Uh my name is Priscilla Roas and I'm the chair of the BPDA board. Thank you for joining the July 17th, 2025 Economic Development and Industrial Corporation of Boston board meeting. At this time, the Boston Planning and Development Agency is hosting public meetings in a hybrid setting for the health, safety,
and accessibility of Boston residents. Hybrid means that our board meetings are conducted in person at city hall in our boardroom on the 9th floor and virtually via Zoom and Boston City TV. For more information and updates, please visit bostonplans.org.
The open public meeting law requires that I notify the public that this meeting is being recorded. Please be aware that an audio and visual recording of this meeting is being made and broadcast by Boston City TV, which is a part of the City of Boston Office of Cable Communications at Exfinity channel 26, RCN channel 13, and Verizon Files
channel 962. It is also being livereamed at boston.gov/cable. Uh if there's anyone in the audience now who is recording the meeting, we ask that you please identify yourself. Okay, seeing none, um all right, so we're going to start this meeting with the roll call. Uh, Miss Bennett
present. Mr. Shepard present. And the chair of Silo House, myself is present. Okay. Item number one, request authorization for the approval of the minutes of the June 12th, 2025 board meeting. Uh, a motion is in order. So move. Second. Roll call for a vote. Miss Bennett. I,
Mr. Shepard. I, and the chair votes I. Motion passes. Item number two, request authorization to enter into a license agreement with TA Cable Vision Light Path LLC to install, maintain, and service appropriate infrastructure to provide internet, voice, video, and data
services in the Raymond Elflin Marine Park for a period of 10 years commencing August 1st, 2025, and ending July 31st, 2034 with two 5-year extension terms. Dennis, thank you, Madam Chair. Um, Cable Vision Late Path is, as you said, a
telecommunications provider. um offering internet, Ethernet, fiber and the like. Um the Raymond Alpha Marine Park hosts an underground network of conduit which is available uh for underground telecommunications needs. It's it's used throughout the throughout the park. Uh
we charge a reasonable fee for access to the underground conduit. Uh it's currently $11.75 per linear foot. Uh, Light Path wants to utilize approximately 585 linear feet uh, the length of almost two football fields to service uh, one of their customers in the Rayman Flint Marine
Park. Uh, we're proposing a 10-year license. Uh, the annual fee will start at $6,873 and increase 3% annually for the uh, initial 10-year term. Um, over the term, we will receive uh, just just just short of $79,000.
And we're requesting permission to enter into a 10-year license with light path for use of approximately 585 linear feet of conduit for 10 year lease license. Excuse me. Thank you. Uh any questions or comments from the board? Right. Hearing and seeing none. A motion is in order.
So moved. Second. Roll call for a vote. Miss Bennett. Mr. Shepard. I and the chair votes I. Motion passes. Item number three, request authorization to extend a license agreement with the city of Boston Public Improvement Commission for suite 401 at 12 Channel Street in the Rayman Flynn Marine Park
for a period of 6 months ending December 31st, 2025. Dennis, thank you, Madam Chair. In uh earlier in spring of 2025, the public improvement commission approached the planning department in search of temporary office space which they could use while their
um accommodations within city hall being renovated. Um due to time sensitivity of the repairs at city hall, staff permitted um I'll I'll use the acronym pick. Um staff permitted pick to move equipment and personnel into suite 401
at 12 channel street under a 30-day license. Um you'll recall that the director has the authority to enter into a one-time 30-day license without first receiving board approval um for circumstances exactly like this that were timesensitive. So thank you for giving us that tool. Um, we're proposing
to allow the uh public improvement commission to utilize a portion of suite 401 at 12 channel street uh for temporary office and storage space until December 31st of 2025. The um the uh project is anticipated to be completed
by November. So, we think that's a safe uh safe um end date. However, since construction projects can occasionally be delayed, uh the term can be extended at the discretion of the director for up to an additional year. probably in, you know, month or six month increments, whatever is needed. PIC acknowledges
that the suite is available for lease and staff will occasionally tour the suite with prospective tenants. Um, and we'll give them proper as much notice as we can and we we'll be very respectful of each other as far as that goes. Um, this is an opportunity to assist a fellow city agency for a short period of
time without losing the ability to market the space to prospective tenants. For all of those reasons, we're proposing no rental fee for this temporary accommodation. However, PE will be responsible to pay Eversource for their uh electricity use. Okay. Thank you. Uh questions or
comments from the board? Hearing and saying none, a motion is in order. So move. Second. We'll call for a vote. Miss Bennett, Mr. Shepard. I and the chair votes I. Motion passes. Thanks, Dennis. Um, but item number four, request authorization to amend the lease with ADI Print Solutions
Incorporated for suite 801 at 12 Channel Street in the Rayman Flynn Marine Park for a period of 10 years commencing on July 1st, 2025 and expiring June 30th, 2035 with one 5-year option extension term. Dennis, thank you. Um, late last year, I advised
the board of our strategy toward addressing uh the pending vacancies in 12 Channel Street um and two Boilston. Although this is spec specifically today about 12 channel street current or pending vacancies in 12 channel street are attributable attributable to the natural life of the existing leases and
the current soft market conditions which are normal in in every real estate cycle though very inconvenient for us right now. Global Protection Corporation has recently vacated 70,000 square feet, bringing the total vacancy of this building to about 85,000 square feet or
30% vacancy, which is not horrible in this market, but it could be better. Um, we've had success attracting some new tenants through our aggressive online marketing via LoopNet and Co-Star and helping existing tenants expand. Um, taking the opportunity to expand within the building to help absorb some of that
space. Um, another facet of our strategy is to reach out to existing tenants to incentivize them to extend their existing leases. Um, we've successfully extended leases with Cerwin Furniture, Mass Robotics, and PayP. Um, I'm pleased to report that this is
also the case today with ADI Print. ADI Print has been a tenant in 12 Channel Street since 2021. As the name implies, um, ADI offers graphic design, digital color, and print services. Um 12 Channel Street by was designed and built by the United States Army as a ninestory
military warehouse. The floor load capacity and location make it an attractive location for printers. We currently have two printers in the building. In my way too long tenure at this podium, we have never not had at least one printer in that building. Um the current lease expires in 2027.
We're proposing an extension of the term through 2035. staff recently conducted a market analysis of the building and we believe that the market rate for this functionally obsolete warehouse space is approximately $18.75 a foot. Um ADI currently pays $22 per
square foot which will escalate to $2420 through 2027. We're proposing to reduce the rent to ADI immediately to $18.75 a foot as an incentive to extend the term of the lease by eight years. Um, ADI was initially introduced to 12 General
Street by a commercial real estate brokerage from the Stevens Group who would be entitled to a commission in the event that the license is extended. Um, in my tenure with this agency, it's very rare for me to ask for a rent reduction. However, it's my pleasure to do that today. While current rent will be
reduced from $114,000 a year to 98,000 immediately by virtue of the 8-year term extension, the guaranteed long-term revenue will exceed the most rosiest forecast we could we could uh realistically um come up with uh if we
were to release that space effective in 2027. So, we're offering a guaranteed predictable market rate revenue for 10 years with no vacancy risk um in exchange for this short-term rent accommodation. Okay. Thank you. Questions or comments from the board? Hearing and seeing none,
a motion is in order. So moved. Second. Rule call for a vote. Miss Bennett, Mr. Sheepard. I And the chair votes I. Motion passes. Thank you, Miss Dennis. Item number five, request authorization to amend the contract with Collins Engineers Incorporated to provide additional engineering design services
for Bulkhead Rehabilitation at the South Jetty within the Raymond Alflyn Marine Park and in a total amount not to exceed $422,620. William. Thank you. Good afternoon, Madam Chair, members of the board. Uh, this matter was last before you August of last year
when we awarded the construction project for the South Jetty bulkhead replacement to uh, Coastal Marine in the amount of 11.5 million. Uh, the early concept for this work was simply a bulkhead replacement. However, when we had the engineer under contract and the engineer record is Collins Engineers, uh, shortly
thereafter, the adjacent warf structure, it's a pure warf structure, it began to collapse. we had to take immediate action to stabilize that structure and this project uh evolved and grew into one that was not only the initial bulkhead replacement but also a complete
demolition of the failed warf structure. Uh when we initially got this construction or this engineering underway for this construction project, the anticipated construction costs were in the neighborhood of $2 million. Uh we then expanded the construction project to be at 11.5 million. So that's what
you awarded in August. Uh we are now about 50% complete. Uh substantial completion is on the horizon this calendar year and we're at a good place to amend the original engineering design contract to account for all the additional work, the additional permitting and the additional scope. So
our original contract was $37,120. Uh we are requesting authorization to more than double that. it would be increased by $422,620 for a total contract of 729,740. That amount, while at first glance does
appear a large increase, the end total uh engineering cost inclusive of all resident engineering and construction administration is 6% of the final construction cost. So, it's really reasonable uh and within expectations. Also, this request is budget neutral. We
have some substantial savings on the construction contract uh that we're going to utilize to fund this design engineering increase. So happy to answer any questions you may have. Great. Questions or comments from the board? Um hearing and hearing and seeing none. Motion is in order.
So moved. Second. We'll call for a vote. Miss Bennett. I Mr. Shepard I. And the chair votes I. Motion passes. Thanks William. That's a that's a tough one and I appreciate all the things, right? And making it budget neutral and that's a um just good luck to you and
the team and the whole team. That's a big big project. We really appreciate it. This was quite a risky construction project. Very complicated. We even had a crane come very close to encroaching on the FAA airspace. So, we're very glad we're under budget on the construction. Yeah. No. Uh congrats. Good luck.
Thank you very much. Uh item number six, request authorization to execute a contract with Etna Fire Alarm Service Company for inspection, testing, servicing, and full preventative maintenance of fire alarm equipment in the Raymond Alflyn Marine Park for a term of 3 years with two
one-year extension term options and for a total contract amount not to exceed $250,000. Chris, good afternoon, Madam Chair, members of the board, Madam Secretary, Director Shen. I am here to present the awarded bid for fire alarm maintenance in the Raymond Elf Flynn Marine Park. The fire
alarm services company will furnish all labor, supervision, transportation, materials, tools, services, and equipment to inspect, test, service, and maintain fire alarm equipment at 12 Channel Street and 12 Dark Avenue within the Raymond Eland Marine Park. In
response to the IFB issued on J uh excuse me on June 2nd, 2025, the BPDA received and opened two responses on June 25th, 2025. Of the two proposals submitted, Etna Fire Alarm Services Company was deemed to be highly advantageous overall because of their
depth of experience in the fire alarm industry, including holding our previous contract for services. The resulting contract of $121,381 will be for the initial term of three years or up to $250,000 if both one-year extension options are exercised. The
contract will be funded through the VPDA fiscal year 26 operating budget and is considered an ongoing operation cost to ensure the safety of our visitors, employees, and tenants within our buildings. I'm happy to answer any of your questions. Okay, great. Thank you. Any questions or comments from the board? Pretty straightforward. Uh, okay.
Hearing and seeing none, a motion is in order. So move. Second. Roll call for a vote. Miss Bennett, Mr. Shepard. And the chair votes I. Motion passes. Thanks, Chris. Um, item number seven, request authorization to issue an invitation for bids for electrical repair and maintenance services at EDIC
owned properties for a term of three years with two one-year extension term options. Chris, good afternoon again. I am here to request approval for the EDIC to be permitted to solicit bids pursuant to chapter 30B of Mass General Laws to advertise a contract opportunity for electrical repair and maintenance of
properties owned by the EDIC. The scope of services for this project will include furnishing all necessary labor, material, equipment, transportation, and services for electrical services. Generally, the assignments will be short-term and sight specific based on the BPDA's needs. The IFB will be
publicly advertised with local newspapers on the BPDA's website, the statewide combi system, the state's goods and services bulletin, and through other channels as appropriate. The resulting contract will be awarded to the responsible and responsive bidder with the lowest total bid price for a
term of three years with two single option years to be exercised at the sole discretion of the BPDA. Funding for this project will be from the BPDA's fiscal year 26 operating budget. The cost is not expected to exceed $300,000 for the initial three-year term or 500,000 if we
exercise both options. I'm happy to answer any questions. Okay. Any questions or comments from the board? Hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett, Mr. Sheepard, and the chair votes I. Motion passes. Thanks, Chris. Right. Item number eight, request
authorization to execute a contract with Jewish Vocational Services for an employment and career pathways coordinator to provide technical support to the Greater Boston Climate Resilience Jobs Alliance Partners for three for a three-year term with one year extension
term and an amount not to exceed $160,000. Jod. Thank you. Thank you, Madam Chair. My name is Jod Sugarman Broan. a deputy chief in the Boston Worker Empowerment Cabinet, which includes the Office of Workforce Development. Today, I'm here to request authorization to execute a
contract with the Jewish Vocational Services for consultant services providing support to the Greater Boston Coastal Resilience Jobs Alliance Partners for up to three years and an aggregate amount not to exceed $160,000 during the first three contract years and an option to renew the contract for
one year is deemed necessary by the director. Um, I've been here a few times, but in August of 2024, the Economic Development and Industrial Corporation was awarded a 9.8 million climate ready workforce grant from the Department of Commerce, National Oceanic and Atmospheric Administration, or Noah,
for the city of Boston's Office of Workforce Development to create the Boston Climate Jobs Alliance, a coalition of 30 plus stakeholders, including training providers, educators, service providers, community engagement partners, climate experts, and employers. The alliance's work is aimed
at filling approximately 1,200 jobs committed by 13 employers in family sustaining coastal and climate resilience occupations over four years. In February, at the February 13th board meeting, the Office of Workforce Development requested and received the
board's authorization to issue a publicly advertised request for proposals to hire a contractor with expertise and outreach, job coaching and development to ensure that the target audience Boston's lower-income residents and residents of color have access to the training, services, and jobs created
through the Boston Climate Jobs Alliance. The RFP was issued on May 27th. Six firms submitted proposals in response to the RFP. After a review of the technical and fee proposals received, Office of Workforce Development now seeks approval to select
the recommended vendor. OWD recommends Jewish vocational services as the employment and careers pathway coordinator. JBS's proposal describes a clear and comprehensive plan that addresses and complies with all core elements and required submissions stated in the RFP and demonstrates a complete
understanding of the key issues and objectives. Thank you. Thank you. Um all right, questions or comments from the board? Um just quickly on the um you know given that they're federal grants and things like that, how are we you know has this been impacted at all or
are we still confident that we're getting like this is a research grant so it's not a cooperative agreement and the funds are in our account at the treasury. We are continuing to draw down. Okay. Okay. Thank you for that. Um all right if there are no other questions or comments um a motion is in order. So moved.
