Good evening. The City of Boston Zoning Board of Appeal hearing for November 6th, 2025 is now in session. This hearing is being conducted in accordance with the applicable provisions of the open meeting law, including the updated provisions enacted by the legislature
this year. The new law allows the board to continue its practice of holding virtual hearings through June 2027. This hearing of the board is being held remotely via the Zoom webinar event platform. This hearing is also being recorded.
In order to ensure this hearing of the board is open to the public, members of the public may access this hearing through telephone and video conferencing. The information for connecting to this hearing is listed on today's hearing agenda, which is posted on the public notices page of the city's
website, boston.gov. Members of the public will enter the virtual hearing as attendees, which means you will not see yourself on the screen, and you will be muted throughout unless administratively unmuted when asked to comment. Board members, applicants, and their attorneys or
representatives will participate in the hearing as panelists, and they will appear alongside the presentation materials when speaking. Panelists are strongly encouraged to keep video on while presenting to the board. As with our in-person meetings, comments in support will be followed by comments
in opposition. The order of comments is as followed. elected officials, representatives of elected officials, and members of the public. The chair may limit the number of people called upon to offer comment and the time for commenting as time constraints require. For that reason, the board prefers to
hear from members of the public who are most impacted by a project, that is those who individuals who live closest to the project. If you wish to comment on an appeal, please click the raise hand button along the bottom of your screen in the Zoom webinar platform. Click it again and
your hand will should go down. When the host sees your hand, you will receive a request to unmute yourself. Select yes and you should be able to talk. If you are connected to the hearing by telephone, please press star 9 to raise and lower your hand. You must press star
six to unmute yourself after you receive the request from the host. Those called upon to comment will be asked to state their name and address first and then they can provide their comment. In the interest of time and to ensure that you have enough time to do so, please raise your hand as soon as Mr.
Stebridge reads the address into the record. Do not raise your hand before the relevant address is called or the meeting host will not know to call on you at the appropriate time. These instructions will be repeated throughout the hearing. >> Thank you. Uh Mr. Numbbridge.
>> Good evening, Madam Chair. Present. >> Good evening, Miss Better Braza. >> Good evening, Madam Chair. President, >> good evening. Floor is yours, Mr. Stebridge. >> Thank you. Thank you, Madam Chair. Uh we'll begin with the 5:00 for the hearing scheduled for 5:00 p.m.
for for the subcommittee today. We start off with case BOA175969 with the address of 72 Leaden Street. If the applicant andor their representative are present, would they please explain to the board?
>> Yes. Hello, Madam Chair, members of the board. Uh Mary Kay Campbell with the law firm Dragoon and Tusano at 11 Beacon Street. Um, I'm here today on behalf of our client, the owner of 72 Leaden Street in East Boston, who's seeking to change the occupancy to a three family
dwelling in order to reflect the building's existing layout. Uh, the only violation he is seeking relief from is use. Uh, since this is in an EBR 2.5 subdist, uh, my client purchased this building last year with the existing layout of three units, um, and is
therefore looking to have the occupancy updated to reflect that. um in order to provide additional housing and be able to fully utilize the building's current floor plans. Um I can pause now and uh take any questions from the board. >> Thank you. Are there any questions from
the board? >> No, Madam Chair. I don't have any questions. >> Thank you. May I have public testimony? >> Madame Chair, I don't know if anyone from ONS is here. I'll jump on. Yes, madame chair, members
of the board, Connor Newman with the mayor's office of neighborhood services. At this time, the mayor is also to defer to the judgment of this board. Um, a butterers meeting was held for this proposal. There were no concerns raised in that. A Butters meeting, I understand. Uh, no, excuse me. Uh, we submitted, uh, subcommittee flyers out
to a Butters within 300 ft. We did not receive any feedback. The applicant went on to meet with the Oregon Heights uh neighborhood association which voted overwhelmingly to support the proposal. Unaware of any concerns at this time with that we'll defer to the board. Thank you. >> Thank you.
>> Madam Chair, there are no additional comments. >> With that, may I have a motion? >> Madam Chair, I'd like to put for a motion of approval. >> Is there a second? >> Second. >> Mr. >> Yes. >> Miss Better Braza?
>> Yes. Chair votes yes. Motion carries. >> Thank you. >> Next we have case BOA1 1772 272 with the address of 364 Main Street. If
the applicant andor their representative present, would they please explain the case to the board? Is anyone present for 364 Main Street? >> Is Marlay kind of >> probably should move on and then come back later?
>> Yes, please. >> Hi, I'm here. I'm sorry. >> Okay. Are you presenting for 364 Main Street? >> Yes, I'm the owner of 364 Main Street. And >> you can just identify yourself, name, address, and then what you're
requesting. Sure. Marley Cond Main Street, Charles Town, Massachusetts 02129. We are proposing renovating our basement um mostly for systems. We have oil heat. We have no AC. We have no French drain.
We have no sump pump. Um so we would like to kind of prepare the house for the future. Uh, and in doing so, making all the changes in the basement, would also like to finish the basement as a living space for our children. Uh, we have two teenage boys and while we're
down there, we would just like to make it habitable space and it exceeds the floor area ratio, which is why we need to be here. Um, we also sent out um the form to the not sent out, but posted to
all neighbors within 300 ft. We have heard no comments back on our proposal. Uh, and we are here with you tonight hoping for approval. >> So, can you clarify what um type of living space you're proposing in the basement? Is it like a playroom or like a family?
>> It's like a playroom and then a craft area for the kids. So, you can see there's a sitting area and a lounge area. And in the back corner there's a workshop. Um, both boys like to do a lot of crafts and that's where we propose. Um, a little sink and a mini fridge down
there as well as a toilet. >> Questions from the board. >> Yeah. Um, I I don't think Jeff Hampton is on, correct? >> Or anyone BPD? >> I'm guessing not.
