BPDA Board of Directors Meeting 10-15-26
2026-10-15

[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.