Second. Roll call for a vote. Miss Bennett, Mr. Shepard, and the chair votes I. Motion passes. Thanks so much, Jody. Thank you. All right. Item number nine, personnel Mike. Uh, thank you, Madam Chair, members of the board, Madam Secretary, and Director Shen. Uh, we have a number of items for
your consideration on the EDIC agenda with the exact details included in the board memos. Uh, we have one contract in the administration division, Anthony Verani. We have one out ofstate travel request. And lastly, we have one resignation in the real estate division,
Corey Harris, project engineer. Okay. Answer any questions you may have. All right. Um, any questions or comments from the board? Hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I, Mr. Shepard. I, and the chair votes I. Motion passes. Um, thank you, Mike, and and thank you,
Corey, for your um for your services as well here. Um, we wish you luck. Okay. Item number 10. I need a um a motion to adjurnn the EDIC meeting. Motion to adjurnn. Second. Roll call for a vote. Miss Bennett. I Mr. Shepard
and the chair votes I. Motion passes. Meeting adjourned. Okay. Um now, thank you for joining the July 17th, 2025 Boston Redevelopment Authority board meeting. At this time, the Boston Planning and Development Agency is hosting public meetings in a hybrid setting for the health, safety,
and accessibility of Boston residents. Hybrid means that our board meetings are conducted in person at city hall in our boardroom on the 9th floor and virtually via Zoom and Boston City TV at the same time. So, for more information and updates, please visit bostonplans.org.
The open public meeting law requires that I notify the public that this meeting is being recorded. Please be aware that an audio and visual recording of this meeting is being made and broadcast by Boston City TV, which is a part of the City of Boston Office of Cable Communications at Xfinity channel 26, RCN channel 13, and Verizon Files
channel 962. It's also being livereamed at boston.gov/cable. Um, if there is anyone in the audience here that's recording this meeting, we just ask that you please identify yourself and then we I see none. Okay. So, we're gonna start this meeting with the roll call. Uh, Miss Bennett present.
Mr. Shepard present. And the chair. Um, I'm right here. So, item number two, request authorization for the approval of the minutes of the June 12th, 2025 board meeting. A motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I, Mr. Shepard. I
and the chair votes I. Motion passes. Item number three, request authorization to schedule a public hearing pursuant to sections ADA-2 and ADC-5.4 four of the zoning code to be held on August 14th, 2025 at 5:30 p.m. or at a
date and time deemed appropriate by the director to consider the proposed development plan for plan development area number 146 75 Morcy Boulevard for the first phase within the master plan for plan development area number 145 35 through75 Morsy Boulevard in the
Dorchester neighborhood of Boston. Um, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I, Mr. Shepard. I, and the chair votes I. Motion passes. Item number four, requests authorization to schedule a public hearing pursuant to section 88-2
ADB-5 and section 80D-5 of the zoning code to be held on August 14th, 2025 at 5:40 p.m. or at a date and time deemed appropriate by the director to consider the proposed Northeastern University 2025 through 2035 institutional master
plan and to consider the uh 262 St. Vol Bol Street uh multi-purpose uh athletic facility a project as a development impact project. A motion is in order. So moved. Second. Roll call for a vote. Miss Bennett I. Mr. Shepard I
and the chair votes I. Motion passes. Item number five, request authorization to execute a memorandum of agreement between General Hospital Corporation, MGH, and Boston Planning and Development Agency related to the development administration of a request for proposals process to identify a
developer to acquire 12 Garden Street and Beacon Hill for redevelopment as affordable housing and to exercise the option or the acceptance of a deed for the property from MGH and to take all related actions. Scott. Thank you, Madam Chair, members of the board. I'm here to request authorization
to execute a memorandum of agreement or MOA between the General Hospital Corporation or MGH and the BPDA related to the development and administration of a request for proposals process or RFP to to identify an affordable housing developer to acquire 12 Garden Street in
Beacon Hill for redevelopment as affordable housing. The 12 Garden Street property consists of approximately 5,700 square ft and features MGH's existing paint, carpentry, and maintenance shop building. In 2021, the BPDA approved the MGH
institutional master plan pursuant to section 80D of the Boston Zoning Code, which included the development of a new clinical building, now called the Ray Gun Building, on MGH's main campus. One of the commitments in the June 8th, 2022 cooperation agreement for the Ray Gun
building was for MGH to convey the 12 Garden Street site for renovation as an affordable housing project for zero reimbursement provided a redeveloper could be identified through an RFP to acquire the property and advance such an affordable housing project. After recent discussions with MGH about the
development of the RFP and the MOA, it has been determined that the BPDA will lead the RFP process. Given the BPDA's experience in developing and administering RFPs, as well as expertise with designated developers for affordable housing, the BPDA has determined that commencing the
development of the RFP in the first quarter of 2027 will encourage the most competitive RFP with the most responsive proposals, allowing a designated developer to perform due diligence during the construction period for the Ray Gun building and align the closing of the 12 Garden Street property with
the relocation of MGH's existing paint, carpentry, and maintenance shop building. As the MOA describes further, the possible outcomes for the property at the conclusion of the RFP process include the following. One, MGH conveys the property to the designated
developer. Two, the BPDA exercises an option to acquire the property. or three, at the conclusion of the RFP process, if a de if a designated developer is not able to be identified or close on the property to advance the affordable housing project and the BPDA
does not elect to exercise the option in the MOA to take title to the property. In that case, MGH will retain the property but sees using it for institutional uses. While developing the MOA, MGH has held community meetings to update the public, including the June
17th bianual community forum where MGH answered questions and provided updates on the status of the RFP process and the MOA. Therefore, staff recommend that the BPDA enter into an an MOA with MGH related to the development and administration of an RFP to identify an
affordable housing developer to acquire 12 Garden Street in Beacon Hill for redevelopment as affordable housing. Okay. Thank you. and I'm happy to answer any questions. Thank you. Thank you. Questions or comments from the board? All right. Hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I
Mr. Shepard. I. And the chair votes I. Motion passes. Thanks, Scott. Item number six, request authorization to extend the final designation status to Windale Developers Incorporated as developer of 12 urban renewal parcels for a period of 3 months until October
31st, 2025 through the neighborhood homes initiative located on Hallworthy and Hollander Streets in the Washington Park urban renewal area. Project number mass r-24 in the Roxbury neighborhood and to execute a deed and land disposition agreement.
Thank you, Madam Chair, members of the board. The Hallworthy and Hollander disposition site consists of 12 BPDA owned parcels comprising of 75,216 square ft of vacant land in the Washington Park urban renewal area in Roxbury. Uh the request for proposals
for this property was developed in collaboration with the mayor's office of housing as part of the neighborhood homes initiative to promote home ownership opportunities in the Garrison Charter community. Uh the proponent Windendale Developers Inc. has proposed approximately 32,200
gross square feet of new residential space consisting of three single family homes, eight sidebyside town homes, and two two family homes. Um of the 23 units, 16 will be for affordable home ownership, five will be market rate
ownership, and two will be market rate rental units. Uh the affordable homes are evenly distributed between 80% and 100% AMI. Um so the developer received final designation for this property in November 2023 and one extension of 3
months in April 2024. Since, excuse me, since the last designation, uh, the developer has secured the a construction loan commitment. Uh, they received additional MO funding um for the increased contingency, uh, obtained permits and actually already commenced
uh, commence public right away improvements. Uh the closing calls for financing has actually already begun um for this project, but as affordable home ownership closings um can take several months, I am here to request another extension to accommodate the schedule.
Uh so during this extension period, the developer will finalize the financing and execute the land disposition agreement and deed. Uh so at this time, I would like to request that the board extend the final designation to Wind Developers, Inc. for an additional 3 months through August 31st, 2025, by
which time we anticipate transferring the property. Um, and yeah, there you go. Thank you. And happy to answer any questions. Yeah, sounds good. Questions or comments from the board? All right. Uh, hearing and seeing that none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I, Mr. Shepard. I,
and the chair votes I. Motion passes. Thanks, Ian. Thank you. All right. Okay. Item number seven, uh, request authorization to extend the tenative designation status of the HYM Investment Group LLC and my city at Peace LLC as redeveloper of parcel P3 in
the campus high school urban renewal area project number Mass R-129 in the Roxbury neighborhood for a period of 6 months until January 31st, 2026. Ben, good afternoon and thank you, Madam Chair, members of the board. The BPDA
board tenatively designated the HYM Investment Group LLC and My City of Peace LLC to be the redeveloper of parcel P3 in the campus high school urban renewal area in the Roxberry neighborhood in January 2023. Their status has been extended since that time
till now. These entities proposes a development that includes approximately 466 housing units, 300 of eight which of planned to be income restricted. These units will be for families with incomes at or below 30 to 100% AMI. 282 units
are proposed to be rental and 184 for home ownership. The project also proposes to include approximately 695,000 square ft of life science space, 47,000 of retail space, 31,000 of for Embrace
Boston, and 43,000 of open space. Additionally, the project proposes to deliver 10,000 square feet of rentfree lab training space for Lab Central Ignite. The development team has worked since the last extension to further this development. More specific details of
which are in the board memo for your review. During the six-month extension, the development team is hoping to complete the following steps. Provide an updated project schedule. Provide further pre-development and full development budgets. provide an updated site plan that provides a clear achievable plan for site access. This
plan should consider the expected ch expected changes to Tmont Street that were presented to the development team by the Massachusetts Bay Transportation Authority and the city of Boston in 2024 and 2025 and file a project notification
form as part of the article 80 process. Given the expected progress, staff recommends extending their extending their tentative designation for six months. Thank you. I'm happy to answer any questions. Okay, great. Questions or comments from the board? What is the latest um
construction start date for that project? I don't have that in front of me. It's um they have provided a updated schedule uh within the p since the last um designation period. Um but it's sort of a moving target. They did provide it. It
was a a good schedule in terms of it it made sense. Uh I don't have it in front of me, but I'm happy to provide it afterwards. Yeah. Yeah. Yeah. Um just um look I mean we've been we've been waiting for P3 to like to
materialize for you know uh whatever however many years. Um so um yeah any like again impact on like life sciences market and different things again early like kind of indicators
obviously that kind of raises some flags just in knowing that you know just where we're we are in the industry and the lab space and like yeah they they've been aware of that and have brought that up and um we have now uh monthly um every once in a while we don't have them but monthly
conversations with the real estate staff and them to ensure that we're sort of keeping an eye on things and not just letting it go on. Um and they're definitely aware of the life science sort of uh yeah just that what's happening in the world in the community right now. Um and they're
still um uh they still have a path forward for that space and for the buildings um and are you know trying to um make necessary sort of changes to make sure it's a successful development um for the for the commercial space but also for
the um uh residential space as well. Remind me do they have they design designated a do they already have a life sciences a tenant designated yet or it's not it's not oh you mean like a tenant kind of thing a tenant like for the life sciences building like if like if it's just a general life science building or like
we've already have a company or if like they're thinking that kind of Yeah. Um the move to the like shared lab space kind of ecosystem that the industries um you know um yeah that's a great question madam chair great question by member Bennett as
well. So for the record, Deon Cork, deputy chief. So as Ben mentioned, we meet with the team very regularly. The the obvious most difficult part for the development is the lab life science buildings and the life science building cross subsidizes the home ownership building. They also are partnered with
Madison Park on a rental uh affordable building which is a pretty traditional component of the development and that we expect that to move fully ahead. Really their to your question about timeline, their next step is to file for article 80. So, we're setting them up to file for the most appropriate project and
that might need to include some modest changes, but that's the discussion uh that we continue to have with them. The director and I are going to meet with and Ben are going to meet with them as soon as next week to discuss that. So, I I appreciate the attention. We feel it very closely ourselves too. We need to get something done for Roxberry at this
site. Um unfortunately, the lab market is what it is. So, we need to figure out the right path forward given that constraint. Yeah. Yeah. And I have seen a lot of innovation as as far as again that shared lab space thing or just different ways of like that the that the life
sciences market is responding to that and understanding the you know the um long life cycle of life sciences and different things but it's it's I just yeah I appreciate the challenge and I'm you know and I'd also add that the developers what are part of their core pitch and
presentation is the proximity to Longwood of this site and so that it's it's not just lab space to it. potential hospital space or healthare space. So there's a lot of there's a lot of opportunity. It's transit located. It's job creating. There's there's so much we can do with this, but we got to find the right marketable use and find the right
tenant for that use to make it really go forward. Awesome. Well, good luck. Um but uh any other questions or comments? I know P3 for a long time. We're good. Well, we'll keep working on it. Yeah. Yeah. No, we're we're uh we're rooting for you. So um no other questions or comments. A motion is in order.
So moved. Second. We'll call for a vote. Miss Bennett, Mr. Sheepard, and the chair votes I. Motion passes. Thanks, Ben. Item number eight, request authorization to extend the tenative designation status of Powerhouse CNY LLC to facilitate the long-term lease of
building 108 and the Charlestown Neighboryard for a period of 6 months until January 31st, 2026. Scott. Thank you, Madam Chair, members of the board. I'm requesting an additional six-month extension to the tenative designation of Powerhouse CNY LLC for
the development and long-term lease of building 108 in the Charles Navyyard. Building 108 was a vacant building of approximately 32,000 square ft that previously served as the central power plant of the Charles Navyyard. The abatement and demolition of the former building was substantially completed in
spring of 2023. In October 2020, the planning department received two proposals in response to the redevelopment RFP for the site. The proposal submitted by Powerhouse CNY LLC was determined to be the most highly advantageous for its ability to execute the project presented its design and
development program, its diversity and inclusion plan, and its financial offer. On February 11th, 2021, the board approved the tenative designation of Powerhouse CNY for the redevelopment of building 108. Most recently, in January of this year, the board approved a six-month extension of the de of the
developer's tenative designation status. And on April 10th of this year, the board approved authorization for the director to convey approximately 9,378 square feet of land in the Charles Sound Navy Yard to the National Park Service and execute an NPS minor boundary
revision pertaining to parcel P10114 and P10515, also known as the connector building, at a future date to be determined in coordination with NPS. for the redevelopment. Powerhouse CNY has proposed a 97,000 foot uh building
with approximately 84,000 square feet of lab and R&D space, 1,700 square ft of cafe space, and 39 below grade parking spaces. Since being granted tenative designation, the development team has made significant progress, including submitting a PNF through the article 80
and mass historic commission, pursuing financing, conducting community outreach, and executing a term sheet with the planning department during the next tenative designation extension period. Powerhouse CNI will CNY will finalize negotiation finish finalize
negoti negotiations of the long-term ground lease, continue to pursue permanent financing and prospective tenants and continue the article 80 design review and community process as needed. Therefore, planning department real estate staff recommend extending the tenative designation status. Thank
you and I'm happy to answer any questions. Okay, any questions or comments from the board? All right, hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett I. Mr. Sheepard. I. And the chair votes I. Motion passes. Thank you. Item number nine. Request authorization to extend the tenant
designation status of tenants development corporation of Roxbury for the development of parcel 22A in the south urban renewal area project number mass r-56 located at 151 Lennox Street in the Roxbury neighborhood for a period of 6 months until January 31st, 2026.