>> No. Okay. Um so you know reading the recommendations of the BPD um basically you know it it says that the your project um lies within the the seaf fraud district but the work doesn't meet
the threshold that requires uh seaf fraud review under article 80. And so, >> and so basically the BPD is kind of recommending to not approve the project because they're seeing kind of habitable spaces in the
basement. But um uh you know, are you aware that the basement is vulnerable to flooding? >> Correct. >> And um has it has it flooded since you've been there? >> It has been damp. There's a rat slab
floor, so we have had moisture issues. Um, a lot of it was from a down spout from the neighbors um that lost its bottom and so water was coming in. We have never had standing water in the basement. Um, but as I mentioned earlier, we don't have a French drain
system in place. We don't have a sump pump. That is part of the work that we would like to do to protect the house a little bit more from the rising sea levels. >> Right. So, um, basically dwellings or
habitable rooms are are discouraged and kind of vulnerable areas. And so, um, Madame Chair and Secretary, the idea that this is a a playroom, um, not really a sleeping quarter, I'm I'm I'm
okay, um, kind of approving the scope of work as long as the owner is aware that, um, they're vulnerable to flooding and they they should try to mitigate that and they should not have any bedrooms in the basement. So, I just >> No bedrooms. >> I just wanted to make those comments.
>> Thank you. >> Thank you. >> Yeah. Thank you. I I concur. Um with that, can we have a public testimony? >> Madame Chairwoman and board members, good evening. Sigy Johnson with the mayor's office of neighborhood services. This applicant completed the ONS community process. Our office oversaw
distribution of anformational flyer to all parcels in a 300t radius which solicited no comments. That back on our office defers judgment to the board. Thank you, >> Madame Chair. There are no additional comments at the moment. With that, may I
have a motion? >> Madam Chair, I'm going to go with um a motion of approval. >> Can I have a second? Second, >> Mr. Stebridge. >> Yes. >> Miss Better Braza? >> Yes. >> Chair votes yes. Motion carries. Good
luck, ma'am. >> Thank you very much all. Next we have case BOA1 178 3484 with the address of 100 City Hall Plaza. If the applicant andor the
representative of present would they please explain to the board? >> Yes, Mr. Ste. Good evening, Madam Chair, members of the board, Attorney Derek Small. I have a business address of 51 Doppson Road, and I'm here today seeking relief um in
the form of a conditional use permit for our proposed restaurant at 100 City Hall Plaza. Um we're here today seeking relief to remove the provisal to this petitioner only, um which was given to a prior tenant of that space, which was
Subway, years ago. And now we are seeking to put another uh takeout restaurant there uh Lanetta which is a Takaria and my client owns one at 255 Newberry Street as well. And so again we are here just to to remove the provisor
to this petitioner only and grant a new uh takeout license for uh the new restaurant that we're proposing. Questions from the board? Hearing? None. May I have public testimony? >> Hello, Madam Chair, members of the board. My name is Eva Jones representing
the mayor's office and neighborhood services regarding 100 city hall plaza. Our office defers to the board's judgment on this matter. A community process is not required for this type of proposal and we do not expect any community concerns regarding this project. At this time, the mayor's office and neighborhood services defers to the board's judgment on this matter.
Thank you everyone for your time and consideration. Thank you. >> With that, may I have a motion? >> Madam Chair, I'd like to put forward a motion of approval. May >> I have a second? >> Second. >> Mr. Sunbridge? >> Yes.
>> Miss Better Braza? >> Yes. >> Chair votes yes. The motion carries. >> Thank you very much. Have good evening. Next we have case BOA 1702910 with the address of 93 Charter Street. If the applicant andor their
representative are present, would they please explain to the board? >> That's the one that's being withdrawn. >> Is this the one you Yeah. will withdrawn? >> Yes, madam chair. I just wanted to see if there was anyone present. Um are you
with me? The note I have is that the applicant for 93 Charter Street, W3 sent in an email to withdraw her project before the board. Um, even though somebody has their hand raised,
>> Miss Foster, are you raising your hand for this project? >> If you are, can you unmute yourself? >> We don't need to go ahead. >> I don't need to comment now that the this has been withdrawn. So, I guess no. Okay. All right. So, with that, may I
have a motion? >> Motion to withdraw the case. >> May I have a second? >> Barza. Second. >> Mr. Stebridge. >> Yes. >> Miss Better Braza? >> Yes. >> Chair votes yes. Motion carries.
>> Thank you. >> Thank you. >> Thank you. Next we have case BOA 1759889 with the address of 18 Rutland Square. If the applicant andor their representative are present, would they
please explain to the board? Is this fans? >> No, I don't see anyone. Urban partners. Okay. I think it's I someone Mark, I I sent to you an invitation to be on
the panel section. >> Hi. Sorry. >> Are you here for 18 Rutland? Yes, I am. I'm sorry. I thought our architect or Joe Holland was going to be representing us on this. Um, but I'm not sure
everybody is. I'm I'm actually the owner at 18 Rutland. >> Okay. Are you prepared to present yourself or do you need a deferral? >> No, I guess so. We'll present. I mean, we um I think we've submitted the plans. We've submitted notice to all the um
neighbors. I believe the neighborhood association um has been supportive because the roof deck is, you know, is back from the street. It's not visible from any of the street views. It's not, frankly, it's
smaller than the neighboring roof decks. Um there's no hen house or anything. It's just stairs going up to it. >> Okay. Are there questions from the board? >> No questions. Is pretty straightforward.
>> Okay. With that, may I have public testimony? >> Hello, Madam Chair, members of the board. In regards to 18 Rutland, um, the mayor's office will defer to the board's judgment on this matter. A community process was conducted, including a distribution of subcommittee flyers around the beginning of October. Uh, our
office did not receive any comment from the flyers, and they did meet with the Rutland Square Neighborhood Association and receive support from the neighborhood association as well. At this time, the mayor's office of neighborhood services will defer to the board's judge on this matter. Thank you everyone for your time and consideration.
>> Okay. >> May I have a motion? >> Madam Chair, I'd like to put for a motion of approval. >> Is there a second? >> Second. >> Mr. Stebridge. >> Yes. >> Miss Bavraza, >> yes.
