roxberry neighborhood. I'm now

3:14:17 going to turn it over to my colleague

3:14:18 Jason McDonald uh to go over the

3:14:20 planning context in which this project

3:14:22 was reviewed. Thank you.

3:14:27 Thank you, Dylan. Hello, everyone. Uh my

3:14:30 name is Jason McDonald, the planner

3:14:31 assigned to this project. Uh the

3:14:33 proposed project is located within the

3:14:35 St. Patrick neighborhood shopping uh

3:14:37 subd district of Roxberry neighborhood

3:14:40 uh zoning district. Uh you can see it is

3:14:43 located right next to the Dudley Town

3:14:45 Common Park. Uh just due to that

3:14:47 location, it is subject to review by the

3:14:49 Boston Parks and Recreation Commission

3:14:52 uh for design review uh per municipal

3:14:54 ordinance 7.4 to 11. Uh if looking at

3:14:58 the overall site context, you can see it

3:15:00 sits at the nexus of the residential

3:15:02 Roxberry

3:15:03 uh neighborhood and the commercial uses

3:15:06 of the Newberry uh the New Market

3:15:08 Industrial District. Uh and you can kind

3:15:11 of towards the west it would be kind of

3:15:12 part of the Nubian square area. Looking

3:15:15 at this uh project it was once approved

3:15:18 already at the ZBA uh in 2021 for um

3:15:22 which gave zoning relief for numerous uh

3:15:25 dimensional uh regulations and uh

3:15:28 variances that needed. The only new

3:15:31 zoning relief that will be needed with

3:15:33 this is a conditional use permit due to

3:15:35 the movement of the residential use to

3:15:37 the ground floor as well. Um residential

3:15:41 is allowed for the upper stories but uh

3:15:43 conditional for the ground floor. Um

3:15:45 besides that it remains harmonous with

3:15:47 the intent of the code and uh yeah

3:15:50 that's the general information for it.

3:15:51 I'll pass off to Nick to kind of go over

3:15:53 uh my colleague Nick Gilpin. He'll go

3:15:55 over the urban design context of the

3:15:57 project. Thank you.

3:15:58 Thank you.

3:16:01 Thank you, Jason. I'm Nick Gilpin and

3:16:03 I'm the urban design reviewer for this

3:16:05 project. This proposal accommodates

3:16:07 Boston Complete Streets guidelines and

3:16:09 establishes a generous

3:16:11 pedestrianoriented frontage along

3:16:12 Hampton Street. The lobby uh and

3:16:15 residences are accessed by a ground

3:16:17 floor fully accessible entrance

3:16:19 reinforcing the public realm. In

3:16:21 addition, two new street trees are

3:16:23 planted and an obsolete curb cut is

3:16:25 removed to improve the streetscape.

3:16:28 staff and the proponent worked with the

3:16:29 parks department to adjust the setback

3:16:31 adjacent to the Dudley Common to ensure

3:16:34 maintenance access to the BPD retaining

3:16:37 wall. Next slide, please.

3:16:41 This is a five-story all residential

3:16:43 building with a design that makes best

3:16:45 use of a small triangular site. There

3:16:47 are three stacks of residential

3:16:48 balconies along Hampton Street F along

3:16:51 the Hampton Street facade providing

3:16:53 residents access to outdoor amenity

3:16:54 space. Special care was taken to improve

3:16:57 privacy and security for the ground

3:16:59 floor units on the side of the building

3:17:01 that faces the park. The building's

3:17:03 ground floor is given distinct coloring

3:17:05 and materials to meet the street and

3:17:06 frame the entry and amenity spaces in an

3:17:09 inviting way. And while the upper four

3:17:11 stories will have a different finish

3:17:13 that will evoke the existing buildings

3:17:14 of the neighborhood. I will now turn it

3:17:16 back over to Dylan.

3:17:20 Thank you, Nick. And this concludes our

3:17:22 presentation for this item. Myself and

3:17:24 the development team are available to

3:17:26 answer any questions you may have. Thank

3:17:27 you.

3:17:28 Great. Thank you. Um questions or

3:17:30 comments from the board?

3:17:31 The chair. Quick question. Um you

3:17:34 mentioned modular. What's the modular

3:17:36 aspect of it? Stackables or can't see

3:17:40 come in as fully constructed modules

3:17:44 with the kitchens and baths fully

3:17:46 installed. Um, luckily this is on

3:17:48 Hampton Street which gives very good

3:17:50 access to Melania Cass and Route 93.

3:17:53 We're gonna be working with Reframe

3:17:55 Systems, a new startup in Massachusetts

3:17:57 to build this as their first five-story

3:17:59 modular building.

3:18:00 Yes.