Scott, thank you. I'm requesting an additional six-month extension to the tenative designation for tenants development corporation or TDC for the redevelopment of parcel 22A located at 151 Lennox Street in the South End. The board originally awarded TDC tenative
designation in June 2018 and has and has extended the designation since the original vote to allow the developer to continue in their work toward helping us improve this part of our city. TDC has pro had proposed to develop a community center including office space for its headquarters and had been working toward
this goal. In early 2024, after continued conversations with staff and signi significant analysis, it was determined that the prior proposed project was not financially achievable given current market conditions. TDC is now uh working on a proposal that
includes 100% residential use, including 38 new homes for seniors. TDC expects to use a six-month extension to submit its article 80 small project review application, refine the design and development program with planning department staff, further refine the financial model, and continue
discussions with city of Boston mayor's office of housing and Massachusetts executive office of housing and livable communities as well as mass housing. TDC has already submitted an intake form for the process to receive an executive order certificate for streamlining the the approval of affordable housing. This
tenative designation extension will allow TDC to make significant project progress on this project and provide a clear path to developing the site into a community asset. We we expect to be back before you in six months to provide an update on the project status. Thank you. Great. Thank you. Uh questions or
comments from the board? Hearing and saying none. A motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I Mr. Sheepard. And the chair votes I. Motion passes. Thanks Scott. Thanks. Item number 10, request authorization to issue a request for proposals to engage a consultant to
assist in the preparation of a citywide citywide needs assessment. Caitlyn. Awesome. Good afternoon, Madam Chair, members of the board, Chief Shen, and Secretary Pohheimus. Uh, again, my name is Caitlyn Copter, deputy director of comprehensive planning. I'm here today to present the revised scope for the citywide needs assessment and to request
your authorization to advertise for the RFP. As you may recall, in July of last year, this board approved the issuance of a request for proposal for a citywide land use needs assessment. A consultant was then selected um based on that original scope. What I bring uh before you today reflects a shift in focus.
While the initial effort centered on land use, the revised scope narrows the assessment to analyzing the needs of our neighborhoods around public facilities, capital planning, and long-term investment priorities, ensuring that the city's resources are aligned with Boston's evolving needs and our commitment to equitable access and
service for families. If you can go to the next slide, please. Uh, next slide. Awesome. Um, the previous scope focused on understanding how land use is currently used, examining buildings, roads, parks, and other spaces to identify what's working well and where there are opportunities
for improvement. It aimed to anticipate future demand for housing and guide how land should be used to support that growth. The work also included exploring different future land use scenarios across the city and offering clear actionable strategies to accommodate growth while protecting the city's character. Um you can go to the next
slide please. Um actually I think this is the wrong presentation. Yeah, this is the anti-displacement one. Um I can I'm happy to go through the presentation without the slides. Okay. Um because I think it will be fairly
clear. Um, so although the scope is kind of changing here today, the goals and objectives of the department remain the same. Uh, with key object with key objectives including growing the city's population to 800,000, making Boston a more family-friendly city, increasing housing affordability and balancing
access to city services. We also want to improve increasing accessible open space, foster economic growth by supporting local businesses and attracting new enterprises, and encouraging transportation mode shift and improving overall mobility. Um, as part of our new approach, we're going to be conducting a thorough assessment of
the city's current population, housing, and public services to better understand existing trends and evaluate our readiness for future growth. A fair share and gap analysis will help us evaluate how equitable services and facilities are distributed across neighborhoods. identifying both unmet
needs and where there are areas of over supply. To complement this, we're going to deploy a statistically relevant citywide survey to affirm neighborhood level needs from the perspective of different residents. Building on this foundation, we aim to develop a transparent framework to compare, score, and prioritize capital investments based
on criteria such as need, impact, equity, and feasibility. Finally, this work will also examine where private development can play a role in addressing service gaps with recommendations for lo location specific public benefit contributions to ensure that growth is aligned with community priorities. Taking this into a little
bit of a finer grain of detail for you guys to understand. We're going to be analyzing public facilities and capital budgeting through creating a framework for answering questions like how do we prioritize among similar needs? How do we prioritize across different types of needs in different neighborhoods? So, how do we look at potentially a pool in
West Roxbury versus a um senior facility in High Park? How do we weigh investments in public facilities versus those that support internal operations and which needs can or should be met by private development? This work will result in citywide housing production goals tailored to different population
groups along with strategic recommendations for optimizing public assets and identifying opportunities to repurpose underutilized buildings. It will also include a wish list of mitigation measures, a spatial equity book compiling of all these findings and an internal investment framework to
guide future city decisions. The next step in this is to issue an RFP by the end of this month with the goal of returning in September with a selected consultant. Happy to answer any questions now that we have the slides. Yeah, we read the memos, too. So, I know the
slides are pretty, but um well, any questions or comments? I'm just really excited uh and uh and you know and and just um just very uh proud of the approach uh that the team
is taking uh and and identifying like the needs of the the city and identifying the nuances and I think it's just going to um I'm again just excited for um for this approach. So uh if there no other questions and comments um motion is in order. So moved. Second.
We'll call for a vote. Miss Bennett. I Mr. Sheepard. And the chair votes I. Motion passes. Thanks, Caitlyn. All right. Item number 11, request authorization to issue a request for proposals for the sale of the redevelopment of uh sale and redevelopment of 12 parcels selected for
the third phase of the welcome home Boston initiative consisting of eight parcels owned by the mayor's office of housing located at 8 Eastman Street, 63 Ston Street, one Everett Avenue, and 151 Home Street in Dorchester, 66
through or 64 through 66 Tampa Street and Colchester Street in Hyde Park and four parcels owned by the BPDA located at 19 Laurel Street uh 11 through13 uh Katala Street and 14 Kataba Street and
100 Ruthan Street in Roxbury. Yun. Thank you, Madam Chair and members of the board for having me again. Uh, I am here to request authorization to advertise and issue a request for proposals for the redevelopment of 12 vacant parcels located in Dorchester, Hyde Park, and
Roxberry as part of the Welcome Home Boston phase 3. Uh, Welcome Home Boston is an initiative to create home ownership opportunities for firsttime home buyers by building lowdensity contextual multif family condominiums on city- owned land. The first two phases
of the initiatives were led by the mayor's office of housing and resulted in the designation of 10 development teams expected to deliver a total of 144 affordable home ownership units. For phase three, uh the BPDA is joining the effort to combine resources and
expertise with MO to expand the program and launch its next phase. Excuse me. The RFP includes a total of 12 parcels comprised of eight parcels owned by the mayor's office of housing and four parcels owned by the BPDA. Uh
the properties range in size from approximately 3,300 square ft to 6,500 ft² and are located at 8 Eastman Street 63 Stoton Street and 1 Avert Avenue and 151 homes in Dorchester 64 through 66
Tampa Street and two parcels on Colchester Street in Tide Park. uh 19 Laurel Street, 11 through 13 Kataba Street, 14 Kataba Street, and 100 Ruthman Street in Roxberry. Uh so this RFP specifically targets uh households
earning between 128% and 135% of area median income uh which is currently a underserved demographic of families who earn too much to qualify for traditional income restricted housing programs, but too little to compete in Boston's increasingly expensive housing market.
So, just for reference, in 2024, the maximum sales price a of an incomerestricted 100% AMI two-bedroom condo was $348,000, while the median market rate sales price of a two-bedroom condo was 79 uh
$790,000. So, just looking at those gaps, you know, the phase three aims to help bridge this wide gap by offering the parcels at a nominal fee of 100 uh $100 each, which was the case for the first two phases. Mhm. Uh so the proposals for this RFP
should deliver highquality owner occupied home ownership units priced within the purchasing power of these middle inome families um which is expected to be around uh $500 to $600,000. Uh although we will give preference to proposals that can deliver
homes below this range. Uh and BPDA and MO staff conducted extensive public outreach between January and June of this year, including briefings with elected officials, outreach to neighborhood associations, a thousand uh plus postcard mailer um and door-to-door
outreach to abutters, and a first home survey that received over 140 responses across all neighborhoods of Boston. Uh and finally, a four-part community meeting series that drew over 100 participants. The community process echoed a strong need for home ownership options for
families in this missing middle demographic and also identified key preferences and trade-offs that these first home home buyers first-time home buyers uh were willing to make in order to purchase their first home in Boston. uh staff posted the draft RFP development objectives and design
guidelines for public comments in June which has been revised and refined uh to reflect the community feedback that we received to pro prioritize the following contextsensitive and sustainable design preservation of mature trees and green space and when possible off-site parking
uh innovation in housing delivery methods that could increase cost effic cost efficiency reduce construction impacts in the neighborhoods and help achieve chieve the city's sustainability and climate resiliency goals and finally contributions to the public and the neighborhood character. We expect to
return to the board later this year or early next year to report on the RF responses and recommend tenative destinations. Thank you and I'm happy to answer any questions. Great. Thank you, Ian. Uh questions or comments from the board? Just great to see Yeah, I'm saying I I agree through the
chair. great to see. Um I think it can help keep a certain um financial demographic to stay in the city and kind of coincides with the last um presenter as far as trying to keep the numbers of Boston residents in Boston. So I think it's a great idea.
Yeah. Yeah. And I like the design guidelines and what and um you know again focusing on that first-time home buyers and like putting in those things to kind of discourage flipping and and different things like that of like you know this is you know what we're intending you know for um you know for
this uh yeah these opportunities. So um great. All right. No further questions or comments. Motion is in order. So moved. Second. We'll call for a vote. Miss Bennett I. Mr. Shepard I. And the chair votes I. Motion passes. Thank you, Ian. Thank you very much.
Item number 12, request authorization to issue an invitation for bids for citywide maintenance services at properties owned by the Boston Redevelopment Authority for a term of 3 years with two one-year uh one-year extension term options. Chris, good afternoon. I am here before you
today to request that the BRA be permitted to solicit bids pursuant to chapter 30B of Mass General laws to advertise citywide site maintenance services at our BRA owned properties. This IFBB will include a combination of scheduled and as needed services at properties across Boston such as
periodic maintenance of grass, shrubs, weeds, and miscellaneous plant growth, including mulching, removal and proper disposal of trash and debris, including empty and trash barrels, weekly maintenance of the Blair Lot parking lot in Roxbury, which is used for both local businesses and community events, and the
Terminal Street boat ramp in Charlestown. The resulting contract will be awarded to the responsible and responsive bidder with the lowest total bid price. The awarded contract will be for a term of three years with two single option years to be exercised at the sole discretion of the BPDA. Funding for this project will be from the BPDA's
fiscal year 26 operating budget. The cost is not expected to exceed $600,000 for the initial three-year term. And if both one-year options are exercised, the total cost of the contract is not expected to exceed $1 million. Thank you. And I'm happy to answer any questions. Okay. Questions or comments from the
board? Hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. I Mr. Sheepard. I and the chair votes I. Motion passes. Thanks press. Um but don't go. Item number 13. Request authorization to issue an invitation for bids for
electrical repair and maintenance services at properties owned by the um by the Boston Redevelopment Authority for a term of three years with two one-year term extension term options. Chris, good afternoon. I am before you today to
request approval for the BRA to be permitted to solicit bids pursuant to chapter 30B of Mass General Laws to advertise a contract opportunity for electrical repair and maintenance of properties owned by the BRA. The scope of services of this project will include furnishing all necessary labor, materials, equipment, transportation,
and services for electrical services. Generally, the assignments will be short-term and spite uh excuse me, sight specific based on BPDA needs. This IFB will be publicly advertised with local newspapers on the BPDA's website, the statewide combi system, the state's good and services bulletin, and through other
channels as appropriate. The resulting contract will be awarded to responsible and responsive bidder with the lowest total bid price for a term of three years with two single option years to be exercised at the sole discretion of the BPDA. Funding for this project will be from BPDA's fiscal year 26 operating
budget. The cost is not expected to exceed $300,000 for the initial three-year term or $500,000 if we exercise both one-year options. Thank you. And I'm happy to answer any questions. Okay. Questions or comments from the board hearing? Again, seeing none, a motion is in order. So moved. Second. We'll call for a vote. Miss
Bennett, Mr. Shepard, and the chair votes I. Motion passes. Item number 14, request authorization to execute a contract with SJ Services Incorporated for cleaning and maintenance of the China Trade Center located at two Boilston Street for a term of 3 years with two one-year extension term options
and in a total contract amount not to exceed 1,99,780. Chris, good afternoon. I am here to present the awarded bid for janitorial services at the China Trade Center located at two Boilson Street. The commercial janitorial company will be responsible
for furnishing all necessary labor, material, equipment, and related services necessary to clean and maintain the China Trade Center as well as to clean, maintain, and remove snow from the adjacent Liberty Tree Plaza. In response to the IFB issued on June 2nd, 2025, the BPDA received and opened 10
responses on June 18th, 2025. Of the 10 proposals submitted, SJ Services Incorporated was deemed to be highly advantageous overall. The resulting contract of $650,520 will be for initial term of three years
or up to $1,99,780 if both one-year extensions are exercised. This contract will also be funded through the BPDA's fiscal year 26 operating budget and is considered an ongoing operation cost to maintain the cleanliness of China Trade Center and the adjacent Liberty Tree Plaza. Thank
you. I'm happy to answer any questions, questions or comments from the board. Hearing seeing none, a motion is in order. So moved. Second. We'll call for a vote. Miss Bennett. I Mr. Shepard. And the chair votes I. Motion passes. Thanks, Chris. Thank you so much. All right. Item number 15, request authorization to adopt a minor
modification to the Charlestown Urban Renewal Plan project number Mass R-55 located at 28 Belmont Street for parcel R-23A to designate the permitted land use as residential unit. residential uses and
to enter into an amended and restated land disposition agreement with Brian and Mary Hickeyi for parcel R-23A. Ruben, good afternoon, Madame Chair, Director Shen, Secretary Pimus, members of the board, my name is Ruben Caner. I'm the senior uh policy adviser for the
planning department. Before you is a resolution authorizing your approval of a minor modification to the Charlestown Urban Renewal Plan and a new land disposition agreement enabling the development of 28 Belmont Street in Charles Town. 28 Belmont Street is parcel R23A
in the Charlestown urban renewal plan area. The parcel is currently vacant and was originally conveyed to the previous owner as yard space. The proponent and current owner proposes to build a four-story residential structure with groundf flooror parking on the lot and to do so is consolidating three adjacent
lots and redrawing the tax assessing parcel boundaries. A public meeting was held announcing the miter modification via Zoom on June 24th, 2025. Planning department staff presented at this meeting and no attendees had uh concerns or questions about the proposed MITER modification.
