Good afternoon.

My name is Raheem Shepard.

I am vice chair of the BPDA board sitting in for Chair Rojas, who will join us part of the meeting.

Thank you for joining the May 14th, 2026 Economic Development and Industrial Corporational 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 ninth floor and virtually via Zoom and Boston City TV.

For more information and updates, visit Boston Plans.org.gov slash cable.

All in favor.

To a license agreement with the Mass Bay Brewing Company Inc.

for use of parcels S3 and S2 in the Raymond L.

Flynn Marine Park to host an outdoor hospitality space and to allow Hub Sports, Boston Adult Sports Leagues from May 15, 2026 through December 31, 2026.

Maureen.

Thank you.

Good afternoon, members of the board.

Harpoon has been a tenant of the BPDA since 1987 and is located at 306 Northern Avenue in the Raymond Al Flynn Marine Park.

Since 2020, the BPDA board has approved annual license agreements to temporarily change the permitted use of parcel S3 and a portion of Parcel S2 of the Harpoon Leasehold Area into an outdoor hospitality space, as well as permitting the hosting of Hub Sports Boston, Adult Sports Leagues, and Pickleball.

Currently, BPDA staff has entered into a 30-day license agreement to assist Harpoon with reopening the host hospitality space as soon as possible.

Harpoon understands that the 30-day license shall only be extended and made operable per the terms and conditions substantially consistent with the board memo and term sheet included here upon board approval.

The license shall commence May 15th and expire on December 31st, 2026.

Fixed rent shall be calculated at 13.75% of all gross revenue collected from all activities on parcel S2 and S3.

Additionally, during each of the Harpoons allowed festival weekends per their lease agreement, Harpoon shall be allowed to temporarily close the hospitality space and include parcel S2 and S3 as part of the festival area.

Harpoon will not be required to pay fixed rent of 13.75% of all gross revenue for each of the festival weekends.

Thank you, and I'm happy to answer any questions.

Thank you, Maureen.

Uh, are there any questions or comments from the board?

Seeing in here, none, is there a motion on the floor?

So moved.

Second.

All in favor?

Aye.

Aye.

Any opposed?

Ayes have it.

Thank you again.

Item number three.

Request authorization to enter into a license agreement with the Massachusetts Port Authority for use of the BPDA owned BPDA-owned sidewalks within the Raymond L.

Flynn Marine Park for the installation of wayfinding signage for a period of three years, commencing June 1st, 2026, and ending May 31st, 2029, with two one-year term renewal options.

Maureen.

Thank you.

Several large major events have been scheduled to take place in the city of Boston in 2026, including but not limited to the FIFA World Cup and Sale Boston.

Sale Boston will feature an international fleet of tall ships celebrating the 250th anniversary of the United States.

The event is expected to draw millions of visitors to Boston.

The festivities will kick off on July 11th with the grand parade of sale, followed by free tall ship boardings and events hosted across the seaport, Boston Harbor, and the Raymond Al Flynn Marine Park.

Currently, the Raymond Al-Flynn Marine Park in the South Boston Waterfront lack a cohesive pedestrian wayfinding system.

Massport has recently approached BPDA staff to propose a system of stanchions which will serve as wayfinding signs across the area and within the Raymond Alflyn Marine Park to direct the millions of pedestrians expected to visit the city during the 2026 events.

Massport has proposed 20 stanchions at critical pedestrian decision points, with four stanchions being positioned within the Raymond Al-Flynn Marine Park.

One at Summer Street at Drydock Ave, one at Harbor Street at Drydock Ave, one at Harbor Street at Northern Ave, and the fourth at Drydock Ave at Design Center Place.

All stanchions and locations must be approved by BT BPDA staff, and all installations, maintenance, and removal shall be in accordance with existing BPDA standards.

Operationally, the City of Boston, Massport, and BPDA will benefit from the proposed wayfinding signs, which will assist the unexpected expected influx of visitors in locating local attractions, including but not limited to the Harbor Walk, Menino Convention and Exhibition Center, and the Flynn Cruise Port.

Mass Fort intends to install and maintain at Massport's sole cost and expense the stanchions prior to the commencement of the large major events that are scheduled.