3:18:01 So, yeah.

3:18:02 Good. Can't wait to see how it goes.

3:18:03 Thank you.

3:18:04 So, what is that what does that mean?

3:18:06 Like module like what is

3:18:09 So, it's going to come in in boxes. It's

3:18:11 basically going to be 13 ft wide by

3:18:13 about 10 ft high by 40t long. Okay.

3:18:16 Okay.

3:18:16 Will be shipped in, craned into place.

3:18:19 You just like stack it.

3:18:20 Yeah. And it already has the plumbing,

3:18:21 the electrical, kitchen's bass, most of

3:18:23 the finishes installed already. So, in

3:18:26 theory, it will lead to a faster

3:18:27 construction time, but we will find out.

3:18:29 So,

3:18:30 that's why I said I can't wait to see,

3:18:32 you know.

3:18:33 No, I mean, like

3:18:34 I mean,

3:18:35 it sounds fabulous. Like, um, and just a

3:18:38 a comment really um appreciate uh the

3:18:42 home ownership units, 24 home ownership

3:18:44 units. so good, so needed. Um, so I love

3:18:48 to see that small projects um, you know,

3:18:51 keeping going um and, uh, and creating

3:18:54 this this this housing, this much needed

3:18:56 housing. So, um, yeah, that was my one

3:18:59 comment. Any other comments or

3:19:00 questions?

3:19:00 Yeah, I'll have a comment, please, Madam

3:19:02 Chair. Um so the idea of sort of modular

3:19:06 is has been around but I think um to be

3:19:09 able to sort of deploy it in this kind

3:19:11 of setting and hopefully the fact that

3:19:14 it's uh architecturally designed um I

3:19:17 think that will uh help and really

3:19:20 highlight the um you know the special

3:19:23 techniques and the use of this as a

3:19:25 really good tool to develop uh

3:19:28 additional housing in the city. So

3:19:30 really looking forward to seeing it. Um

3:19:34 and having a little bit of experience uh

3:19:36 doing that. I think you will hit the

3:19:39 schedule. You you might not the cost but

3:19:42 you'll but you'll hit the schedule. So

3:19:44 we'll find out.

3:19:45 Congratulations. Yeah.

3:19:46 Thank you.

3:19:46 Very good. Yeah. Great. Great. Um so uh

3:19:50 we're excited and watching. No pressure.

3:19:54 Um but excitement, right? We're we love

3:19:57 this type of innovation coming and be

3:19:59 able to use this as an example um for

3:20:02 you know um other things that could

3:20:04 possibly happen within our city but also

3:20:06 for cities all over the place. So um

3:20:09 with that uh motion is in order.

3:20:10 So moved.

3:20:11 Second.

3:20:11 All those in favor? Opposed? The eyes

3:20:14 have it. Motion passes. Congratulations.

3:20:16 Good luck.

3:20:17 Thank you. Um have a good night.

3:20:18 Yeah. Thanks.

3:20:19 All right. Item number 33 personnel

3:20:23 Mike.

3:20:26 Um, thank you, Madam Chair, members of

3:20:27 the board and director Shen. We have one

3:20:30 item for your consideration on the BRA

3:20:32 agenda with the exact details that are

3:20:34 included in the board memos. We have one

3:20:37 policy and procedure in the office of

3:20:40 general counsel, appointing an acting

3:20:42 general counsel for conflict of interest

3:20:44 and signatory power and the absence of

3:20:47 the general counsel. And that's it.

3:20:48 Answer any questions you may have.

3:20:50 Thank you. Any questions or comments

3:20:52 from the board? Hearing and seeing none.

3:20:54 A motion is in order.

3:20:54 Moved.

3:20:55 Second.

3:20:55 All those in favor? I opposed. The eyes

3:20:58 have it. Motion passes. Thank you, Mike.

3:21:00 Uh item number 34. I need a motion to

3:21:02 pay our bills.

3:21:04 I move that we pay our bills.

3:21:06 I second that motion.

3:21:07 Right. All those in favor? I opposed.

3:21:09 The eyes have it. Please pay the bills.

3:21:12 And finally, director's update. Director

3:21:15 Shen, the floor is yours.

3:21:16 Um good evening, members of the board.