In order to effectuate the redevelopment of the site as infill housing, we are requesting the MITER modification to one redefine the boundaries of urban renewal parcel R23A to match the underlying boundaries of the tax assessed parcel and two to enter into a new land
disposition agreement with the current owner which will enforce residential uses on the site and supersede the existing LDA. Thank you in advance for your consideration and I'm available to answer questions. Okay, any questions or comments from the board? Hearing and saying none. A motion
is in order. So move second. Roll call for a vote. Miss Bennett I. Mr. Shepard. I and the chair votes I. Motion passes. Thanks for Thank you. Item number 16, request authorization to adopt a place to thrive, an anti-displacement action plan for
Boston, outlining over 40 initiatives city departments will advance over the next two years designed to fill the gaps in the city's ongoing efforts to protect residents, small businesses, and cultural institutions from direct and economic displacement. Katherine, thank you so much. It's a pleasure to be
with you all today. I'm Katherine Lusk, executive director of the planning advisory council and delighted to present the plan on behalf of many, many departments involved in the work. Next slide. Keep next slide. Um, in response to community feedback,
uh, a cross departmental team spanning more than 20 departments has been working over the past year to develop Boston's first ever citywide anti-displacement action plan to confront displacement. Through the effort, we have been working to mitigate residential as well as commercial uh and cultural displacement, raise awareness
of the many tools the city deploys already in this work, address specific gaps in our existing toolkit, anchor our efforts to stabilize Boston's people and neighborhoods alongside our work to foster good growth and address climate. And in particular, prioritize those actions that are within the city's
control. Next slide. It's important for in framing this work that we start with a common set of definitions. Um uh in general it displacement means when people are forced to leave their homes and neighborhoods due to external pressures. But there are different kinds of displacement that we're working to
address through the plan. The first is direct displacement which commonly refers to when a household is forced to move such as due to an eviction of foreclosure or demolition of their existing premises. Economic displacement, often referred to as indirect displacement, refers to when people are priced out of their chosen
community due to rising costs or expenses or lack of supply relative to demand. Commercial and cultural displacement, another force that we're working to tackle in the plan, uh refers to the closure, relocation of a business. And in this case as well, this could be due to direct or economic displacement. Finally, we often hear the
term gentrification. This typically describes a pattern of neighborhood change where a neighborhood experiences new public or private investment, often accompanied by demographic change, typically referring to when lower income residents are displaced by higher income earners. Next,
there were three key phases we took in developing the plan. Our discovery phase, the development of the plan itself, and then uh we look ahead to a two-year roll out for implementation. Through the discovery phase, we heard from over 23 uh Bostononians about uh a whole range of concerns and priorities
which we shared publicly as part of our community priorities report. We also did an internal assessment of our existing tools and shared that publicly with a progress report on how those tools are working today. As part of the action plan, we released a draft plan in March 2025, uh followed by a comment period
and then released a final plan earlier this week. Alongside the draft plan, the city also released its first ever dynamic uh direct displacement risk map to understand residential displacement risk at the census block group level. Ahead of us is a two-year roll out with
a one-year progress report due um next summer. Next, I mentioned already one phase of our community listening, but there were in fact two. Uh the first is part of our discovery phase. Next slide. The first is part of our discovery
phase. Uh we analyze constituent feedback representing more than 2,300 Bostononians. Over a thousand pages of comments and feedback heard over the last three years across every corner of the city and through many many different planning efforts, both initiatives with hosted by the planning department and
those of our colleagues and other uh committees and departments. We also sought input through community meetings, workshops and surveys. We heard both anxiety around economic and direct displacement. We heard anxiety everywhere in Boston, both across income levels and in all neighborhoods. We
heard very clearly from our residents their concern about residential, but also small business and cultural displacement, which is why we've sought to address both through the plan. We also heard demand for more housing again in all corners of the city, but also an understanding that growth can be a source of anxiety for our residents and
a sense that new development is not always for people like them. We heard a desire for more protections and because we're Bostononians and we are very attached to our neighborhoods often those protections were about opportunities to stay or return to one's neighborhood. And then finally we heard
a limited unawareness a limited awareness of how the city um works to mitigate displacement today. Next, as part of our comment period, we heard from and engaged with over 400 constituents again in all corners of the city through comment letters and online survey, community workshops, and small
group discussions. Prior uh priorities were summarized and shared publicly, and the final plan reflects this additional community input. We heard through this phase broad support for the city's first ever comprehensive approach to mitigating displacement. We heard a
desire for the city and planning to advance as many safeguards as possible ahead of and alongside our resoning efforts. We heard a strong endorsement for housing production and of course, as I shared before, protection efforts alongside them. Widespread support particularly for expanding access to
homeownership and new tools to preserve existing housing and the communities that reside within it. And lastly, consistent support again for commercial and cultural stabilization efforts. Particularly, we heard and continue to hear a lot of support for strategies to fill vacancies and promote wealth
building through small business ownership of their premises. Next, one more. Thank you. Um, what you see in front of you is our framework for addressing displacement. Both our efforts to support housing stabilization and commercial cultural stabilization
are organized around what we call the four Ps. We are working through these four goals to protect residents, preserve existing structures, produce new housing and small business space at a range of incomes, and support support
and promote prosperity. Next, some of the key initiatives I'll share with you very quickly. There's a lot of detail in the plan. The first is our goal to protect renters and low-income homeowners from displacement. Some of the priorities laid out in the plan include expanded condomin condominium
conversion protections, a new proposed direct displacement disclosure as part of the article 80 process, which we'll bring back to the board next month for further discussion, a new proposed application portal to make it easier to apply for income restricted housing. A new eviction prevention action plan
developed uh in concert with and alongside many important community stakeholders and landlords. And lastly, we heard loud and clear a desire for greater stabilization supports for our older renters in Boston. Next,
when it comes to to preserve, we are working to make sure our affordable public and private housing stays affordable. Some of the priorities in the plan include the city's support for the tenant opportunity to purchase legislation pending before the legislature, the new Boston acquisition fund, the revolving loan fund supported
by the mayor's office of housing, and our intention to explore the good landlord tax credit, which is a new power granted to the city by the state legislature. As we think about producing more housing, some of the priorities laid out in the
plan are our uh really critically important housing accelerator fund to provide gap financing to projects that are shovel ready and expanded officer residential conversion program to now um enable workforce and student housing to be part of that important initiative.
And as we think about promoting the prosperity, we're working to build wealth through home ownership, workforce development, and financial empowerment. Some of the priorities laid out in the plan are the co-purchasing home buyer program developed again by the mayor's office of housing and financial planning and estate planning workshops for older
adults to ensure that their wealth and assets such as their home can stay in the family. As we think about our commercial and cultural stabilization tools and our priorities related to protect, we are particularly focused on protecting anchor small businesses and cultural enterprises um through site finding
assistance and space readiness particularly to activate vacant spaces. The article 80 direct displacement disclosure I already mentioned will apply both to residential tenants as well as commercial and cultural tenants. And then um there's support as well for expanded small business tax exemptions
as part of the tax relief filed before the legislature. As we think about preservation, we're working to preserve and improve physical spaces and places that are significant to community. Some of those priorities in the plan include recognizing areas of historical and cultural significance and
affirmative cultural zoning to preserve and legalize priority uses such as entertainment venues as we work to produce more uh affordable and market rate commercial and cultural spaces in priority areas. Some of the priorities in the plan, including our
work on accessory commercial unit zoning to legalize backyard businesses in more areas of Boston, which is part of the existing work to expand ADUs, and uh work by our colleagues in the mayor's office of arts and culture to do a comprehensive evaluation of infrastructure and space needs for arts,
civic, and cultural uses so that we can better match those needs with future development. And lastly, with regard to prosperity, some of the priorities in the plan include the work of our colleagues in the office of economic opportunity and inclusion to advance a commercial acquis
acquisition assistance program to support um wealth building by enabling small business owners to buy physical buildings for their uh to operate their businesses and exploration of a new funding model for community wealth building through different forms of financing.
Uh that was a lot. And to be clear, as I referenced some of our other colleagues and other cabinets, this plan was developed in concert with and in very close partnership with and will be uh implemented by many cabinets all across the city. A few of our next steps to share with
you. All materials are publicly available on boston.gov/anti-displacement. We have published the final plan again revised based on feedback received during our comment period. It's a two-year roll out of the plan, although many items in it are in motion already, some very well underway and have been
before this board previously. And the public's progress report, which we've committed to, will be shared at the end of the first year in summer of 2026. Thank you so much. Happy to take questions. All right. Awesome. Um, questions or comments from the board? Thanks, Katherine. This is this is great
to see. Um, fantastic. I'm sure it was a lot of work for everybody. Can you just talk a little bit about how uh you see this or what the plan is for sort of landing this within various city departments and processes. So for
instance zoning or squares and streets and you know um other other fair housing reviews of projects and things like that where things could be strengthened with uh elements of this
report. what h how do you see that happening? So, um I would say behind the scenes, all of these pieces have been moving forward in concert and what the plan really represents is as an entire administration our public work plan for all of the work that individual cabinets and departments will be working to
advance collectively. Um related to pieces like squares and streets, what I didn't get into is the section of the plan focused on implementation. So some of the pieces that our team have been working on with the comprehensive planning team is really to integrate into the squares and streets process um
more uh intentional and well-informed listening with community that also brings together all of the knowledge that's been generated by the plan. So both training our planners to help them understand all the existing tools and the new tools that we're working to advance and new methods of engaging and
listening to community to help both educate them on what those tools are. um we hope foster a greater sense of agency so that people feel better informed to advocate for themselves and their neighbors and then also working all the way through as we draft the plans to make sure that their priorities whether
it's drawing on the existing tools we have and the new ones that we're adding or ones that may come online in the future that those are now integrated fully into the planning process. Thanks. That's great. Yeah. Thanks. Um u look it's just been it's been um
amazing to uh to watch the phases of this go uh go through um and to to see it here. I um you know just want to uh you know thank and and commend the cross departmental teams uh that are helping to pull this together. Um the time and
care taken to define displacement and the nuances of that so that we can have a nuanced response to each type of displacement. Um that just goes like a it's it's um just so important and not an easy thing to do but you make it look really easy when it's all pretty and the
thing and the peas and all of that, right? like um uh it was a very it was a pleasure to um and a very enjoyable um uh listen over the weekend. Um, you know, I I more of an auditory learner,
so I I uh just kind of have the um uh you know, use some of the accessibility tools to listen to it, but it was uh it was really um uh just exciting to to see and to hear and then to to also commend com just, you know, kudos all over the
place with the um the communication and the framework, right? Like, yeah, it's four Ps and it's, you know, uh great. I love alliteration, right? But um but it it really did the the comms is is really great down to the to the graphics of it's a house,
you know, like that that's really um I just think it's really great work. I'm excited to um yeah to to see see this going forward. So I just want to make sure that I take time to uh you know kudos it up for for everybody um with that. But um if there are no other
further questions or comments, I believe a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett, Mr. Shepard, I and the chair votes I. Motion passes. Thank you so much. Thank you. Okay. Awesome. Item number 17, request authorization and petition petition
petition uh the zoning commission to adopt text amendments for articles 80 8128 and two that will implement changes to development review procedures corrected outdated language introduce existing practices not codified previously and to
update the Boston Civic Design Commission review thresholds and procedures. Good afternoon members of the board. Uh secretary Paulis, director Shen. My name is Nupur Monani. I am the senior deputy director for development review and over the last two years have been leading the
article 80 modernization project. We were last asked before you a few months ago to bring a set of operational improvements um for anformational update to sort of bring you up to speed on the operational improvements we're making to start implementing pieces of the article 80 action plan that was released earlier
this year. The presentation you'll see shortly is to bring forth a set of companion zoning amendments that help to begin to modernize um the code along with our sort of operational procedures. And so when put together, we believe that the zoning amendments with the
complimentary operational changes um really have impact and meaningful impact to the experience of developers and community members and staff that are going through article 80. Um, I should also mention, you know, this is the most substantive set of zoning changes that are being proposed to article 80 since
it was first adopted in 1996, and we believe that they're very exciting um, and pave the way for greater reform in the future. So, with that, I'll turn it over to Kevin, who is the project manager for modernization to walk through the specific changes themselves. Thank you. Perfect. Uh, thanks, Nepor. Uh, I'm
Kevin Crossley, the project manager for the modernization project. I'm here today to request authorization to petition the zoning commission to adopt the text amendments that you just read. And I'll take a few minutes to walk through on these slides the uh specific changes that are included in those. So,
uh like Napor said, this has been a a two-year process to get here. On the next slide, you'll see a snapshot of some of the deliverables that have uh gotten us here along the way. the action plan from um September of last year, the early action supplement we discussed in April, and then today the uh draft
zoning amendments. Um these zoning amendments were initially released on May 2nd. We had a 45day comment period along with some office hours and two public meetings. The final draft of the zoning was released uh July 11th. On the
next slide, please. The uh strategy behind these zoning changes is uh trying to accomplish these three things. first to make the code easier to use. Hopefully on the next couple slides you'll see a couple places where we've tried to do that. Uh make it more consistent with the way we actually work today in development review. Make it
more consistent with existing practice and to set it up for future reforms down the road. This is an important first step but it is a a first step. So on the next slide please. So the uh changes uh in across article
80 along with um article 81 and 28 accomplish uh six big things. Updates to BCDC thresholds and procedures, support for conversions, sustainability upgrades and reinvestment, modernizing our communication methods, harmonizing the code with existing processes, and
improving uh citywide coordination. So I'll talk through each one of those in turn. Uh next slide, please. for uh BCDC. There's three uh big parts to this change. The first is increasing the threshold of review from today's
100,000 square feet to uh 200,000 square feet. Changing the recipient of BC BCDC recommendations from the mayor to um us here at the planning department and migrating the procedures to a different zoning article so it's easier to find. This uh will be paired with a new set of
bylaws uh for the commission that will uh clarify their procedures and update the uh public participation process. Uh this package of change to BCDC we think is really important because it helps uh build more housing and helps us do it
more quickly and more efficiently. the uh civic design commission actually predates article 80. And so the uh now the function and the robust function we have at the planning department of urban design and um you know we have very skilled architects and um urban
designers there's a need to kind of make sure that those functions are coordinated and lined up. So um this change helps accomplish that. uh we've did a analysis of five years of past projects that went through BCDC review and we found that 75% of the housing
projects that were reviewed by BCDC were under this proposed thresholds of 200,000 ft. So we think this is a really helpful change to help speed up the approval of housing pro projects. Um a quick thing to note um we uh are continuing to keep the existing kind of
discretionary trigger for determining a project of special significance. That's an existing pathway we're keeping to make sure that if there's a, you know, a really unique opportunity to review a project below this threshold, we're preserving that option for the commission. Okay, next slide, please.