Due to the mutually beneficial nature of the Massport funded signage, no fee is proposed.

The proposed license shall be for three years commencing on June 1st, 2026 and expiring on May 31st, 2029, with two single additional one-year option terms that may be that may be exercised at the sole discretion of the BP of the BPDA director.

Staff recommends that the director be authorized to enter into a license agreement between the ADIC and Massport for the use of BPDA owned sidewalks within the Raymond Alflyn Marine Park for the installation of wayfinding sites.

Thank you, and I'm happy to answer any questions.

Thank you.

Uh this is these are two great things going on for the city of Boston with the anniversary of the country and the World Cup of Soccer.

So that's great to have some representation in Boston.

With that, are there any questions or comments from the board?

Seeing inherent none.

What's the pleasure of the body?

Excuse me.

Is there a motion on the floor?

So moved.

Second.

All in favor.

Aye.

Aye.

Any opposed?

Eyes have it.

Thank you.

Item number four.

Request authorization to extend the lease agreement with the city of Boston's transportation department to use the suite 50501 at 12 Channel Street for a period of five years, commencing August 1st, 2026, and ending July 31st, 2031, with one five-year term renewal option.

Thank you.

BPDA currently occupies suite 501, which is approximately 4,895 square feet of space located on the fifth floor of 12 Channel Street.

In 2016, the BPDA board approved a five-year lease to be used as ancillary office space.

In 2021, the BPDA board approved a three-year lease extension with two one-year option terms, which are now scheduled to expire on July 31st, 2026.

Staff is now proposing a five-year extension that will commence on August 1st, 2026 and expire on July 31st, 2031, with one five-year option term that may be exercised at the sole discretion of the BPDA director.

Due to the public service nature of this occupancy, no license fee is being proposed.

However, BTD pays ever source for all electricity used in the suite.

Staff is recommending that the director be authorized to enter into the license agreement, the lease agreement, excuse me, with BTD for suite 501 at 12 Channel Street for a five-year term with the five-year option term.

Thank you, and I'm happy to answer any questions.

Thank you.

Are there any questions or comments from the board?

Seeing it and hearing none, is there a motion in order?

So moved.

Second.

All in favor.

Aye.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Item number five, request authorization to execute a contract renewal for black for blackbard for the NXT, excuse me, cloud recording system for a period of 12 months, commencing May 7th, 2026, and ending May 6, 2027, and for a total contract amount not to exceed 64,940 and 10 cents.

Michelle.

Good afternoon, Vice Chair Shepard, members of the board, Secretary Palhemus, Direct Chief Chen.

My name is Michelle Goldberg.

I am the director of finance in the city planning department for the BPDA.

While much of the agency's operational business is being managed through city systems, the BPDA still needs to maintain financial systems for its remaining business activity.

Currently, there are four different business units within Financial Edge, the BRA, the EDIC, OWD, and BLDC.

I won't explain the acronyms.

Each one of them requires a different accounting standard.

We include a curl accounting, intergovernmental accounting, nonprofit accounting, and grant accounting.

Black BOD specializes in the unique needs of these types of entities and remains the preferred provider.

Technology changes rapidly, and we reserve the right to review our needs on an annual basis to ensure alignment.

Therefore, we seek your authorization to enter into a one-year agreement with Blackbot for financial ed services.

Thank you, and I'm happy to answer any questions you may.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none, is there a motion on the floor?

So moved.

Second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Item number six requests authorization to amend a contract with South Coast Improvement Company to complete canopy and platform report, excuse me, repairs at 12 Channel Street in the Raymond L.

Flynn Marine Park to extend the construction completion date to October 31st, 2026, and to increase the contract amount not to exceed 726,800 for a total contract amount of 5,496,774.

Sedra.

Thank you, members of the board.

I'm here today to request authorization to amend the construction contract with South Coast Improvement Company for the 12th channel platforming can be repair project.

This is located in the Raymond Elflyn Marine Park.

This matter was before you last in December of for the first time in December of 2024 for the initial contract award and again in January, February, I'm sorry, January of 2026 for his first amendment.