>> Chair votes yes. The motion carries. Good luck, sir. >> Thank you very much. Next we have case BOA174 2622 with the address of 917 East Broadway. If the applicant andor their
representative are present, would they please explain to the board? >> Good evening, Madam Chair, members of the board, Mark Lass, legal counsel for the homeowners, Brandon Beck and Brena Beck. um seeking to change the occupancy
of an existing commercial building which historically has been a real estate office at the corner of East Broadway and Peace Street. Uh conducting a complete historic renovation of what is quite a lovely property uh down on that stretch of East Broadway and turning it
into a single family residence for the Beck family and their four children. Um, plans also include demolition of an old existing garage behind the main structure along P Street and construction of a new garage with a
second floor addition on top of the new garage to provide approximately 1,000 square ft of additional living area to be connected to the house um with sort of a corridor which we'll see on the elevations that nicely mirrors the house. Um, can stop here on this slide.
So the lower right hand corner is a photo of the existing structure. It was for many years MCM properties a real estate office and has that large plate glass window on the corner of East Broadway and P and that will be uh
removed and the historic symmetry of the front of the structure will be restored. Next slide. And next slide please. and keep going. These are all existing conditions, elevations.
And so the floor plans include, you know, living space on the ground floor of the property and bedrooms on the second floor of the existing structure and bedroom area on the second floor above the new garage with a nice hallway
connecting the existing structure to the new garage. retention of a lovely rear yard area to provide a nice measure of usable open space for the family and parking for one car in the new garage um
which is shown here on the upper portion of the plan. We could get to the elevations. I think those most dramatically demonstrate um how nice this is. Um the zoning violations are relatively minor in scope um in this
part of South Boston. If you add something onto an existing structure, you need a conditional use permit. So for the second floor addition on the top of the garage, a conditional use permit is sought, noting that it is well below the maximum height allowed in the subd
district and we are also below the F. Let's stop here. So here's an elevation of the front of the building. So on the left hand side, you will recall where those um plate glass windows were will be restored to match
the window fenestration on the right hand side of the building. And that's the existing front door which will serve as the main entrance um on the Broadway side of the home. Next slide. Here is an elevation of the Peet side of the house. So Broadway, East Broadway is
on the right hand side of your screen. And this is as if you're standing on Peace Street across the street. There's the new single bay garage door. That's the portion of the structure that's being reconstructed. And oops, hold on. Back to the other one. Uh with the
second floor on top of the garage and then that sort of doorway and single window. That's like the connector piece between the existing structure and the new structure. garage. And above the garage, you also see that the roof um style and lines are
being followed on the new structure to provide that nice symmetry. Next slide. This is an elevation from um an adjoining property showing the new garage with the single vehicle and the doors that lead to a nice backyard area.
Next slide. opposite view elevation. Lots of technical drawings and I believe there are a couple more elevations toward the end that nicely demonstrate the completed view of the property. Um
the other zoning issues are off- streetet parking insufficient uh for single family dwelling. 1.5 is required in this subdist. There's currently a single car bay and we're um keeping the single car bay. So that's a
a insufficient parking issue. the sideyard insufficient and the rear yard insufficiency are existing conditions that are not being exacerbated by not only the uh addition of the garage but we're actually improving that condition on the P Street side because the new
garage will be further away from the abing property than the existing garage so we're improving the insufficiency on that portion of the property. The other one is an existing condition that's not being exacerbated. Um, with that I will pause and happy to
take any questions from the board. >> Thank you, Mr. Cass. Any questions from the board? >> No, other than I have to agree it's a really beautiful resident residential structure. >> We're excited about turning in this.
>> Yeah, it's very it's very beautiful. >> Their forever home and Oh, I'm sorry. Go ahead. >> Anecdotally, I'd love to share this part of the story is that at our City Point Neighborhood Association meeting following a terrific butter meeting, um we did our presentation, the Becks
introduced themselves and their family and we got a round of applause. And Brena said, "Is that good?" And I said, "I've never had applause at one of these things ever." >> So, it's been wellreceived in short. >> Excellent. With that, may I have public
testimony? Good evening. Sigy Johnson with the mayor's office of neighborhood services. This applicant completed the ons community process. Our office hosted an abutters meeting on August 5th at which in a butter raised concerns about rodent issues and about parking. Our office received 10 letters of support. Three of
these letters signed an address in the 300t abutters radius. The cityoint neighborhood association voted to support this application. That background, our office defers judgment to the board. Thank you. Okay, we have somebody from the office of the councelor Edley.
>> Hi, thank you Madam Chair, members of the board. This is Sydney Scandlin from councelor Flynn's office. Counselor Flame would likes to grow on record and support due to a good community process and feedback from neighbors in the City Point Neighborhood Association. Thank you. You
>> Thank you. Next, we have a Cityoint Neighborhood Association. >> Hi, can you hear me? Yes. >> Yes, ma'am. >> Okay. Lan O' Conor, president of the Citypoint Neighborhood Association and what attorney um Mark Cass has said is a
very true statement. Um appreciate the board um appreciating the structure and the look of this particular home. This is what we strive for within the Cityoint Neighborhood Association. We'll have a lot coming before you, so please keep that in mind. Uh we did take a
vote. It was a unanimous vote to support the project. Uh that has never happened in my tenure as president. So we're pretty proud of this. We're pretty proud of the architect, the family, the proponent as well as um Attorney Lass. It was uh a well effort to come together
as a community and to um keep our architecture and our housing stock intact. So thank you. It is supported. >> Thank you. >> Thank you. There are no additional comments >> with that. May I have a motion?
>> Yes, madam chair. I would love to um put a motion forward of approval. >> Great. May I have a second? >> Second, >> Mr. Sebridge. >> Excuse me, Madam Chair. Um first I'll say uh looks like an excellent project
all um and wish you the best of luck. Sure. >> Thank you. Miss Better Brazza. >> Yes. >> Chair votes yes. Motion carries. Good luck. >> Thank you kindly. >> Next we have case BOA 175 0660
with the address of 78 Harbor View Street. If the applicant andor their representative are present, will they please to the board? >> Good evening everyone. Um I am the applicant. I am the also the proponent
of the project. Uh I live at 78 Harbor View Street and I just would like to um present my project. Um this is um a house I just purchased a year ago and I has already have a space for the driveway and would like to use the space as a driveway. is on the side of the
house and as in the plan here you can see we can we can park three compact cars and uh which asking for permit to do the perform the curb cut in front of the house and it's a 10 ft curb cut uh and there is a it was re the project was
rejected because of a violation exceeding a total allowable accessory parking spaces and the open space was not used sufficiently um so I'm asking for relief um for this um to perform this project
and uh we have gone through the process of appealing gone through the um ABA about meetings and also the 7 Hill District 7 Hill uh civic association meeting and um everyone is um is supporting this project. So I don't
have any uh rejection objections with that. >> Any questions from the board? Um, the only question I have is where it says proposed compact parking space. To me, that seems like uh front yard parking, which typically is not allowed.