So, that's the BCDC changes. There are other changes uh in article 80. Uh the set on this slide uh we think help support the kinds of uh conversions, reinvestment and revitalization of existing buildings that has been a you know a priority of the city and a priority of this department. The first
is to update the substantial rehabilitation procedures to exempt interior renovations from a full article ADB review. Um we are introducing a new notification requirement for those projects. But again, if there's, you know, no impacts, if it's entirely uh interior to the building, we think it's
appropriate that it's just a notification, not a full review. Uh similarly, we're proposing a change in um to increase the threshold of review for some institutional renovations. Again, for similar reasons. One thing we've heard from our institutional partners is that a lot of the uh
sustainability upgrades they want to make to modernize some of their facilities would really benefit from a streamlined review. So, we think this is a helpful change to make those types of upgrades easier. Uh finally, there's an update to uh the linkage process. We're proposing to uh tie the linkage payments
to use rather than uh zoning relief and clean up some of the um kind of ambiguity in the process today so we can be really clear that linkage eligible projects that change their use within 15 years don't have to double pay but they only would pay the difference
in rates if there is a difference and then after 15 years the full rate would apply. So again, we think these changes as a as a whole really help support the kind of conversions and reinvestment that we're um excited to see in the city. Uh next slide, please. Some other
changes we're making regard uh communication methods and notifications requirements in article 80 today. there's uh kind of some outdated language around um print ads and like physical copy distribution of filing documents that has largely been replaced
in today's existing process with email notifications and website updates. That's the way people know how to find um project documents. So, we are uh reflecting that change in the zoning text. We're we're kind of bringing them the code up to date with the way that we actually communicate today. Um there's
no change to our language access processes or you know public hearing procedures. Again, this is about updating the way we notice and share information. Um this is important to pair with uh kind of parallel operational changes we're making in the community engagement process. This isn't
a step away from inerson engagement or you know physical commu conversations and inerson conversations. We think those are really important and an important complement to this change. So, um, our operational teams have been working to create templates and new processes around things like sitewalks
or, uh, community workshops and office hours that will be part of the monitor of the development review process moving forward. Next slide, please. Um, some other changes we're making are again intended to help harmonize the code with the way things actually work today. Um,
two things really jumped out to us here. The notice of project change, which is like a filing document, and the letter of intent, again, kind of a filing document. Those aren't in the zoning code. They're actually in other places. They're in some board adopted guidelines from about a year ago. And Lois come
from an executive order from Mayor Manino about 25 years ago. So, if you didn't already know that, you wouldn't know where to look. And so this change is intended to consolidate those things and have the code reflect the way that the process actually runs. Uh in concert with that, there's some kind of cleanup
and usability changes we're proposing to transfer some stuff that is in article 80 to its own place so that uh if you're in what we kind of familiarly call a sub article 80 process, you don't have to look in article 80 to do that. That's just kind of confusing. So again, these
um clarifications and usability improvements we think help make the code easier to use. Uh next slide, please. Uh finally, uh there's um some uh small changes in in the zoning text that are part of our bigger effort to improve
citywide coordination. Now that we are the planning department, we're really leaning into that and interrogating our existing relationship with other city teams that play a role in our processes. Um and starting with uh the streets cabinet, a a very routine collaborator
with us. Uh part of the change in the zoning uh amendment is to transfer primary responsibility for tapas, transportation access plan agreements from BTD to uh the planning department. We think this helps uh kind of have a
point person on the on our transportation staff as the person who will be you know doing your transportation leading the transportation review from beginning to end. And this is kind of one little piece of a zoning change that is part of this larger effort to really uh tackle
the postboard process as well as the uh pre you know BPDA board vote process and we're excited to uh continue making uh kind of incremental steps to improve that process as we go. Next slide please. So just to uh wrap up like Napor said you know this is zoning is one
piece of the puzzle. The operational changes we're making is another piece of the puzzle. All of this is part of our early actions that things we're implementing now as a part of modernization to start to make the process feel a little bit different and work a little bit better. The idea is you know big picture here we're
introducing a new culture of development review and we're you know trying to build momentum for future reform and and additional steps to make the process even better. Uh so that's my last slide. Um I'm happy to answer any questions from the board. Okay, great. Uh questions or comments from the board
through the chair please. um did a great job today. Thank you so much. And um it's like to I don't really see we're not losing anything. I just see more, you know, efficient, more modern, more up to-date, and you know, access to find things a little quicker,
which I think will help everyone. So, thank you all for what you've done to try to move this along. And this is a long process, and I know you're not done yet, but we're here for the ride. Appreciate it. Okay. Um yeah, you know, echo um just
really um uh great um great project management, great approach, right? I really like the agile like methodology uh that you're using. So I can only imagine what that combon board or project plan kind of looks like
on how to to kind of you know um uh to tackle this very large thing called article 80 or like sub article 80ish stuff you know um so that's just uh it it just again some uh
wanted to give like kudos flowers like motivation to kind of keep on going and that like this incremental al approach of moving the things that can be moved and and doing that like it's um uh will start to see and to feel you know the
relief that this is getting and I see that um and uh again on the comms the slides you know you make it look really easy I appreciate the very clear and explicit of like here's what we're doing
here's why we're doing it and then you know here's how we're going to do it right like That's um uh not an easy thing to do, but you guys do it really really well and it's again an easy way to be able to digest right and these are
significant you know you know uh you know significant um you know changes that we're you know um that yeah change is hard so so just the structure in which you present it um you know uh you know is I think a reflection of how
you're you know how you're getting here as well. So, I just want to um yeah um you know give some flowers and and encouragement on you know keeping on with this uh with this um this initiative and uh yeah appreciate that. Thank you.
Um with that uh if there are no other questions or comments the motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. Mr. Shepard. And the chair votes I. Motion passes. Thanks. Great. Item number 18. request authorization to sign the municipal
planning board notification form declaring the intention of 263 Summer Street Development LLC to file a chapter 91 license application with the Department of Environmental Protection for the Office to residential conversion
project at uh 263 Summer Street in the Fort Point neighborhood. Alana, thank you. Uh good evening, Chair Rohouse, Secretary Pyus, members of the board, and Director Shen. My name is Elana HS and I am presenting to inform you that 263 summer street submitted an
application to amend its existing chapter 91 license pursuant to the public waterways act. This office to residential project has already undergone article 80 review and was approved by this board in December of 2024. Part of said licensing process involves notifying the municipal
planning board or or local equivalent. It's always really hard to say of a project's application for a license. The project at 263 Summer Street is expected to meet all stipulations set forth by the Code of Massachusetts regulations for projects on tidelands serving a nonwater
dependent use. Thank you. And I'm happy to take any questions. Questions or comments from the board hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett, Mr. Shepard, and the chair votes. I motion passes. Thanks, Alana. Thank you. through the chair. Can I make just a
comment that uh 263 Summer Street was uh the site of a groundbreaking? I know I could make I wanted to just let everybody know that, you know, one of the things that the staff do well behind the scenes is to make sure that
the regulations that we have to administer are in line with the actual work that we're doing. And it was an incredible event that many of the community members attended. Nice. I know. That's great to hear. Uh so sorry to miss it, but um exciting. Um
okay, so uh let's go on to article or no to what are we doing? Agenda item number 19. Uh request authorization to issue a uh certificate of completion for the successful completion of the 60 kilarn street east site component project of
the Fenway neighborhood in accordance with section C.4 four of the cooperation agreement by and between the Boston Redevelopment Authority doing business as a Boston Planning and Development Agency and 60 Kilmer um Boston Owner LLC dated October 22nd
uh 2021. Um so certificate of completion no presentation although we are going to do some highlights I think later um about this but um so uh a motion is in order so moved second roll call for a vote Miss Bennett I Mr. Shephard I and the chair votes I. Motion passes.
Item number 20, request authorization to issue a parcel certificate of completion for the successful completion of the 235 Old Colony project or Colony Avenue project within the development plan for plan development area number 107 Washington Village, 235 Old Colony
Avenue as amended in the South Boston neighborhood in accordance with section C.4 four of the cooperation agreement by and between the BPDA and Washington Village Property Owner LLC dated August 25th, 2021. Um, no presentation. So, um,
a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett, Mr. Sheepard, I and the chair votes I. Motion passes. Item number 21, request authorization to amend or supersede and replace any previously executed affordable housing
agreement for 75 and 78 Willow Court and 16 Baker Court as necessary. Um, and to enter into an affordable rental housing agreement and restriction for building one at 78 Willow Court and to take all related actions. Andy. All right. Uh, thank you, Madam Chair,
Director Shen, Secretary Paul Heheimis, and members of the board. I'm Andy Feldman, housing policy manager with the mayor's office of housing. The proposal before you tonight is to authorize the BPDA to enter into a new housing agreement uh for the board approved article 80B project at 75 and 78 Willow
Court and 16 Baker Court in Dorchester. Uh the development includes 191 total units across three buildings. After completing the first building and beginning construction on the second, the proponent reached out to the city regarding the third and final building uh which contains 99 units and was
originally proposed to have 25 on-site units. After reviewing the proponent's request to substitute some on-site units with a payment, uh the mayor's office of housing in consultation with the planning department agreed to a revised IDP commitment consisting of six on-site
IDP units and payment in lie of units to the IDP fund of $3.8 8 million. Together, those commitments satisfy the requirements of the policy. The proponent anticipates that this modification will allow construction of the building to begin in the coming months, providing muchneeded market rate
and incomerestricted housing, as well as allowing the proponent to deliver significant public realm benefits. Thank you. I'm happy to answer any questions that the board may have. Questions or comments from the board? Hearing see none, a motion is in order. So moved. Second. We'll call for a vote. Miss
Bennett. I Mr. Sheepard. and the chair votes I. Motion passes. Thanks, Andy. Thank you. Item number 22, request authorization to issue a certification of approval pursuant to article 80, small project review of the zoning code for the proposed construction of seven residential home ownership units, 22
residential rental units, including 12 income restricted rental units and 18 car parking spaces located at 29 through 33 Ramsey Street, and to enter into a community benefits agreement to take all related actions. Stephen. Good afternoon. Thank you, Madam Chair,
members of the board, Madam Secretary Paul Hemouth, and Director Shin. My name is Stephen Harvey, and I'm a senior project manager at the Boston Planning Boston Planning Department. And I want to thank you for your time today. The proposal I bring before you today is 2933 Ramsey Street located in
Dorchester, the neighborhood of Boston. On September 20th, 2024, the Boston Planning Department received a small project review application from the proponent. The proponent proposes to demolish the two vacant structures that exist on the site today to allow for the
construction of two residential developments. Building one is a condominium development made up of seven town houses with seven dedicated parking spaces. Building two is a rental development made up of 22 units with 11 parking spaces. Building two, the rental
development will have 12 incomerestricted affordable units. A virtual public meeting for the proposal was held on October 17th, 2024 and on June 18th, 2025. Both um virtual public meetings were advertised in local papers
and via emails. The first comment period for this proposal opened on September 20th, 2024 and closed on November 1st, 2024. The second comment period opened on May 30th, 2025 due to a project update and closed on June 30th, 2025.
With that said, I would like to pass it over to Ella Wise. Ella Wise is a senior planner and the assigned planner for this proposal. Ella will showcase the planning context for the proposal. Once Ella is complete, John Paul Genie, the project attorney, and James Christopher,
the project architect, will run through the project presentation. Once the presentation is complete, the proponents team, and I will answer any questions put forward by the board. Thank you again for your time today. Good evening, Chair Roass, uh, Director Shen, um, and members of the board. My
name is Ella. I'm the senior planner responsible for reviewing this project with the team. Next slide, please. So, the site of the proposed project is outlined here in red, just east um, you can't see it entirely, but just east of
Dorchester A between JFK UMass and Savill stations. The site is comprised, as you can see here, of four parcels currently occupied by a three-unit residential building, an Ambett's building, and then this private way down the center. The consolidation of these
for of these parcels results in a site significantly larger than other parcels in the neighborhood. Next slide. Um, there are no recent neighborhood plans that applied to the proposed project. The the project is located in the Dorchester Neighborhood District
2F4000 subdist. This slide compares the proposed project massing shown in white with the darker black outline with an estimate of the allowed massing based on the zoning shown in pink. As you can
see, due to the fact that the site is a consolidation of four parcels and so large, strict adherence to the maximum zoning envelope would have resulted in a comparatively wide building and wide side yards that would have interrupted
the fabric of the existing neighborhood. There's a consistent rhythm in the built environment of triple- deckers and narrow yards that would not have been achieved. Next slide, please. Therefore, review. So, you can see the propose again outlined in black.
Therefore, review of the project was based on the zoning as well as unique characteristics of the site, including its uh relatively large size and the existing private way, the existing neighborhood context and the city's adopted city-wide plans and guidelines.
More specifically, over the course of the review, the project evolved considerably from first being proposed as one large building into two buildings to reflect this existing urban form of the site as well as the surrounding neighborhood. Each building is located
on the site to allow for a full 5t of clear passage on the public sidewalk per complete streets guidelines. Each building is consistent with uh Boston Transportation Department's bicycle parking guidelines and off- streetet parking is consistent with the
recommended ratio per the maximum parking ratio guidelines. The dimensions of the central shared use space in between the buildings was informed by the 2022 um urban forest plan to allow for the planting of new canopy trees both in
between the buildings as well as in the sideyard. all things that were guided by these adopted plans and guidelines. Zoning relief for use and dimensions is recommended. With that, I'll turn it over to to the development team to present the proposed project in greater detail.