As a reminder, 12th Channel is a nine-story masonry building constructed in 1941 for the U.S.

Navy.

It features a loading dock platform and concrete awning that wraps around the building, and it supports critical tenant operations, including shipping, receiving, and building egress.

The project addresses deterioration caused by prolonged exposure to marine and harsh weather conditions, including pulled concrete and corroded reinforcing steel.

Since our last amendment, we have encountered additional deterioration in the East Loading Dock, specifically within the existing waffle slab construction.

The deterioration has progressed, and to maintain the structural integrity, more deck panels must be replaced than we originally anticipated.

To ensure structural integrity of the platform, our project engineer Gail Associates has recommended a more robust replacement system in the project.

This includes a design shift and transitioning from a current waffle slab construction to a thicker slab design.

It also incorporates use of epoxy-coated in reinforcing steel and wire mesh.

And for long-term protection, it's including a specialized waterproofing system, and it will be added to minimize the long-term marine climate damage.

Additionally, due to earlier unforeseen repairs to the canopy supports, the project schedule extended to into fall and winter months, requiring cold weather protection measures, which have increased project costs.

We are requesting a 15% increase of 726,800.

This figure does include a 15% contingency to cover the approved change orders.

This amendment will bring the final contract amount to $5,496,774.

Given the importance of maintaining the functional loading and egress conditions for the tenants, these upgrades represent a necessary investment to ensure the long-term performance, safety, resilience of the structure.

Thank you, and I'm happy to answer any questions.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none, is there a motion on the floor?

So moved.

Second.

All in favor?

Aye.

Any opposed?

Ayes have it.

Thank you again.

Item number seven, personnel.

Mike.

Thank you, Vice Chair, members of the board, Madam Secretary, and Director Shen.

We have a number of items for your consideration on the EDIC agenda with the exact details included in the board members.

We have one status change in the administration division, Michelle Goldberg, Chief Procurement Officer.

We have one contract in the director's office, Brian Aw.

We have seven internships in the communications division, Matthew Houk, and the real estate division, Lucy Atkinson, Alison Rigrizen, and Shane Lundergan.

In the Urban Design Division, Vashita Gorla.

And in the development review division, Molly Peng and Jack Denine.

Also, in November of 2024, the salaried employees of North America, also known as CENA, a division of the United Steel, Paper and Forestry Rubber Manufacturing Energy, Allied Industrial and Service Workers International Union, AFL, CIO, CLC, was elected by the majority of an identified unit of EDIC employees as their representative for the purpose of collective bargaining.

After a period of negotiations, the union and management reached a tentative agreement that was unanimously approved by the membership.

This agreement is a one-year initial contract that covers a period of July 1st, 2025 through June 30th, 2026.

This initial contract outlines the terms and conditions of employment and maintains existing work rules and practices, including hours of work, sick time, vacation time, personal and parental leave, holidays, and residency requirements, and also health care will continue to be provided in its current manner.

We are asking for a vote to approve the collective bargaining agreement between EDIC and the salaried employees of North America, CENA, and all related expenses and all related expenses retroactively effective to July 1st of 2025.

And I'll answer any questions you may have.

Thank you.

Just the regular vote or yes, okay, so make it sure.

All right.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

Second.

All in favor?

Aye.

Any opposed?

I have it.

Thank you.

Thank you.

Um, asking for a motion to adjourn the EDIC meeting.

So moved.

Second.

All in favor?

Aye.

Aye.

Any opposed?

Ayes have it.

All right.

Thank you for joining the May 14th, 2026 Boston Redevelopment Authority Board Meeting.

At this time, the Boston Plan and Development Agency is hosting a public meeting 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 ninth floor and virtually via Zoom, Boston City TV.

At the time, at the same time, excuse me.

For more information and updates, visit BostonPlans.org.

Open public meeting law requires that I notify the public that this meeting is being recorded.

Please be aware that an audio individual recording of this meeting is being made in the broadcast by Boston City TV, which is part of the Boston City of Boston.gov/slash cable.

If there is anyone in the audience that is recording this meeting, please identify yourself now.

Thank you.

And we will start this meeting with the role calling officers.