So, I'm I'm a little bit surprised why the BPD didn't pick that up. Um, that being said, are you know, are you okay with having just two tandem parking spaces versus three? >> That should be acceptable. Yep. Two is good as well.
>> Yep. Okay, great. Thanks. I don't have any further questions. May I have public testimony? >> Hello, Madam Chair, members of the board. My name is Eva Jones representing the mayor's office of neighborhood services regarding 78 Harborview Street. Our office differs to the board's judgment on this matter. A community
process was conducted, including an abut's meeting on 82525 that was attended by one community member who did express some concern about the placement of the driveway on the property, but overall did not have an issue with the curbcut uh proposal part of the project. The applicant was connected with the
Columbia Hill SA, excuse me, Columbia 7 Hill Civic Association and received support regarding the proposal. At this time, the mayor's office and neighborhood services defers to the board's judgment on this matter. Thank you everyone for your time and consideration. >> Thank you.
>> Um, Madame Chair, we have one person owner. Please, if you can unmute yourself. And so >> hello everyone. Can you hear me? >> Yes. >> Can you state your name and address for the record? >> Yes. My name is Vladimir Randoni. I'm
neighbor, next neighbor to this uh home and doing this project and uh we send already uh opposing letter and supporting documents today to the board.
>> Are you I'm sorry. Are you in support or opposition of the project? Yes, we oppose the project because your next owner, we even you know the the neighbor has a right to apply but uh
we cannot support because this is a lot of conflict here. Uh first as you can see from the their uh proposal curbcut plan uh they are interfering with our
uh with our property because the fence that is actually now our fence is on the property line is actually 1/5 from property line inside our property
and as we mentioned in a in a oppos to prevent any dispute uh or for maintenance. But now what happened before there were bushes. The pre-owner of this house uh he removed
bushes and uh put asphalt and extended even inside our property. And now the the asphalt putting pressure to our fence and the fence is falling down and also other stuff they put the lady
came when they bought this house >> and thank you. Thank you. Any other comments from the owner on this before we proceed? And madam chair, can I can I also ask that owner
>> the owner can I also ask that the owner addresses >> um the encroachment that I am seeing on the survey plot plan um that the abuter just commented on. So the whole vinyl to the rear and the side is encroaching on
other people's property. They can comment on that. Uh yes I so I did um I mean the the neighbor did did have came to the bud meeting and present his concern. However um however because I I'm you can look at my proposal the plan we are only
proposing to use our the land the piece of land on our property side to do the to use as a driveway um space. So we we're we're not using their we're not using part their uh property line to include as our parking space. And uh
we're going to after we get DS approval, we're going to build a fence to add the border at the property line just kind of separate it. Um so as you can see, I'm not asking to get taking space from the neighborhood to be used as a driveway
for for our for our uh uh for our purpose. >> So are you suggesting that the fence that is existing right now, you're going to relocate that fence, give back? No, that fence is that fence belong to the neighbor. Uh we're not doing that. We're
creating a new fence that's going to be at our property line within our property within our property line. So we so we're not we're not using their we're not using their space for our parking >> because I understand the property line
>> concrete pavers but the concrete pavers is exceeding to the other neighbors fence. So are you telling me that the vinyl fence at the rear and the side does not belong to you? It belongs to your abutters. Can you clarify?
>> If you look at the if you look at the the draw the plan the the one the the vinyl on the back the back of the house is belong to us. There's no vinyl. There's no vinyl um fans on the side and on the side is a wooden wooden fence and
it belong to the neighbors. >> Okay. But the vinyl fence at the rear is yours. >> Yours? Yes. Ours? Yes. >> And are and your drawing shows that you're encroaching the concrete pavers beyond your boundaries. >> Um
I'm not sure what you mean. The drawing. >> Um can can someone pull the site plan please? So right there. So, if you get to if you go to the northern portion, if you uh detail the northern portion of where it says concrete pavers, if you
just get closer, if you can zoom in. Yeah, zoom in more. Okay. So, you can see that your pavers right now is being detailed all the way to your vinyl fence, which extends
beyond your property line >> based on the survey. What what paver the the fence in the back is beyond the property line. We we can we can take it out. I mean this because we didn't bought the house as is. So we don't know we don't know what
is supposed to be at the what the property line at the time. >> So if they're based on the drawing if it's already past the already past the neighbor. Yeah. We can definitely take it off. >> Okay. Thank you. No further questions. That's what I wanted to hear. Yeah.
>> Thank you. With that, may I have a motion? Madame Chair, I would like to put forward a motion with um two provisals one >> just to confirm. >> Yeah, correct. A motion of approval. My
apologies. I'd like to put forward a motion of approval with two provisals. Um the first one being that we remove one of the proposed parking space. Um so that you do not have front yard
parking. You only have two spaces proposed. And the second proviso is that the project undergoes site plan review with BPD to increase the permeability of the surface. So, paying attention to the
ground surface to improve permeability and um and that's it. Thank you. >> May I have a second? >> Second, >> Mr. Snbridge? >> Yes.
>> Miss Better Braza? >> Yes. >> Chair votes yes. Motion carries. Good luck, ma'am. >> Thank you very much. Have a good night and have a good night, everyone. Next we have case BOA 171 0454
with the address of 118 Bowden Street. If the applicant andor their representative are present, would they please explain to the case to the board? Is there anyone present for one >> you are you here from 118 Bowden Street?