Thanks a lot. Uh excuse me. Good afternoon, Madam Chair. Um Director Shen, Secretary Pamus, Mr. Sheepard, and Miss Bennett. Um Attorney John Pini. I had all these notes that I wrote out that I was going to speak, but they just used all my
material. So, here I am. So, this is a project that is really uh some speaks to uh collaborative working between the BBDA staff, the development team as well as the community. When this project first started, as as Ellis stated, it was a, you know, a single building. By
uh separating like we did, we're able to uh make it fit into the context of the neighborhood better. And additionally, it's, you know, it's a 25,000 foot lot. And additionally, the most important thing is we're able to go from 17% affordable to 40% affordable. So this
project is client, you know, supplying and also incorporate home ownership into this. So home ownership town houses will be located in it. So that was really good. And the other thing is we were able to preserve so that the site itself will be 50% open space. So very, you know, infrequently do we see a
development that keeps that much open space and at the same time provide does not uh lend itself to any displacement. We have the two buildings that have on the lot right now that are going to be raised as part of this proposal. They're totally vacant. So we're providing a
high level of affordability, home ownership on a site. So, I I have to, you know, tip my hat to the BPDA staff because they've worked really hard with the development team and the and the community to make this what it is today. But we appreciate the opportunity to speak to you guys tonight today. And uh at this point, I'm going to turn over to
James Christopher and he will walk you guys through the design. But thanks again for having us. Good evening, Madam Chair, Director Shen, members of the board. Uh my name is James Christopher of 686 Architects. I'm joined tonight by uh our senior architect, William Christopher, who's one of the principal designers of this
project. Uh next slide please. Um this is the existing site. There is a uh building located central on the left side and a uh common private way which we will maintain in the proposed design and an existing building three decker on the right which is currently vacant in
need of repair which will be raised to be incorporated into the whole site. Uh the site is 25,340 square feet. Um and we are proposing 22 units in the residential rental building and seven townhouse style home ownership
units. Next slide please. This is just some uh existing photographs. On the left side we have the James J. Rice Post which is now vacant and on the right side we have the uh existing three family which is vacant and Ramsey circle which is the existing
uh private way there and the existing street tree to the which is in front of that three decker will be maintained uh which is important and came from design with BPD staff. Next slide. Uh this is a a front elevation of our proposed layout of the buildings. Uh, a
couple of things I'd like to touch on here that were a direct result of the design review with the BPD staff. The e the opening between the buildings has been widened to almost 30 feet, uh, which will allow for pedestrian access, um, and, uh, vehicular access. The open
space on the site totals 13,174 square ft. Of that, uh, 7,938 of it is green. Uh and then uh 5,236 is the pvious pavers between the buildings. Um the buildings are uh three
stories with the recess fourstory. Again, 22 residential rental units in the in the rental building. Um 40% uh affordability in that building. Primarily two-bedroom, two bath units in that. We have one studio. The uh home
ownership condo building on the right is seven units. Each of those has an interior garage, parking space, and three bedrooms uh and a private rear yard. Next slide, please. Uh this is the building in relationship to our butters. We took a lot of care to
get the elevations, the height, and the uh uh relationship between our property lines and our neighbors. That was a direct result of our com of our discussion with BPD staff. Uh and we think it brings a much improved product. We are also incorporating an 8-ft complete side complete street sidewalk
at the front of our building. Um, and adding another additional street tree. Next slide, please. So, this is our uh site landscaping plan. A couple of points that I just want to touch on here. Um, within the plantings, we are removing some trees.
Most of the trees that are being removed are uh in danger already, wrapped in ivy, have fences growing through them. There is one large maple tree which you can see on the right side of the townhouse buildings in the middle of the backyard which as a result of the process of relocating the building with BPD staff, we're going to maintain that
tree. We're also going to add 11 new trees, 69 shrubs, and over 100 uh ground cover and perennial plantings on the site. Next slide, please. This is our typical floor plan on the ground floor of the residential building. We have some uh units uh
addressing the street so that the ground floor is activated. We have a double loaded uh uh vehicular and pedestrian access way between the buildings which will serve for the uh driveway access to the 11 parking spaces at grade interior to the rental building and then one
parking space uh per uh uh townhouse unit. Next slide please. Uh this is just the elevations again. Next slide. That's it. Uh a couple of points also that I wanted to touch on. One to one bike parking. um trash storage room,
mail and package rooms. Uh and um we uh I think that's it. So any other I'll happily answer any questions. Okay. Thank you. Um so before we uh take board questions, we have we do have a member from um councelor Murphy's office that's here. So I'd like to um you know
give you the floor to um uh comment. Thank you madam chair. Good afternoon madam chair, members of the board. Secretary, sorry, Secretary Palamus, director Jen. Good to see you all again. Um, Anthony Gilotty from City Councelor Erin Revy's office. The council would like to go on record in support of this
project. Um, we also have submitted a letter for the record as well. Thank you very much. Have a good day. Thanks. Thank you. Um, okay. So, uh, board questions or comments? uh food chair really quick. Um definitely I I read a few of the comments from the neighborhood and um to me it seems like
listening to the presentation that you've addressed a lot of the concerns that people may have had. So I think that's a great job and I'm glad working with the BPDA staff to make it work. Um definitely kudos to the team. Thank you. Uh yes, this the this process
we had several iterations of design improved by the BPD uh and we had a really robust com conversation with the community back and forth and I think the results speak for themselves. I appreciate the level of affordability and um just I I couldn't tell are any of
the home ownership units affordable or is it just No, all the affordability is contained within the apartment building. Thanks. Um yeah, no. Um echo echo my board. um fellow board members. Um and uh yeah,
just really exciting to see um and you said that pavement in the middle that's that's will be pvious pavers. Pervious pavement. Okay. And we we we see that space as as part of the discussion with staff as being usable by the residents as well, not just a driveway. Yeah. No, great. Um and and look, I I um
it makes sense and I I get it, you know, like um and again appreciate the um the engagement with the agency, but also with the uh with the community and like, you know, it's it's still get, you know, change is hard. Um, and you know, especially in in in some of our
neighborhood communities, right, with with the um, so I I think, you know, continue encourage you to continue that collaboration and um, and community building, right, for, you know, the the future residents of of this and and, you know, and and collaboration folding
into, you know, the neighborhood, you know, framework. It's, you know, it's it's a change. It's just going to be a challenge, right? Um, but as you're doing with construction and you know uh and mitigation around the construction and things like that, just really highly encourage and uh to kind of keep up that
that same momentum. Absolutely. We'll do. Yeah. Great. Um, so if there are no other questions or comments, uh, motion is in order. Second. Roll call for a vote. Miss Bennett, Mr. Sheepard, and the chair votes I. Motion passes. Congratulations. Good luck. Thank you very much for your time. Cheers. Um, item number 23, request
authorization to approve a project alteration and execute an amend amendment to the affordable housing agreement dated July 13, 2021 for the creation of four artists live work units and amenity spaces uh located at 55
India Street and to execute an affordable housing contribution agreement and to take all related actions. Andy. Uh, thank you, Madam Chair, Director Shen, Secretary Paul Heheimis, and members of the board. I'm Andy Feldman, housing policy manager with the mayor's office of housing. Uh the proposal before you is to authorize the BPDA to
enter into a new housing agreement for the board approved article 80B project at 55 India Street located downtown. Uh this development includes 28 condo units and is currently under construction. After acquiring the project, the proponent reached out to the city regarding the design of the floor
containing the five proposed IDP artist units of which were voluntarily provided as the project was as of right and therefore not subject to IDP. Specifically, the proponent wished to convert the fifth IDP unit to shared amenity space. After reviewing the proponent's request to substitute some
on-site units with a pavement, one on-site unit with a pavement, uh the mayor's office of housing in consultation with the planning department agreed to a revised IDP commitment consisting of four on-site IDP units, artist units, a payment in lie of the fifth unit uh in the amount
of $425,000 and this amount of the payment is satisfactory. The proponent anticipates that this modification will provide a higher quality living experience to both IDP and market rate tenants alike. Thank you and I'm happy to answer any questions. Okay. Questions or comments
from the board? Hearing and seeing none. A motion is in order. So moved. Second. We'll call for a vote. Miss Bennett, Mr. Shepard I. And the chair votes I. Motion passes. Thanks Andy. Item number 24. request authorization to issue a scoping determination waving further review
pursuant to article 80B of the zoning code for the proposed construction of 230 residential rental units, including 46 IDP units, uh 10,466 ft of retail space, 100 car parking spaces, and 288 bicycle parking spaces
located at 3430 and 3440 Washington Street to execute a cooperation agreement, issue a certificate of or certification of compliance and to execute one or more affordable housing agreements and to take all related actions. Ebony. Thank you, Madam Chair, members of the
board, Madam Secretary, and Director Shen. We are here before you today to discuss the proposed 3430 and 3440 Washington Street project. I thank you for your time today. The proposed project will consist of two new residential buildings totaling
approximately 239,831 square ft and containing up to 230 residential rental units. Collectively, the buildings will contain approximately 10,466 ft of retail space, 100 vehicular
parking spaces, 234 resident bicycle parking spaces, and 54 visitor bicycle parking spaces. The project notification form was filed on September 24th, 2024. IG meetings were held on October 21st,
2024, March 24th, 2025, and June 23rd, 2025. Public meetings were held on October 29th, 2024, and May 19th, 2025. At this time, I am happy to turn it over to Lois from the planning team to discuss the planning context for the
project, followed by a presentation from the development team. Thank you. Thanks. Thanks, Ebony. Good evening, Chair, Madame Secretary, Director Shen, and members of the board. My name is Ella Wise, and I'm a senior planner reviewing the project. Great. Thank you. The site of the prop
proposed project is outlined here in red on the east side of Washington Street within walking distance of Green Street Station on the Orange Line in JP and just across from English High. The two parcels comprising the proposed project are currently occupied with autooriented
uses um parking in the front and long curb cuts contributing to the particularly inhospitable pedestrian experience on this stretch of Washington Street. Um as you can see from these black dots that this project is one of several mixeduse developments recently
approved or built along this corridor and guided by the recommendations of plan JP Rocks. Next slide, please. So, plan JP Rocks was adopted in 2017 by this board to increase market rate and affordable housing choices and protect
against displacement in the neighborhood uh just east of the orange line, as you can see outlined in red here. You can um see the location of the proposed project in black. In particular, the plan encourages the redevelopment of autoor oriented commercial and industrial land
into housing just as the proposed project promises. Next slide, please. Plan JP Rocks was never codified in zoning. Instead, the zoning continues to be article 55 uh Jamaica plane light industrial.
This slide compares the proposed project shown in yellow with the allowed zoning zoning envelope shown in transparent red. I hope you can see it here. Um, as you can see, the zoning dimensions were designed for industrial uses with large
footprints and low heights and notably multif family resident residential uses are forbidden in this zoning. I will also take a moment, excuse me, uh, here to draw a connection between this project's review and the work of my colleagues in zoning reform. This
project is a good example of why we are using new parameters to regulate uh density, although we're not doing that here in this zoning district. These parameters like lot coverage and permeable area, front, side, rear yards are more effective tool at regulating
massing than F or floor area ratio because they actually affect building footprint in open space. Go back to this project. Next slide, please. So this slide compares the proposed project to the plan recommendations. The
proposed project was designed closely to adhere to plan JPro's use dimensional and parking recommended guidelines. For example, the proposed height which is greater closer to Green Street on the north um and lower height further from Green Street Station matches the height
recommended in the plan. In addition, over the course of article 80 review, the proposed project was further refined with an increased rear yard where it abuts lowdensity existing housing, wider sidewalks per the complete streets adopted guid guidelines,
um, and more open space on the ground floor for consistency with the plan. In conclusion, given the goals of plan GP rocks to utilize existing industrial sites for mixed use and housing development, zoning relief for use and dimensions is recommended. and I'll turn it to the proponent team to explain the
project further. Thank you. Good afternoon, Madam Chair, Director Shen, members of the board, Secretary Pimis, uh my name is Mark Lass. I represent Boston Real Estate Capital through its principal, Joe Hassel, and we're pleased to present this project um
to you tonight. Significantly, as Ella just talked about, having a plan, although not codified into zoning, is precisely what project proponents like um because it serves as a road map and a guide book to what we are supposed to build, even if
it is slightly inconsistent with existing zoning. This is a local industrial subdist um past tense, no longer the case. Plan JP Rocks advocates for the creation of housing in auto body and other automobile related uses. That's what we have here. We have
Autobody paint shop on one parcel and head off gas station on another parcel which will now become home uh to 230 plus residents of Jamaica plane. Uh exactly what the plan envisions, exactly what Washington Street is experiencing.
Um but change comes hard as we know and indeed at the beginning of this public process which has gone for over a year. Um there was some resistance to aspects of the plan but through collaboration with the community through an incredible
impact advisory group. Um we made significant changes to the plan that our architect Mark Sullivan will explain to you. Um, but as I said at our last public meeting and our last meeting with the IG, kudos to this impact advisory
group. They're not just rubber stamps. They're not just, you know, people that have been selected. This particular IG made this project a better project. They were collaborative. They were cooperative. They were uh creative. They guided the process. They guided my
client to the result that is here before you tonight. and which we think represents a fair compromise. Two competing considerations, too much parking, not enough parking, just the right amount of parking, too big, too much, too many. Right? Finding the gold goldilocks um in all these processes is
difficult, but we think we've done that. And I will turn it over to Mark Sullivan, the architect, to walk you through the very wonderful new buildings that will take place of a gas station and a body shop. Thank you so much. Thank you, Madam Chair, members of the
board. Uh my name is Mark Sullivan from Chew and Company Architects, and we're uh pleased to present this proposal to you as it stands today. Uh next slide, please. Um so here we get a first glimpse of the proposed buildings. Uh the 3430 being at
the top of the screen and the 3440 Washington Street site being kind of on the bottom of the screen there. They're um biseected by Rockville Circle um which runs off of Washington Street and Kenton Road which is kind of on the bottom of your page there that delineates the 34 for a Washington
Street site. Um both of these um streets are residential in nature um leading to residential neighborhoods to the south. Um the design looks to achieve a smooth trans a smooth transition from the commercial nature of Washington Street
uh to the residential neighborhoods um to the south as previously mentioned um by creating a strong street wall along Washington Street and stepping back the massing along the abuing residential typology. Next slide please. H enhancements to the public realm occur
on all sides of the development. uh public entry plazas along Washington Street help promote pedestrian engagement while introducing new landscape areas to the urban setting. Uh the continuation of the widened sidewalks and street tree planting continues down Rockville Circle and Kent
Road to help that transition uh to the residential fabric at the rear of the sites and the top of the page here. Next slide, please. Um, getting in a little bit to the materiality, the the heavy masonry material kind of further helps uh ground the Washington Street facade uh to its
contextual surroundings and emphasize the corners uh of the massing along Washington Street. Um the transition to more residential materiality occurs as the massing makes its way to the south um to the right of the page here. Um this includes horizontal and vertical
metal paneling uh emulating the traditional fiber cement siding found in residential design. Next slide please. Uh and here we can see some of the detailing of the facades that helps further break down the mass and accentuate the key uh moments along
Washington Street. Next slide please. And here we are showing the material pellet as it evolves as it moves um into that residential fabric uh specifically along Kenton Road um but further emulated along Rockville Circle. Next slide please.
Um and then a couple of perspective views um for the experience. Um this is the proposed project and what it will uh look like from the English High athletic fields across Washington Street. Next slide please. Um, this is a view looking uh east up
Washington Street. Uh, showing how this project relates to the approved already approved project at uh 3458 Washington Street and what the intersection at Kent Road will look like. Um, this includes um much more robust street planting area
along with a revitalized um existing bus stop at the corner of Kent Road. Next slide, please. Um, and then this is a view looking uh kind of the opposite direction west down Washington Street. Um, and it's highlighting the front of the 3430
building and showcasing the new pedestrian experience along Washington Street. Next slide, please. And um, finally, we have a view um, looking uh, up Kenton Road uh, towards Washington Street. Um, and this helps emphasize a lot of those massing moves
that we made to to step down the building towards that um, kind of single and two family housing um, neighborhoods to the back of Rockville and Kent Road. Next slide, please. And that concludes our presentation. We'd be happy to
answer any questions. Okay. Thank you. Um, questions or comments from the board? Chair? Um, first I just say looks like a beautiful project. Um the southwest quarter of Boston is definitely
changing. Um but with that I would ask you if this was to be approved and you go through zoning and it was approved, do you see a timeline of shovels in the ground or anything of that nature?