3:21:18 Uh I want to start my report by uh

3:21:21 thanking you for approving uh the 121B

3:21:25 demonstration projects for the three the

3:21:28 four projects um to allow the city staff

3:21:31 to begin formal tax relief uh

3:21:34 negotiations with these proponents. Um

3:21:37 this is one of the top priorities

3:21:39 identified by the mayor to move approved

3:21:42 projects into construction. Um, you may

3:21:46 not know this, but you have already

3:21:47 approved 144 market rate rental projects

3:21:52 um that amount to about 15,000 units

3:21:55 that are actually approved and not yet

3:21:57 constructed. M

3:21:59 so this is also an an uh a historic

3:22:02 moment because while the the the BPDA

3:22:06 have approved um 121Bs

3:22:10 before this is the first time that

3:22:12 actually we are actually um proceeding

3:22:14 with um tax relief for market rate

3:22:18 rental projects alone um these four

3:22:21 projects three of them are in the Austin

3:22:23 Brighton area um I'm not going to repeat

3:22:25 them here and one in um in Charles Town.

3:22:29 Together, all four of these projects

3:22:31 will deliver about 1,400 new homes, of

3:22:34 which 180 of them will be income

3:22:37 restricted. Um, now these uh projects

3:22:41 together will represent 900 million uh

3:22:44 dollars of investment that will actually

3:22:47 create 1,270

3:22:51 construction jobs. Now the relief that

3:22:55 these projects will be receiving amount

3:22:58 to about $31.5 million uh if you

3:23:02 calculate it as the net present value.

3:23:04 So, and when they all actually uh start

3:23:08 paying the full taxes, three of them in

3:23:11 5 years after construction or after

3:23:14 occupation and the other one in 10

3:23:16 years, they will actually annually

3:23:18 generate about $7.5 million worth of um

3:23:22 of of taxes on an annual basis. So I

3:23:26 think it's very much along the lines of

3:23:28 it is a deferring of new taxes as

3:23:32 essentially an investment to actually

3:23:34 generate um $7.5 million of

3:23:38 annual taxes when when finally um uh

3:23:41 completed and and um uh no longer um

3:23:46 receiving the the relief. Um, this is a

3:23:50 you already heard that it's a interdep

3:23:52 departmental effort that the mayor

3:23:54 actually got everybody together. You've

3:23:56 already heard that we work closely with

3:23:58 the mayor's office of housing under the

3:24:01 leadership of Chief Dylan. Um, the U

3:24:04 Boston Housing Authority under

3:24:06 administrator Bock um the finance and uh

3:24:10 cabinet including the assessing

3:24:12 department um and of course uh guided by

3:24:15 the policy chief Kristen McWain. So I

3:24:18 want to thank all of them and their

3:24:19 staff in actually collaborating closely

3:24:21 with our team to get this pro um this uh

3:24:24 relief uh initiative uh into its current

3:24:28 state. Um and the one person I want to

3:24:31 highlight here is Ruben Caner for his

3:24:34 incredibly um persistent and patience in

3:24:38 actually getting us to this point. Um,

3:24:41 not of course he's he's one of many, but

3:24:45 I think uh, Reuben really deserves a lot

3:24:47 of uh, congratulations here. Um, the

3:24:51 other the board also reviewed a number

3:24:54 of important zoning initiatives. Um and

3:24:57 and these are com. So we you approved

3:25:01 the uh clearary square squares and

3:25:04 streets small area plan and then also

3:25:07 you um uh approved the dimensional

3:25:10 definitions uh update in the zoning

3:25:12 code. These are both part of the larger

3:25:16 and continuous effort that our staff

3:25:18 have been working on in modernizing and

3:25:20 reforming the city zoning. Both of these

3:25:24 represent important components of what

3:25:27 we are talking about as a framework for

3:25:30 a completely revised zoning for the

3:25:32 city. Um, clearly square squares and

3:25:35 streets. I think it will be probably the

3:25:38 last of these small area plans because

3:25:40 we are actually discovering that as you

3:25:43 heard it was a two and a half year

3:25:45 effort and what we're discovering is

3:25:47 that the um the pay the payoff for 2 and

3:25:51 1/2 years work of engagement is

3:25:53 relatively small. So you will be seeing

3:25:56 in the future that we're doing more

3:25:58 comprehensive approaches to neighborhood

3:26:01 zoning uh rather than to target. We

3:26:03 thought that targeting these more area

3:26:05 plans would make it more expeditious but

3:26:07 we're learning in fact that that that

3:26:09 it's not uh faster and many of the

3:26:13 questions that come up are in fact well

3:26:15 what are you doing in the areas

3:26:17 immediately adjoining uh the the squares

3:26:19 and sweets uh uh areas. Um obviously the

3:26:24 adopted plan will deal with um

3:26:26 modernizing the uses that are allowed in

3:26:29 these districts. Um promoting more

3:26:31 mixeduse multif family development and

3:26:33 then also promoting uh businesses local

3:26:36 businesses and activating the square.