>> Yes sir. My name is Rammy Sidani. I'm a civil engineer with North County Group. Our firm did the architectural and the structural plans for the proposed church at 2018 Street.
We're here to amend the approved plan to have a usable space in the basement of the church. So this what so this sheet here is the basement of the church. It's going to have a bathrooms,
an office, and a meeting area for the congregation and also a kitchen. We have an elevator handicap lift to the second floor. Uh the second floor will be the sanctuary
for the mezzanines. Also has a stage where the the priest will be standing and preaching. This is the mezzanine which would be on the third level to provide extra seating.
This is the front elevation of the church. This how the church will look like. This is the sides and the rear view. Yeah, that's that's a side view. This is the 3D
demonstration of the inside of the church. It's another angle. And these are details of the bathrooms, the handicap bathrooms. Those are details of the windows that will be installed and then the columns, the
architectural columns in the front of the church. So, it's be it's going to be a decorative church. These are just the this is the foundation plan footings column location the framing structural plans more structural plans.
This is cross-section of the building for all the structural members. This is the roof framing and then the structural analysis at the end. >> Okay. Are there questions from the board?
>> Yes, madam chair. Go ahead. >> So so all the all the work will be conducted in the existing basement. >> No, this has not been built yet. The initial plans did not include a usable
space of the basement. Okay. All right. >> The basement is at the street level. >> So, this will be a new new structure. >> New construction. Correct. >> Okay. >> Okay. Ma'am, public testimony.
>> Madam Chair and members of the board, for the record, my name is J Madam Chair and members of the board. For the record, my name is Jeremy Benbury. from the Dorchester Community Engagement Specialist for the Office of Neighborhood Services. The applicant has completed the community process which consisted of an abuters meeting facilitated on June 16th with no abutters in attendance. No concerns were
raised and the opponent went on to present to Greater Bowden Geneva Neighborhood Association who voted in support of the proposal. To date, our office has received one letter of support from meeting House Hill Civic Association supporting the renovation. Thank you for your time in the Mayor's Office of Neighborhood Services would like to defer to the board for their
>> Thank you. With that, may I have a motion? Madam >> Chair, I'd like to put for a motion of approval. >> Is there a second? >> Second, >> Mr. Stebridge. >> Yes, >> Mr. Brazza.
>> Yes. >> Chair votes yes. The motion carries. Good luck. >> Thank you very much for your time. Have a good night. Next we have case BOA 174 9143
with the address of 29 Alworth Street. Is the applicant andor their representative present? Will they please explain the case to the board? >> Yes. Hi, good evening uh madam chairperson, members of the board. My name is Jonathan Paul. I am the owner of
29 Oldworth uh and I'm joined with by Robert Brainard who is uh with my architectural firm Joe the architect. Uh we are seeking uh relief to add dormers to the rear uh of our home. That is to add a bedroom and a bath to accommodate
our growing family. The only relief that we're seeking today is on the floor to area ratio. Uh the reason being is that our property is zoned for 2F5000 which requires a lot size of 5,000 ft². Our loss our lot is less than the required square footage uh which contributes to
the hardship and plays a role in the proposed FIR exceeding the allowable 6 by 07. Um we are making no changes to the roof height to the light or the views of our neighbors. Um uh in addition to uh the
relief that we're seeking, uh this is a 120-y old home that we love dearly, um we're replacing an a um an aging enclosed back patio, uh with an exterior patio. We're doing a lot of internal work interior to the home to bring uh
the home um uh more more modernized and upto-date. Um we've we've received extensive support from our neighbors. Uh I've included in our application letters of support from our abiding neighbors and our downstairs neighbor. Uh and we have uh been in front of and presented
our plans to the uh neighborhood services for the city of Boston uh the Jamaica Plane Association and the Jamaica Plane Neighborhood Council. Uh so with that uh I am happy to take your questions and uh uh hope uh hope I can answer them.
>> Thank you. Any questions from the board? hearing. None. May I have public testimony? >> Madam Chair and members of the board, for the record, my name is Jeremy Bevery. I am the Jamaica Plain Community Engagement Specialist for the Office of Neighborhood Services. The applicant has completed the community process which consisted of an abutters meeting facilitated on August 7th that was very
lightly attended with three abutters present in a voice recording from the current first floor tenant. Uh all the butters present and recorded are in support of the proposal and the family. Next, the proposal was presented to Jamaica Plane Association on September 8th who voted not to oppose and Jamaica
Plane Neighborhood Council on September 17th who voted in support of the proposal. To date, our office has received one letter from Jamaica Plane Association stating their stance of not opposing the proposal. Thank you for your time and the mayor's office of mal service also like to defer to the board.
>> Thank you. >> No additional comments >> with that. May I have a motion? Madam Chair, I'd like to put for a motion of approval. >> Is there a second? >> Second. >> Mr. Stebridge. >> Yes. >> M. Federza.
>> Yes. >> Chair votes. Yes. Motion carries. Good luck, sir. >> Thank you very much, everyone. Have a good evening. Next we have case BO8 1766722 with the address of 61 Lis Road. Is the applicant andor their representative
present? Would they please explain to the board? >> Good evening madam chair and board members. Robert Brainer with Joe the architect for this project as well. Um, our project is just to essentially replace an existing rear enclosed porch
with a new two-story addition that includes basement space. Um, much like the last project, this application and property is severely undersized for the lot district. So, that resulted in the hardship of the floor area ratio. Again,
um, essentially the new proposed addition is going to be built in the exact same footprint as what's there currently. It's just going to become two stories. So obviously that includes more floor area. Additionally on the project not subject to zoning relief is just interior reconfiguration and renovations
of kitchen and other living spaces. U so if anybody has any questions happy to answer them. >> Thank you. Are there questions from the board? Hearing none. May I have public testimony. >> Madam chair and members of the board for the record my name is Jeremy Benbury. I
am the Jamaica plane community engagement specialist for the office of neighborhood services. The applicant has completed the community process which consisted of a well- attended abuters meeting with the majority of abutters voicing support for the proposal and changes to the property with one abut voicing their concerns for the aesthetics of the proposal as they can
view it from the rear uh yard and inquired of the materials windows and colors that may be used as well as a concern for density and a precedent being set for the neighborhood. Next, the proponent presented Jamaica Plane Association on September 10th and Jamaica Plane Neighborhood Council on September 17th where they voted in
support of the proposal. To date, our office have received one constituent letter of support. Thank you for your time. And the mayor's office of neighborhood services would like to defer to the board for the judge. >> Thank you. >> With that, may I have a motion?