Um I'd say probably close to another uh six months or so for permitting process and post approval if that be the case. Um and then most likely from there within the year starting also um have you uh had any
conversations with general contractors uh you know with this being such a significant size building have you had any conversations with any generals or have you selected a general? The developer I know has had those conversations. Um it's something that we can obviously get back to but
yeah not selected at this time. Definitely. And then you have the BMS paper store uh proposed next door to you. So uh yeah, definitely Washington Street is in for a major change. So thank you. Thank you for your presentation. Thank you.
Um I do want to um uh just echo and thank the the uh the IG on this. Um uh and uh yeah, I mean IG's always amazed me at the like level of of of detail and
the commitment and the um and and just their their commitment and also everybody who did work on on the JP Rocks plan and and trying to kind of really plan and and and think about what goes here. Um, I do appreciate that that
step down um portion as we're getting to closer to the um uh to that one um kind of single double family or you know that that's smaller. Um I think that that definitely um eases some of that that transition. Um
but uh yeah, no, I think that was all my comments. Um there are no other further questions or comments. Um a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. Hi. Mr. Shepard. I. And the chair votes I. Motion passes. Congratulations. Good luck. Thank you so much.
Uh item number 25, request authorization to issue a cert certification of approval pursuant to article 80 small project review of the zoning code for the proposed construction of 35 home ownership units, including six uh six units. um are uh 821
uh square ft of commercial space uh 10 park car parking spaces and 43 uh bicycle parking spaces located at 19 through 21 uh West 3rd Street uh to execute an affordable housing agreement and to execute a community benefits agreement to take all related actions.
Zoe, thank you and good evening madam chair, members of the board, director Shen and secretary Paulis. My name is Zoe Shudy and I'm a project manager in the development review division of the planning department. We're here before you this evening to discuss the proposed article 80 small project located at 19
to 21 West 3rd Street in South Boston. The proposed project consists of a new six-story mixeduse condominium building containing approximately 44,082 gross square feet with 35 residential home ownership units. um ground flooror
retail, 10 vehicle parking spaces, and 35 resident bike parking spaces. The proponent filed a small project review application on May 6, 2025. And the planning department ho hosted two virtual public meetings which were held on May 28th and June 25th, both of which
were advertised in the local newspapers and posted on the planning department website with notification emails sent to all subscribers of the South Boston neighborhood update list. The public comment period for this project ended on July 9th. Um, and I will now turn it over to my colleague Jason to present
the plan in context um, before the development team presents the presentation. Thank you. Good evening members of the board, Secretary Bohemis, and Director Shen. My name is Jason McDonald, uh, the planner that was reviewed this project. Um, the
proposed project is located Oh, next slide, please. Sorry. Oh, next slide. And one. There we go. Um, the proposed project is located in the South Boston neighborhood zoning districts uh multif
family residential local services subdist um in article 68. Um the site is an existing uh surface parking lot uh with a small two-story building uh off to the side on it. Could not imagine how hot it would be standing there in the
past 2 days. Um and uh the surrounding uses are mostly multi-story multif family use uh buildings as you can see around there with some ground level retail. Um next slide please. Uh the proposed project seeks zoning
relief for numerous dimensional violations that you can uh that can be seen in the table. Um the image with the blue box up uh to the top right there uh indicates kind of the dimensional regulations uh which the zoning would kind of confine it to. Uh
and while taking uh throughout the working project while taking into consideration the surrounding context staff helped shape the proposed design to ensure that the building dimensions is contextually appropriate um with the surrounding area and adequate equitable uh open space for all residents. Um
likewise the proposed parking count and design is aligned with the contemporary best practices uh and uh Boston Transportation's Department's policy for this area. Um I can now turn over to the um sorry the development team. Thank you.
Good afternoon uh Chair Rohouse, Member Bennett, member Shepard, Secretary Pyus, uh Director Shen. My name is George Moransy. represent Dave Winnick and Dave Mateo, Cedarwood Development, uh the developers of this site. Um this is the latest in a series of projects,
successful, well-received projects, mixeduse and residential, that my clients have done in South Boston over the course of the past 20 years. The location, it's about a 7752 ft lot. There's an existing commercial building, but about 2thirds of this site
is paved surface parking, commercial parking. So this is an exciting opportunity to take this site which is in such close proximity to rapid transit. Broadway station is approximately 500 ft away and to create some new housing here. This is an area
that as staff has said is currently zoned MFRS sort of low density in terms of zoning. Uh but the fact is it's an area that's probably going to be or I think is actually a a a transition area because it's directly across West Third
Street from the Gillette Proctor and Gamble site where a lot of exciting things are going to be happening in the future. So this is a 35 unit project with a fairly small retail space at ground floor level about 821 square ft that is being responsive to the uh urban
design priority of activating the ground floor. Uh but there are also 10 parking spaces even given the proximity to Broadway station. Part of that is due to the fact that it is a condominium project. Uh so there is some parking provided for people who are tethered to
uh private motor vehicle ownership. But there is also ample opportunity for new home buyers who want to live in uh a very uh um uh active area of the city in close proximity to rapid transit. And Broadway Bridge is just a 5-minute walk
away also, which opens up uh access to the South End and to the Back Bay. So, it's a great location, a great location for this project. Project architect is Shane Losi uh who is joining us by Zoom. I think Shane is uh is all teed up and ready. So, uh unless there's a question
on anything I just said, I'll turn the presentation over to Shane. Sounds good. Good evening, Madam Chair, members of the board. Shane Lucy with 1507 architecture representing the Cedarwood group. Um, and here we see the project
site outlined in orange. You can kind of see uh the area around there. There's been recent development of similar size mass buildings all around this site. So, um, contextually I think it fits in well with our proposed sixstory building. Um,
next slide. Um, and just for the timeline, we're obviously we're at the board meeting now and um, we look to be at the ZBA in fall and hopefully uh, late spring, early
summer, uh, if all goes well, we could start construction on this next slide. Uh, here's the existing site from above. As George mentioned before, it's mostly asphalt. You can kind of see the extensive parking lot that's there now. And there's an adjacent parking lot next
door um at the old Pacic site or was Pacik um the company. Uh we have to the upper right of this picture is West Third Street. Uh below to the left is Athens Street. So this is a through lot
um which fronts on both sides. Obviously see the narrow frontage along Athens Street. Um, across the street from Athens, we have 50 Broadway, which was built um, 101 15 years ago. A six-story building behind us. Across the street
from us on West Third was a recently finished six-story building um, at 100 A Street, I believe. Uh, the corner, a couple buildings to the right, uh, was a one-story garage, and there's a fivetory, uh, condo building going up
there. Now, uh the building directly to the south of us is a uh four story with a fifth story step back um on the corner of A and Athens. Next slide.
And here we have the proposed architectural site plan where you can kind of see in orange we're taking up the whole site with the proposed building. Um the right is West Third Street. There's no green space on the
building whatsoever on the lot right now as it exists. We're proposing street trees um along West Third Street in compliance with uh and the sidewalk would be in compliance with complete streets as well along that um at the
u urging of the neighborhood group that we met with. Um we're adding planters inset into the storefront along this West Third Street facade as well. So, we'll set back the storefront glass a little bit along the sidewalk so that we
could have room for planters along that front. Um, we have setins of quartz on um either side of the building as we go up to allow for some intermediate windows in the middle of the building. The back of the building
where we butt up against the existing fivestory building on the lower left in this picture is only one story uh to accommodate the garage. As we go up to the upper stories, we step back uh 15 feet or so from the lot line to give a
little breathing room, which is actually a similar uh scenario that the existing building does now. They're right up against the property line and their garage sticks out for that one story and then the upper floor is set back from there. Um along Athens Street on the
left, uh we are proposing to widen the sidewalk to meet complete streets. um requirements. We've also introduced the curb cut for the parking garage on this level. It was uh the the planning board
um worked with us to move that to Athens Street where it was originally on Third Street. Um Athens Street right now sort of acts as more of an alley than a street. So, uh, it worked out better back here, but at the same time, we're still widening the sidewalk to make it a little more
pedestrian friendly on our side. Um, next slide, please. Um, and this is a rendering of the proposed front of the building. Uh, we have this lots of storefront, lots of glass on the ground level to activate that with the
street. Um as we move up we have a folded um set of bays which are in sort of a similar massing to the original street context of um you know the
narrower houses that along the street. So we have about 24t bays of of similar um pattern that keeps that same rhythm that was historic on the on the street. Um, but that we've taken those and
angled them off to sort of mimic or speak at least to the existing streets that are around this where third and west second sort of break off and create angles and you see it in a building across the street which is a building sort of sits in that wedge between the
angular uh angle of the streets coming together. Um, so these bays sort of work off of that notion. And then obviously we've sort of created separate or differentiation in the window openings and to sort of give that facade a little
bit of movement and create some visual interest um and break up the massing of that facade. Uh we've also inset the decks so that the forms still read uh or the strength of the forms still read but then the decks sit inward of that. So,
you know, it's just kind of stuck on the outside of the building. Next slide, please. Here we have the Athen street elevation. Um, again, at street level, we've added uh the garage door uh to create the sort
of more like of how sort of streetscape that Athens Street acts as. Now, you can kind of see the the narrow building footprint that comes through along Athens. Um the darkened image on the right is the existing
five-story building adjacent to us at the corner of A and uh Athens Street. And you see we go up an extra story above that. But we've sort of made this facade a little bit more muted than than the West Third facade as it's um a tight
street. We kind of want to push the building back as much as possible and sort of not intrude too much on that um on the street path through. Next slide please.
Um and this is the right side elevation where we are up against the uh pass site as mentioned before. So it's a parking lot right now. It's obviously primed for development. So with kind of some of the other things going on, this is what we sort of, you know, see happening at this
this site becoming, you know, more primed for development. Um, so we sort of muted this elevation a bit. Uh, along Third Street, we have wrapped the brick elements that carry through on the the bays of the upper floors and wrap that
around to this first sort of bay that we have. um as we go along this facade just to break up the mouthing redoing of the courts and then the back piece actually comes forward of the rest of the building as the lots sort of shift from
one another. Next slide. And here we have the current streetscape looking from the corner of West Third and West Second um looking back towards A Street. And you can kind of see uh on the left the recently completed building
at 100 A Street and our building is the sort of brick building in the middle is the existing building now the two-story brick commercial building. Okay. And here's the proposed building in place of the existing building. So you can kind of see that folded upper um
facade that we were discussing with the just to try to create movement and interest in the streetscape along this slide. And I believe that is the end of our presentations where we can take any questions. Okay. Thank you. Um all right, questions
or comments from the board? Um, I do like the creativity of the um kind of putting the trees in and using the um yeah, just with the trees and the
setbacks and like the or like the lack there of the setback, but doing the tree thing to still create like uh do you know what I mean? Like staff urban design. I'm just landscape staff made great contributions to the project
from our initial pre-file meeting, especially with the design. Um I mean I think we started with a strong um design uh but it was certainly improved during the u the pre-file review process. Yeah. No. Um I like the I like the design. I think it's cool. Um all right.
If there are no other further questions or comments, uh motion is in order. So moved. Second. We'll call for a vote. Miss Bennett. I Mr. Shepard. And the chair votes I. Motion passes. Uh congratulations. Good luck. Thank you. Good stuff. Item number 26, request authorization to issue a certification
of approval pursuant to article 80, small project review of the zoning code for the proposed construction of the 15 residential rental units, including three IDP units and 15 bicycle parking spaces located at 75 through 77 Dorchester Street. Um to enter into an
affordable rental housing agreement and restriction in connection with the proposed project. uh and to enter into a community benefits agreement to take all related actions. Dylan, thank you and good evening, Madam Chair, members of the board, Director Shen, and Secretary Paul Heheis. My name is Dylan Norris. I'm a project manager in the
development review division of the planning department, and I'm here to prov uh before you uh this evening to discuss the proposed article 80 small project located at 75 to 77 Dorchester Street in the South Boston neighborhood. The project site includes two parcels of
approximately 4,300 square ft currently occupied by a one-story restaurant as well as a two family dwelling on the corner of Athens Street and Dorchester Street in South Boston. The proponent proposes constructing a five-story mixeduse building that will include
include approximately 3,400 gross floor area of ground floor restaurant space and include four stories of residential rental units, which will result in an additional 15,469 square ft of residential use. Of the 15
rental units, seven will be onebedrooms and eight two-bedroom units. Um, under in compliance with inclusionary zoning, three of which will be affordable housing units. uh restricted at 60% of the AMI. Uh the proposed project will also include approximately 15 interior
bike room parking spaces as well as four visitor bike parking spaces in the public right ofway. The development team filed their small project review application on February 6th, 2025, which was distributed through the South Boston neighborhood distribution lists. The planning department then sponsored and
hosted a virtual public meeting on May 6th, 2025. Uh the public meeting was posted on the planning department calendar as well as the website. Email notifications sent to all subscribers of the South Boston neighborhood email update list and uh local elected officials and their staff were also
notified and attended the meetings. The comment period for this small project review application uh ended on May 13th, 2025. With that, I'll now turn it over to my colleague Michelle to present the uh zoning and planning context for this project, followed by a presentation from
the development team. Thank you. Thank you, Dylan. Um, good evening, Chair Roas, Secretary Pyus, members of the board, and director Shen. My name is Michelle Lee, and I am the planning review team planner assigned to this project. The proposed project at 75 to 77 Doorchester Street is located in the
South Boston neighborhood zoning district within a multif family residential local services subdist. within the neighborhood. This is near the intersection of Dorchester Street, East Broadway, and West Broadway, which is a key commercial node in the neighborhood. In regards to
transportation, this area is well serviced and is accessible to both the MBTA Broadway and Andrew Redline stations and multiple MBTA bus lines, including the 9 and 10 bus routes. Next slide, please. Okay. Within these figures, the proposed
project is compared to the existing zoning. The left shows the proposed project while the pink on the fig on the figure on the right highlights the maximum height and setbacks that could be built within this area. As you can see, while the proposed project could build out to the area in pink, zoning
relief is recommended as the proposed dimensions are contextually appropriate with the dimensional context on Dorchester Street alongside its consistency with citywide goals and local planning contexts. Additionally, this project will bring many public realm improvements such as the widening
of the sidewalks on both Athens and Dorchester Street to to ensure complete street guidelines while two new street trees will also be added. Furthermore, the existing crosswalks across Dorchester Street and Athens streets will both be improved to help enhance the pedestrian experience. Thank you. And now turn it over to the development
team to present the project in more detail. Great. Thank you, Madam Chair, members of the board, Madame Secretary, Chief Shen, Attorney Ryan Spitz. Uh I'm here on behalf of the owners, Jim and Andrew Stutter. Also joining us this evening is Tim Johnson, uh who's joining us
remotely. He is the project architect. Uh first, I'd like to thank Dylan Norris, the project manager, and the rest of the BPDA uh team membership uh for collaboratively working this project and guiding it through to this level. Um first and foremost, this is an exciting
project. It's going to continue and continue a block of fairly recent new development that goes from Dorchester Street and wraps around to West Broadway. Uh before I turn it over to Tim Johnson, I'd like to add one thing onto the record. Um although the memo states that this was a development
project with no parking, uh the owners heard the neighbors loud and clear during the community process. They have negotiated and have have an agreement uh with an abuing parcel for off-site parking for 15 vehicles and for a total of a 15-year term. I'm going to turn it
over to Tim. Thank you. Thank you. Thank you, Ryan. Madame Chair, Director Shen, members of the board, Tim Johnson, the project architect. Uh as Michelle mentioned uh earlier uh this is a commercial node, a major commercial node in South Boston
where Dorchester Street, East and West Broadway come together. Uh so this is an important building uh in terms of uh adding to the uh vibrancy of the nightife uh with the restaurant stats being
expanded at this spot and also uh improving the public realm. You can see the existing site has the older one-story commercial buildings uh which is next to a newer five-story building uh which we will be demolishing the
one-story and the two family next to the one-story commercial. Next slide please. a very short time timeline. Uh as we see here, we are uh in front of the board of
d the board of directors and uh we have a fall zoning uh board of appeal. We've worked uh very uh uh well with the abutters uh made significant um uh compromises uh both u I think a a
win-win for both the uh my clients and the uh neighborhood. And uh we also uh are contributing to a a more vibrant um uh area around Perkins Square. Next slide, please.