Mr.

O'Malley.

And myself, the chair is present.

Thank you.

Uh today we definitely have a special guest.

Thank you for being live in person.

Counselor Durkin.

If you have anything to say, please come to the mic.

Well, usually I address the board and say Dear Chair Rojas, but dear Vice Chair Shepard and members of the board, and famously I'm very close to Director Shen.

So great to see you.

As District Eight City Councilor, I'm I am speaking in support of the West End Library redevelopment, which is a huge opportunity for the city and the mayor's office of housing.

I want to thank Sheila Dillon, Joe Backer, and their steady commitment over many years to help carry this project forward.

The development has spanned nearly my entire entire tenure on the city council, and I've had the opportunity to see firsthand the level of thought and care that has shaped it.

I also want to thank residents, Karen Cord Taylor, John H.

Hats, and Suzanne Besser for their early support of this effort and for seeing the potential of what this site could become for the West End and Beacon Hill communities.

Their belief in a project that combines affordable housing, public space, and an updated library to help create momentum and community has made this project possible.

What makes this project so meaningful is it delivers strong public benefits and really the benefit here is affordable housing.

And together with the public library, which serves two neighborhoods I represent and is my public library and where I vote, so I'm particularly excited.

Residents have been involved in the whole process.

This development has undergone both Mayor's Office of Housing RFP process and Article 80 review, ensuring the level of review and attention this important parcel deserves.

This project exemplifies community-led development where neighborhood priorities and public benefits remain at the forefront.

At the same time, I do want to acknowledge that the there are some concerns about loading operations, move and move out and waste collection, safety as it pertains to transportation.

And I just want to affirm for my constituents that I am in full support of this project, but that this approval today does not preclude TAPA review, and we're gonna have an extensive process around the curbside loading.

Importantly, this project prioritizes pedestrian and public space on a narrow block of Cambridge Street where sidewalks have been insufficient for the volume of people traveling each day by eliminating eliminating on-site parking, which I famously love.

Just kidding.

The project creates an opportunity to dedicate more space to people on foot while supporting a more walkable, sustainable, and accessible urban environment.

Beyond the housing and library components, this proposal also delivers additional significant improvements, including expanded green space and upgrades one of the busiest bike corridors.

Together, these improvements can help close long-standing gaps in our built environment and street network that is crucial to the success and vitality of our neighborhoods.

I think it's I'd be remiss if I didn't mention POA and CAS Capital and how much work they've put into this project.

They have immense experience in the city of Boston, which gives me confidence that they're in their ability to complete this project.

And the West End and Beacon Hill neighborhoods need quality, affordable units, and I want to recognize their commitment to the environmental sustainability.

For these reasons, I urge you to approve the proposal before you today and thank you for your consideration of my comments.

And I also want to speak briefly in support of 419 Boyleson Street, which is an office to residential conversion.

I know that there's no public testimony for this today, but we do have a lot of support from the community on this conversion.

And I just want to acknowledge that there are some concerns about, and as an elected official, I get to state this about union construction.

So I urge the developer to use union construction.

I want to echo the support of the neighborhood association of the Back Bay, and I want to thank the leadership of my constituent John Weil, who does a great job with the Office of Residential Conversion Program at the city.

And it's incredibly important that we that we this is really a preservation effort in the city, and we're all really thrilled that this project is happening.

So I'm in support of those two projects and hope it's not too long till I see you all again.

I love being here.

Thank you.

Thank you, Councillor.

Item number one, well, before I do item number one, I would like to say that President Rojas will be in attendance.

Sorry for the we go right there.

I didn't become president though.

Like I'm chair.

I call you by president.

There you go.

I like the sound.

Yeah.

Item number one requests authorization for the approval of the minutes of the April 16th, 2026 board meeting.

So moved.

Second.

Second, all in favor?

Aye.

Aye.

Aye.

Any opposed?

Eyes have it.

Mr.

Vice Chair, I have to uh recuse myself from this next item.

Thank you.

Item number two.