>> Madam Chair, I'd like to put forward a motion of approval. >> Is there a second? >> Second. >> Mr. Stbridge? >> Yes. >> Miss Better Braza? >> Yes. >> Chair votes yes. Motion carries. Good luck.
>> Thank you very much. >> Next we have case BOA 1766 6114 with the address of 8 Preston Road. If the applicant andor their representative present, would they please explain to
the board? >> Hi, good evening. I'm Anad Beck Naktiga from Der Kubinov Architect uh in West Roxbury, 82 Spring Street. I'm here to present Eric and Mora. Um the owners, uh this is a single family detached home in
West Roxbury. Uh the homeowners are seeking to finish the existing basement and basically extending their living spaces. Uh we are the finished area will be around,000 square foot. So we are above the allowed F and the only
violation is F. Uh there's no expansion of the building. Uh we have a decent height 6 foot 10 for the finish to finish the to finish. Uh the living spaces that they would like to do is uh the homeowner is uh um musician. So
we're going to do a music room and gym and some living spaces. Pretty much wraps up the project. >> Any questions from the board? Hearing none. May I have public testimony? >> Good evening. Sigy Johnson with the
mayor's office of neighborhood services. This applicant has completed the community process. Our office oversaw distribution of anformational flyer to a butters in a 300t radius which solicited no comments to our office. That background we defer judgment to the board. Thank you. >> Chair additional comments.
>> Okay. With that, may I have a motion? >> Madam Chair, I like to put forth a motion of approval. >> Is there a second? Second. >> Mr. Stebridge. >> Yes. better braza. >> Yes. >> Chair votes yes. The motion carries. Go
ahead, ma'am. >> Thank you. Good evening. >> Next, we have case BOA 17220 with the address of 128 Gardener Street. If the applicant and their represent and or their representative are present,
will they please to the board? Hi, you can unmute yourself, please. >> No, we cannot hear you. >> I'm sorry. Can you hear me now? >> Yes, sir. >> Oh, great. Good evening, Madame Chair
and members of the board. My name is Angelo Musto and I'm with my wife, Darlene. We are the owners of 128 Gardener Street and I'm proposing a renovation and a change of occupancy to a two family um at 128 Gardener Street. The existing
house was built in 1950 as a cape style home uh which did have two floors of living space on 6,782 square ft. The proposed house will keep the existing foundation and some of the structure plus an additional unit
footprint is being proposed in the backyard area attached to this house. By keeping the same foundation and utility infrastructure, I will greatly reduce the amount of building construction and noise impact to the neighborhood. The new
project uh when completed will be a gable and attached duplex colonial home. The total square footage will be approximately 3600 square ft over uh two floors and um and the front unit will have a covered porch 18 ft wide by 8 ft
deep and the back unit will have a 10x 12 open deck. The attic will have a recess deck with the storage area in the attic, but it will be unfinished. And there will be off- streetet parking for four vehicles and open green space in the back, front
and side area with professional landscaping, shrubs, and hardscape. The reason for this change is for uh occupancy change is for family use. Gardener Street has a beautiful residential community close to access to many wonderful places we enjoy such as
Millennial Park, ice skating, and of course the Treeline Parkway. This part of Gardener Street does have other two families within steps of this home. Uh, and across the Parkway, there are multi-unit um apartment buildings that were recently built and are currently
being built. I would just like to mention that at the neighborhood meetings I did receive support from both of my abutters. Thank you so much for allowing me to present this and I will answer any question that you may have. >> Thank you sir. Any questions from the board hearing? None. May I have public
testimony? >> Cy Johnson with the office of neighborhood services. This applicant completed the ONS community process. Our office hosted an abundance meeting on August 20th at which no concerns were raised. The West Roxbury Neighborhood Council voted to support this application. With that background, our office defers judgment to the board.
Thank you. >> Thank you. With that, may I have a motion? >> Madam Chair, I'd like to put forward a motion of approval. >> Is there a second? >> Second. >> Mr. Stebridge?
>> Yes. >> Miss Better Braza? >> Yes. >> Chair votes yes. The motion carries. Good luck, sir. >> Thank you, members of the board. Appreciate it. Next we have case BOA1757994 with the address of 51 to 53 Brooklyn
Avenue if the applicant andor their representative present would they please explain to the board. Thank you, Madam Chair, members of the board. For the record, this is David Inger, attorney at Goulston Sores, located at One Post Office Square Court in Boston. I'm here on behalf of the applicant Orange Media and joined by Jake Doll from Orange
Barrel. We are seeking a conditional use permit for digital sign. Uh we have a brief presentation and I'll turn it over to Jake to speak first. Um I'm sorry, I believe these are the plans we submitted. We had a a slide deck as well. Um is is it possible to to turn? Yes, thank you. Great.