3:26:39 There is also new building envelope that

3:26:41 will allow for greater density and

3:26:43 building height uh in many of the

3:26:45 locations and promote transit oriented

3:26:47 development. Um now on the dimensional

3:26:50 definitions I think that this is the

3:26:52 kind of good government that our

3:26:54 department is is conducting. Um it uh

3:26:58 certainly updates dimensional

3:27:01 definitions. It eliminates outdated

3:27:03 kinds of definitions and um cleans up a

3:27:07 lot of the contradictions that exist in

3:27:08 the code today. Um I'm not going to go

3:27:12 over them again, but you saw in some of

3:27:14 the diagrams that we're also making it

3:27:16 much more user friendly. So today the

3:27:19 code is quite difficult to penetrate and

3:27:22 so to actually update it and actually

3:27:25 make it easier to use is one of the uh

3:27:27 the important uh sort of improvements

3:27:30 that we're making. Um this is the kind

3:27:33 of thankless work that the department

3:27:37 conducts. I want to thank the staff for

3:27:38 being persistent again and patient uh in

3:27:42 working through with many of the uh

3:27:44 users and clients of our zoning code. Um

3:27:48 now you will be seeing uh also other

3:27:51 improvements to our zoning code. We're

3:27:54 currently working a whole team of our

3:27:56 staff is working on the neighborhood

3:27:57 housing zoning initiative that will

3:28:00 update um zoning in Hide Park,

3:28:02 Roslandale, and West Roxbury. This is

3:28:04 sort of the companion piece to the

3:28:06 squares and streets which deals with the

3:28:08 fact that many of our the neighborhoods

3:28:12 that I'm talking about that more than

3:28:14 90% of the existing buildings that

3:28:17 actually exists are non-compliant with

3:28:19 zoning. So the basis of this work that

3:28:22 we will be coming to you hopefully soon

3:28:25 is to actually reverse that to make 90%

3:28:28 non-compliant with the existing zoning

3:28:30 code to 90% compliant. That will

3:28:35 ultimately allow for people to do simple

3:28:37 things like adding to their buildings um

3:28:40 uh doing renovations. It will also

3:28:42 enable auxiliary building uh dwelling

3:28:45 units to be as of right as opposed to

3:28:47 all of these activities that are going

3:28:49 through the zoning board of appeal. Um

3:28:51 it will also uh unclog the kind of

3:28:55 crowded um uh board of appeal kind of um

3:29:00 uh agenda that we have. Um now

3:29:05 in terms of development projects um

3:29:07 there were five new development projects

3:29:09 approved tonight.

3:29:11 192 new residential units, of which 36

3:29:14 will be incomerestricted. Uh these

3:29:16 projects represent $180 million worth of

3:29:20 investment that will deliver 452,000

3:29:24 square ft of new building. Um when these

3:29:27 projects are built, they would put uh

3:29:30 362 trades people to work and create

3:29:33 over 500 direct jobs. Um I want to end

3:29:36 by just um uh highlighting a certificate

3:29:40 of completion. This is the phase three

3:29:42 of the landmark center development which

3:29:45 has um you know you've seen how that has

3:29:47 impacted that development has impacted

3:29:50 the whole Fenway area. Um they um that

3:29:54 there's some really significant um

3:29:57 community benefits that were delivered.

3:29:59 There were two there's $2 million of

3:30:01 investment into the design and

3:30:03 construction for the extension of a

3:30:05 multi-use path along the green line

3:30:07 right ofway that will connect some of

3:30:09 the existing paths to the riverway and

3:30:12 emerald necklace uh green spaces.

3:30:14 There's also a a million-doll

3:30:16 contribution to the MBTA to the for the

3:30:19 design of the Green Line track

3:30:21 relocation that will be needed for the

3:30:24 extension and make also improvements to

3:30:26 the Fenway station area right next to um

3:30:29 this um the Lamach Center. In addition,

3:30:33 there will be also $500,000

3:30:35 contribution for a life science

3:30:37 workforce development initiative. This

3:30:40 last phase is the uh a lab building that

3:30:43 will be uh half occupied by uh

3:30:46 children's hospital. Uh and then there's

3:30:48 also $400,000 for neighborhood

3:30:51 beautifification and the maintenance of

3:30:53 Autobon Circle. And then the final

3:30:56 contribution is $250,000

3:30:59 to the Emerald Necklace Conservancy. So

3:31:01 that ends my report and thank you again

3:31:03 for your service.

3:31:04 Okay.

3:31:05 Thank you.

3:31:06 Um all right. Uh well with that uh I

3:31:09 need a motion to adjourn this meeting.

3:31:10 So move

3:31:10 second.

3:31:11 All those in favor I opposed. The eyes

3:31:14 have it. Um motion passes. Meeting

3:31:15 adjourned. Thank you so much and we'll

3:31:17 see you next month.

3:31:18 Thank you.