Again, this is the aerial view showing the one-story uh existing commercial building uh and the twotory uh gabled uh building uh which will be both demolished. Uh this site is also within
a 3/4 uh distance from both Andrews and Broadway station and along bus routes 9 and 10 and Souy. Uh we're also providing an interior bike storage space for space in the building. So the modalities of of
transportation at this site um including the uh lease parking uh spaces for the residential units will be many. Uh, next slide please. So, this is the uh site plan. Dorchester Street is on the right side. Athens
Street is along the top. Both the restaurant entrance and the residential entrance face Dorchester Street and the uh deliveries and trash pickup bike storage face Athens Street. Uh, we increased the sidewalk along Athens
Street to 5 and 1/2 ft, six feet rather. and we increased the sidewalk along Dorchester Street to 8 and 1/2 ft, providing uh two street trees and uh visitor bike parking. Uh we've also are going to renovate two pedestrian
crosswalks uh with directional uh curb ramps and slightly raised crosswalks across Adam Street and then also across Dorchester Street. Uh this will significantly improve the uh public
realm and uh really make Perkins Square a lot more pedestrian friendly. So my clients and the neighborhood are very excited about that aspect of the project. Of course, uh we the building does have an elevator uh servicing all
floors making all 15 units uh group one dwelling units and you can see our commercial space which will be the relocated stats restaurant. Uh one significant aspect of the uh uh restaurant is the uh windows the large
wind windows that face both Athens and Dorchester Street. However, uh only the windows along Dorchester Street will be operable to give some acoustical privacy to the neighborhood uh toward the north. Next slide, please.
This is the Dorchester Street elevation uh showing how we we are stepping down from the five-story building uh to the existing five-story building to the left. Um, as a bu as we step down and head north
on Dorchester Street, we're stepping down to the older residential uh community uh down Dorchester Street. Uh you can see the large uh areas of glazing for the restaurant along Dorchester Street. We have very strong
cornis line which uh goes around to Athens Street which is shown in the black. Uh this will be all high density uh fiber cement panels and uh a Luca
aluminum composite panels. Um of course the will be a 2 to1 ratio in the windows and we're looking to uh create a very um nicely scaled and masked building for this site.
Next slide please. This is the elevation along Athens Street. Again, showing how we set back the top floor at least 7 feet on both sides. Um, we did have balconies uh along this elevation. However, they became
uh Juliet's again to uh respect the neighborhood to the north uh and uh also the windows along this uh this side of the restaurant will be non-operable. So, these are the compromises that we made with the neighborhood. Uh, but my clients are
here for the long term and uh they want they want to be part of the community and uh they're very excited about uh compromises we've made. Next slide, please. Uh just another elevation uh probably won't be seen from the street. Next
slide, please. So, this is a current view uh of the site, the one-story stats building with the uh two family next door uh shown from Perkins Square. Next slide, please.
And then the proposed building uh massing uh shown we have of course a brick at the first floor to begin to relate to the adjacent buildings. And then we'll be using a a mixture of aluminum panels and high density fiber cement panels. But of course, we're
continually going to work with the BPDA on exterior detailing. But just point out how we're how we are beginning to step the building down uh as we set back the top floor uh several feet. And I believe that's the end of the
presentation. Okay, great. Thank you. Thank you very much, Madam Chair. Cheers. questions or comments from the board. Um, look, I just want to acknowledge that uh and uh and and recognize the, you know, again the process, the
compromises and uh and the you know, additional 15 parking spaces for 15-year situation to help help uh you know, all of our you know, neighbors can be ease into this new, you know, transit
oriented and you know, all this stuff. I think that's just really helpful. It really is reflective on um of just the approach that you've taken and and you highlighted a lot of the other kind of compromises that came through all making sense and um so just uh um uh you know
uh thank you for that. Um so if there are no other further questions or comments uh a motion is in order. So move second. Roll call for a vote. Miss Bennett I Mr. Shepard I and the chair votes I. Motion passes. Um congratulations. Good luck. Thank you. Cheers.
Yeah it's going to be exciting. Um, item number 27, request authorization to disperse a total of $143,000 in varying amounts to 19 community organizations serving the South Boston neighborhood from funding contributions made by the 45 West Third Street and
Commonwealth peer revitalization projects. Aaron, thank you, Madam Chair, members of the board, Secretary Ple Hemis, and Director Chen. My name is Aaron Hogquist. I serve as manager for developer compliance for the planning department. I'm here this evening to ask you for the authority to
give 19 very worthy nonprofits in South Boston uh grants of varying amounts. We're distributing 143,000 from two different development projects. First is 45 West Third Street and the other was the Commonwealth Pier Revitalization
Project. Uh the board approved 45 West Third on the 16th of July 2015. Commonwealth Pier Revitalization was approved on the 11th of July 2019. and the developers made these contributions per the cooperation agreements that were executed for those
projects. Um, our staff, we took pains to vet 32 different applications. Unfortunately, you know, we'd love to fund them all, but you got to pick and choose and we went with 19 of them. Uh, if you look at the board memo, we have a very extensive list that shows the varying amounts that they're all going
to be granted. Uh, so with that, I'll take any questions uh that any of you may have. Thank you very much. questions or comments from the board. Uh hearing and seeing none, a motion is in order. So moved. Second. Roll call for a vote. Miss Bennett. Hi. Mr. Shepard. And the chair votes I. Motion passes. Thank you so much.
Thank you. Um okay. Uh now what? Almost done. Item number 28, contractual payments. I need a motion to pay our bills. Motion to pay the bills. Second. Roll call for a vote. Miss Bennett. I Mr. Shepard. I. And the chair votes I. Motion passes.
Please pay the bills. And finally, item number 28 29, director's remarks. Director Shen, good evening members of the board. Uh, thank you again for a very successful and actually short meeting tonight. Um, I want to just use my report to
emphasize uh a few of the uh projects and um plans that you approved tonight, which highlights the work of the new planning department. Um that includes amending outdated regulations uh pursuing new plans and studies that is
not just a reflection of um you know the the mission of the new department but also essentially a change in culture that we're trying to do here at the new planning department. I'm going to start by talking about the article 80 amendment which is the first substantive
substantive step in the modernization of the article 80 process which I was involved in before I returned as a steering committee member. Uh this new zoning amendment will lay the groundwork for future reforms and the zoning amendment will also make changes to the
threshold and procedures for the Boston Civic Design Commission which you saw uh presented tonight. Uh it will also support renovations of existing buildings including um sustainability upgrades and conversions, modernizing uh
how we communicate uh with the public and align some of the current development review procedures with the zoning code and improve especially important improve coordination between departments within this building. Uh I'm proud of the work of the staff on
drafting these zoning changes thus far which is a big moment in our overall reform and I look forward to seeing them through to the zoning commission next month. I I just want to note also today this morning um that we had the first meeting of um the staff that is going to
review the institutional master plan for Wentworth that will soon soon come to you. And part of the role of me convening the staff was talk about how I would really like the staff to collaborate amongst themselves. Um but more important uh I think the culture
change that I would like to see uh is that we do a very good job of being regulators and policy makers uh and advocating for you know the topics and expertise that they all hold. But what I'd like them also to do is to begin to
actually became become creative problem solvers so that actually we can actually integrate the many different demands that we put on the developers but actually be able to speak with one voice to make sure that we are consistent with pushing them towards um the better
project that we hope to see. but also make sure that we're helping them understand how to compromise the trade-offs between different departments and different expertise. Um the second uh important uh approval that you um you
approved tonight was the RFP for the new citywide needs assessment. Um it's uh I want to put a little bit of additional context on why this new this is something you approved a year ago. Um and in the last year we have actually
thought through what we need to do in order to continue with the the zoning reform work that we need to uh to complete. Um the focus is is slightly shifted but remains really important and we want to actually expand and broaden
the understanding of the neighborhood needs and citywide capital and mitigation priorities that is required at this stage that there therefore it would require a new RFP. Now, the new assessment instead of focusing on land
use scenarios, what we're looking at is actually asking the consultants to work with our research and planning staff to actually understand what the assets are in each of our neighborhoods, but also identify the areas that they're deficient. Um and I would say that the
the companion studies that I've liked I've asked the planning staff to actually start doing in-house um is to actually think about what are the specifications that are um that would that we need to become these sustainable
micro communities. Um some people call them 15 what what are the needs and specification for a 15minute neighborhood. I've also heard another thing that I think we should be striving for, not only 15 ne 15 minute neighborhoods, but 880 neighborhoods
that are accommodating for 8 year olds to 80 year olds, which is slightly different from 15 minutes because, as you know, an 8-year-old covers 15 minutes very differently than an 18 80 year old. Um but this is a companion
together with this needs assessment to think about as we grow the city's population how the needs uh of the each of the neighborhood changes and what neighborhoods can accommodate growth uh and if they can accommodate growth what
are some of the assets that need to be improved. Um and in particular thinking about how more families um can be accommodated. uh increasing housing affordability, increasing access to city services and open space, and creating
economic opportunities and growth. Uh and of course preparing for climate change and improving mobility not only within the neighborhoods but citywide. Uh we'll continue to update on the progress of this new RFP um and the and the needs assessment as results come in.
Um you also of course heard uh the anti-displacement uh plan. Um I want to just talk a little bit about the importance of this uh action plan. Um of course if we call it a place to thrive and uh it was I think
Katherine um made light of the sort of complexity of putting this plan together. I think this is another great example of what this department has been able to do, which is to actually work with all of the other city departments and to produce a plan that is not only
reflective of the planning department's priorities, but also incorporate all of the other departments um responsibilities. Um again, I think a great example of the mission of this new planning department. Um now I think Katherine described why this is this
plan was really important. While we've been pursuing um many of the uh streets and squares the feedback that we got from community is that with growth there comes the anxiety of what growth will also bring. Um and it was critical for us to actually develop and aggregate
this new plan that aggregates existing tools as well as new ideas and new programs to actually ease the residents uh anxiety about growth and the potential for displacement. I think it's actually a critical foundation for us to
be able to continue our zoning reform work and and new zoning in in the neighborhoods in particular. Uh you heard how that this plan received broad support evidenced by the comprehensive draft action plan that included approximately 400 stakeholders that
engaged with the plan and many of them uh are part of local organizations that represent a wide range of constituents. Um we remain um committed to executing this plan as we progress with all of our work in uh updating zoning um
regulations throughout the city. Um I want to thank the staff of course and the uh planning advisory council which um uh Katherine leads in actually coordinating all of this work within with amongst our own staff but other
staff members within the city. Um just I want to end with obviously highlighting the development projects that this board approved. Uh there were only only four but four very important and impactful uh development projects totaling about 39
new residential units of which 67 of them will be incomerestricted. Uh we anticipate that the development cost of these projects will be about $134 million uh and delivering about $350,000 ft of
which almost 300,000 of them will be residential. Um when constructed these project projects will put approximately 340 trades people to work and create about 23 direct jobs and 167 indirect
jobs. Um last I want to conclude with uh certificate of completion. I I wanted to actually introduce this we at the last uh board meeting to actually see the results uh after the projects that have been completed. Um the tonight I want to
highlight uh 60 kilman street uh in the Fenway and all the benefits that um have been delivered as part of that project. It contributed over $100,000 towards improvements and funding of an endowment fund for the nearby Ramler Park. Uh
$20,000 to Operation Peace, which is a neighborhood nonprofit organization serving youth and seniors uh for upgrades, including new furniture, storage, and technology, as well as uh other youth programming. Um there was
also $10,000 uh that was sent to the Fenway Community Center. Uh and this project also is providing uh space for K Street Clubhouse which is an organization that provides a meeting spot for people recovering from
addiction. Um again uh that ends my um my report for this month and I want to again extend staff um for their hard work which is uh culminates in front of board and thank you for again for your service to the city and and continuing
your work to to guide us forward. Thank you. Great. Thank you. Thank you director Shen and I'm loving that 88 to 8 and 80 thing of uh I like that. Um, thank you for challenging us all to think uh um beyond just the 15 minutes, right?
The 880 neighborhood. I think it's Yeah, you know, I love my alliteration numbers. This is actually something like this is something that Catherine actually was uh talking about and and I think that you know it's not just as our city diversifies um we have to think
more broadly about what the infrastructure is and that's why again the needs assessment is really important which is that it will start to think about as our population ages what the needs are and really anticipate
uh looking into the future um how we can direct public investment and also in particular and this was mentioned by Caitlyn which is to also figure out where private sector investment is most appropriate and and adds the most value
to the public in investment. Um I think the other component is that this is as much a diagnosis of the neighborhood. So an objective look because we've also discovered that sometimes when we start doing these assessment by asking the residents what they think they are not
always objective uh because some neighbors neighbors uh neighborhoods might feel like that they are lacking open space but compared to other neighborhoods in fact they're well um that's one of their best better assets. So I think it's to put this thing in
context. I think the mayor has thought very carefully about how this can actually help us the planning department coordinate between uh public facilities, public schools in how we actually allocate resources.
Yeah. Fascinating uh and exciting. So um that was the last item. So uh with that I do need a motion to adjourn this meeting. Motion to adjurnn. Second. Roll call for a vote. Miss Bennett. Mr. Shephard and the chair votes I. Motion passes. Meeting adjourned. Thank
you everyone. Um we'll see you next month. Bye. Thank you.