>> Thank you. And hello everyone. and I'm Jake D Valley, development director for Orange Barrel Media. Thank you for hearing us this evening. Uh that page right there is perfect. Um as you can see, Orange Brow Media operates a number of signs throughout the uh Boston area. Um all of our digital signs go through a
full BPDA design review and receive BPDA license as did this sign located at 51 Brooklyn. Uh next slide, please. Uh Orange Media prides itself on not only u architecturally integrating into the community by also supporting and collaborating with local uh community
nonprofits. Um here you can see a number of the organizations we have worked with in the city of Austin. >> Uh next slide please. >> And here is a list of letters of support from some of those local organizations we have worked with uh in support of this project at 51 Brooklyn. Uh thank
you and I will pass it back to David. >> Thanks Jake. So the proposed sign would be located over the roof of the Salis Pizza building at 51 Brookline Avenue in the Fenway neighborhood. It would replace the three static billboards located on the roof currently as shown in these photos. In terms of approvals,
the BPDA has approved the design of the sign uh and Orange Bils also execute a license agreement with the BPDA which includes operating requirements as well as an annual license fee and revenue share. Regarding zoning, uh the sign is located in the lands on street entertainment district the boundaries which are shown on that uh the prior
slide. Uh this district was created specifically to allow digital signs by conditional use permit and a conditional use permit is the only zoning relief required for the sign. Uh this this slide shows uh renderings of the sign from different uh from uh Brickline Avenue. As you can see, the sign is
oriented toward pedestrian viewpoints and no portion of the sign extends over the sidewalk. Thank you. >> Thank you. Any questions from the board? Hearing none. M from the testimony. Good evening, Madame Chair and members. Cig Johnson with the Office of Neighborhood
Services. This petitioner completed the ONS community process. Our office hosted an abutters meeting on September 23rd. The site does not have many residential abutters, but members of various stakeholder organizations in the vicinity attended the meeting. There were a couple of concerns raised about the billboard possibly promoting
gambling or alcohol. Various businesses and nonprofit organizations in the area have sent eight letters of support to the board. The Kenmore Square Association is in support of this application and the applicant also met with the Fenway Civic Association. That background, our office defers judgment to the board. Thank you.
Um I'm not sure if the Paul Sentino are you speaking on this project and if no we have somebody from the Sam Courage please. >> Good evening madam chair members of the
board. This is Samantha Courage with councelor Sharon Durkin's office. The council is in support of this proposal. We've been in contact with the proponent as well as many neighborhood associations and abutters who have also given support for this proposal. Thanks so much.
>> Okay, Madam Chair, there are no additional comments >> with that. May I have a motion? Madam Chair, I'd like to put forth a motion of approval with a provisal uh that the project undergoes BPD design review for signage and compliance.
>> They have a second. >> Second, >> Mr. Stebridge. >> Yes. >> Miss Better Braza? >> Yes. >> Chair votes yes. The motion carries. >> Thank you. Have a good night. >> Thank you very much.
Next we have a red discussion case scheduled 55 5:00 p.m. This is for case BOA 176 91 03 with the address of 26 Windham
Street. If the applicant andor their representative are present, would they please explain to the board? I am Mr. Standbridge. Good evening, Madam Chair, members of the board. This is Mike Ross from the law firm of Prince Loel. I'm here with my client, the owner of this property, Francis Huang. Uh this is a
proposal to add a twostory uh addition uh to the rear of an existing one family home. Uh the addition is consistent with other additions in the neighborhood and will make better utilization of the lot and open space on the property. If you go to the site plan, the next slide, the
site or the next slide after this one, um there you go. Thank you. The site plan shows how the rear addition will line up directly behind the existing house and the addition will place an existing shed and pathways uh so as to consolidate all remaining open space to
the left side of the rear yard thereby optimizing the space for maximum usage. Um, we showed some context photos here, uh, just to give you a sense of the backyards of our within the block we're in and how there's hardscape and
structures and sheds and additions along there. There's a very similar construction project uh that was done on the corner of Hopedale and Sarrento almost exactly as what we're proposing here. Um the uh
we were cited for F sideyard and rear yard. Uh the BPDA called those dimensions in character with the surrounding block. Um we're going to remove the existing mudroom in order to make a connected rear structure.
And yeah, I guess I'd just say that the elevations that you're looking at here, they show how the addition will sit behind the existing structure, uh, making it mostly unvisible from the street. Um, and we submitted six letters
of support from nearby residents who live right in this neighborhood, and the BPDA is recommending approval of this project. I'll pause there, see if I can answer any questions. >> Any questions from the board? Um,
>> so this is going from a to a one family to two family zoning or one family plus ADU. >> Yeah, it's an ADU. Really? There it's not going Yeah. I mean, it's it's funny. The ADU in the zoning, it doesn't allow for bumpouts. So, if you do a bumpout
like this with an ADU, they don't even call it an ADU because it doesn't technically exist within the zoning. I think the city's kind of, you know, in the process of fixing that. But right now, the only ADU in the zoning code is if you build it into your existing structure,
>> right? As a right as a as a right. >> As of right, >> right. So, is it is it a two family then? >> It's a one family, >> right? But so, um, but it looks like two units. So, is it going from a one family to a two family? >> It is not. it would be going from a one
family to a one family with an ADU. Uh the use category would not change on this. It's really an extension off the rear of this project. Um you know, you might have you might >> because right now the right now the violations are
um sideyard, rear yard, floor area, but not in the >> not in use category. Exactly. So I think so I think there's there's probably an error in the violation. Is is Caroline on? Is Caroline on? >> Yes.
>> Oh, Caroline, can you can you clarify? Am I catching that correctly? That the violations are assuming that it's just a one family, but it's not. It's either a one family plus ADU, but it's not mentioned, but it's really like a two
family as as Mike Ross just said that uh you don't really have an AD as a right. So, I don't know if the violation was not caught as in use. Can you can you expand on that? >> Um, I can only say that the board can grant relief for only what's listed in
the refusal letter. Um, this can be something I can check back on um, tomorrow with the plans examiner. Um, but as of right now, the board can only vote on what was stated in the refusal letter.
>> Let let me try if I could, Miss Betterazzo. If this was an ADU and if this was in front of you, it would still say one family. It wouldn't say one family plus ADU. It wouldn't say two family. It would just say one family. The reason why we're cited is because we're not an ADU that's built within the
structure like in the basement or in the attic, which if that was in front of you, it would still just be a one family. So, it's you're you're kind of picking up on what I was saying earlier that >> So, I think I think um >> there's no way that this would be cited
as a two family is what I'm trying to say. >> Yeah. I think I um can you tell me why it's appearing in front of us as a rediscussion? >> Well, because it's the owner of this property is looking to put an extension, which is extensively what this is.
>> Sorry, Mr. Ross. What? Redisussion was because it didn't get to go. >> I'm so sorry. Yeah, I >> because what? Say it again. >> It wasn't able to go the last time because our interpretations handsy took like two hours. It took like an hour and a half. So I um I asked here
>> I asked I asked for it to be deferred last um time because I was getting married believe it or not. So that that is why I'm back here on a redistribute. There was no issue, Miss Braza. It just didn't get >> Okay. So, madam madam chair, I think um
if I if it's okay with you, I would like to put a motion to defer to the full board because I I know that BPD would be there and I know at least Caroline can um check in with the plan examiner. Uh I think this is really important and and I just would like to say because I I do
think that we are encouraging this type of development uh to supply additional housing and I think it's important that the full board and Jeff Hampton of BPD is there um to just answer some of my questions. Uh I think it'll be helpful
because as we see more projects potentially come in front of us, it'll be good to have that clarity from BPD. So, with that, I I when you're ready for a motion, I would like to to recommend that. >> Okay. Well, I'm going to take public testimony.
>> Yeah. >> Yes. Madame Chair, members of the board, Connor Newman with the mayor's office of neighborhood services. This time, the mayor's office like to defer to the judge of this board. Some background information the community process. Our office held an meeting on August 19th. Uh in that meeting there were concerns
expressed from some of uh regarding the proposed setback. I think specifically the rear setback uh feeling that it was going to set a dangerous precedent for that area uh and lead to more build more households expanding back uh towards the property line. Um the Austin Civic
Association echo those concerns and also expressed that they would send in a letter of opposition. I have not directly seen that letter uh but that was what was expressed in an email that I saw. Uh, and as you heard from the applicant, they also have letters of support that the board should have access to. Uh, with that information,
we'll defer to the board. Thank you. >> Thank you. >> Okay. Um, next we have I think uh I'm not sure if he's part of the team, but uh the name I think it was Gene One,
the person, the first person. >> Uh, yes. Um, yes. Um, this is Gene Wan. I um uh live on uh 52 uh Hoptale. Uh so Hoptale Street is uh uh next to uh Windham. So it's like a 3minut walk to
uh uh Francis house. So I uh I'm fully uh supporting u this expansion as a ADU. Um I mean living here for uh more than 7 years uh realized that uh there is a critical uh housing shortage in the in I
mean in this neighborhood and in the greater Boston area and uh a lot of people um trying to um find a housing but they couldn't and and also existing homeowners they trying to I mean expand
their area get more uh additional space and this area is relatively old. It's all built over 100 years ago. Uh the uh the house size kind of small. Uh so um I uh I think that um I know that Francis
uh worked with his architect uh to make a a very uh good design um to still uh with all the consideration to the neighbors. So this is um I know that this is a good approach. So um as a
neighbor I fully supporting um his uh plan. Yeah. Thank you very much. >> Thank you. Okay. Next we have Priscilla Anderson. >> Hello. Can you hear me? >> Yes. >> Um hi. My name is Priscilla Anderson. I
live at 30 Windham Street. So I'm two houses away from this property. I am opposed to the rear setback uh that is requested for relief and um I'm concerned about safety issues. Uh
the existing structure is 26 feet from the rear. Um and the request is for just three feet between the new residential structure and the back fence. Um this is narrow evener even than the 4 foot
minimum for smaller accessory structures and the current accessory structure is even further away from that. So, my concerns are that the 3-FFT width of the rear setback would impede firefighting access and would um impede the ability
of the uh engineered earth in the back of all of our homes to absorb water from uh floods. And we are a neighborhood that is at a near-term flood risk. Um uh thank you for considering my
comments. Thank you. And uh next we have the Eoto. >> Uh yes. Can you hear me? >> Yes. >> Yes sir. >> Okay. I'm a director by the I'm on 24 Windham Street and my concerns are
similar to Priscilla's but in addition to that I know that um all the neighbors backyards around here are of a similar size
and many of them said if we allow one to go in then everyone will go in which would increase the density significantly in the neighborhood. Not to mention the fact that if we should have a fire, especially in this type of
neighborhood, which is all wooden homes, it would spread rather quickly uh throughout the neighborhood. Even though uh uh we do have a fire station that uh they say can be here in 3 minutes, but as you all know, a neighborhood of of
all wooden structures uh near itself can can uh catch on fire and probably lose a whole neighborhood. Um so my my concern of course and the is the increased density that is going to
occur and many neighbors that I have talked to have said if he gets it then I'm going to want the same thing. So which of course would um >> thank thank you
>> understood. Are there any other questions from the board? Um, Madam Chair, can I respond quickly? >> Yes. >> Just to say that the new structure, removing the old shed and the realigning of it, it's actually almost exactly the
same open space as before. The existing open space is 495 ft. We are proposing 486 ft. We're talking about a what, a nine an 11 square foot loss from this new structure. And the um Boston
planning board has commented on the rear yard setback that it's three feet from the from the rear yard. And they said that although this is a substantial shortfall, similar conditions are common in the neighborhood, which is why I tried to show you the backyards of the
existing properties. You have everything. >> It's it's common with sheds. I looked at the those those drawings. It's common when there's the typology of a garage shed at the rear,
but it's not common to see um a residential structure 3 ft from the rear yard. So, I just want to provide that clarification. >> Okay. Well, you know, the BPDA, you know, didn't just limit it to sheds. And it's not just limited to sheds. In this
very block, in this block, you have additions that uh go off the back of these properties. They're small lots and throughout this neighborhood you see a lot of these additions. This addition is small and tasteful and manicured. It's not, you know, it's not trying to take the whole backyard. It's just taking
half of that backyard and only taking an additional 11 square feet. >> Thank you, Mr. Ross. Gi given uh Miss Benner Brazza's expected uh motion, I think we can save this for the full board. With that, may
I have a motion? Madam Chair, just listening to the residents and the butters, I think it um it's a very good idea to bring this project forward to the full board. So, with that, I'm going to put a motion of deferral for the next full board hearing
>> and that would be November 18th. >> Correct. >> Is there a second? >> Second, >> Mr. Stebridge. Yes, >> Miss Better Braza.
>> Yes, >> Chair L. Yes, the motion carries. >> Thank you very much. Have a good night. >> Thank you. See you then. All right. Good night, everyone. >> Have a good night everyone. Good >> night, folks. >> Thank you.