Requests authorization to schedule a public hearing for on June 18, 2026 at 5 30 p.m.

or at a date and time to be determined by the director to consider the first amendment to the master plan for plan development area number 128/L Street station redevelopment at 776 Summer Street in South Boston and the phase two development plan for planned development area number 128/L Street station redevelopment and to consider phase two project as a development impact project.

With that, we will go straight into the vote.

Are there any questions or comments first?

None seeing none.

Is there a motion on the floor?

So moved.

Do we have a second?

Second.

There's a second.

All in favor?

Aye.

Aye.

Any opposed?

Ayes have it.

Thank you.

We can get Matt back in here.

I'll send that in and I'm recusing for this next one.

Yep.

Sorry.

Let's give Matt a quick second and we'll continue on with item number three.

We need you now.

Didn't realize it was so close.

Sorry.

Item number three.

Request authorization to submit applications to the Commonwealth of Massachusetts Executive Office of Housing and Economic Development Mass Works Infrastructure Program and the Commonwealth of Massachusetts Executive Office of Housing and Livable Communities, Housing Works Infrastructure Program in support of various projects in the city of Boston and to enter into a grant agreement with respective development entities and proponents of said projects for the use of funds from the Massworks and Housing Works Infrastructure Programs.

Michelle, floor is a good afternoon, Vice Chair Shepard, members of the board, Secretary Colhemas, Director Shen.

I'm Michelle Goldberg, Director of Finance.

Before you is a request for authorization for the BPDA to conduct the necessary steps to carry out the application process and administration of funds awarded through the MassWorks and Houseworks Infrastructure Program.

This program helps cities and public entities get funding to support development projects that will spur economic growth and job creation by enhancing housing, transportation, infrastructure, and community development.

The city of Boston through the BPDA has utilized these programs to facilitate growth and make sites development ready.

The memo provides an outline of the various projects under consideration.

Given the state's timeline, we seek authorization to proceed in order to meet the required deadlines in collaboration with Boston Housing Authority, the Mayor's Office of Economic Development, the Mayor's Office of Housing, and the Office of Intergovernmental Relations will participate in the review process to select the projects that will be submitted.

With that, I'm happy to answer any questions you may have.

Thank you.

Thank you very much.

Are there any comments or questions from the board?

Hearing seeing none, is there a motion on the floor?

So moved.

Second.

All in favor?

Aye.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Our next two items will be read off together, but then have separate votes at the end.

So I will start with item number four.

Uh request authorization to enter into a license agreement with TFC 30 winter LLC for use of the exterior of the property at 30 winter street for a June to October 2026 placemaking activation event as part of the design vision tactical urbanism project.

Item number five requests authorization to enter to a license agreement with the BRM LLC to install temporary public facing and exhibition on street level windows at the China Trade Center located at Two Bolson Street, supporting a color flows at Liberty Plaza from June 11th to August 4th, 2026.

And with that, Samantha?

Nope.

Help me out.

I apologize.

Nothing on the paper.

So okay.

Thank you and good afternoon.

Um, Mr.

Chair Vice Chair, members of the board.

Um my name is Breeze Outlaw.

How you doing?

Um back in December 2024.

The design vision was adopted to help guide feature design strategies and form, um, to inform how the built environment is shaped to elevate the quality of urban design.

Um, I have some slides.

Next slide, please.

You can go to the next one.

Okay.

Um, the design vision reimagined the design of streets, open spaces, as well as housing.

Streets were identified as the first opportunity to explore activation since many communities already activate their the public spaces in the public realm.

Next slide.

Um I'm pleased to share that last year, last fall, was our first time doing activation for color flows on Winter Street.

It was hugely successful with over um 90% of downtown residents saying that Winter Street felt more welcoming.

Um we were able to support local businesses as food vendors to um help with the programming as well as the businesses along Winter Street uh reporting higher foot traffic as well as increasing sales.

Next slide.

These are just some snapshots of the activation itself.

Um we were able to have colorful seating and planting along the street.

Um we also had long games as well as food trucks and special events, a diversity of different folks were coming out to support the activation throughout the six weeks that it was active in the fall.

Next slide.

This is showing an aerial view of the public art that we installed.

Um this act this helped tremendously in regards to bringing the street back in regards to this vibrancy, and everyone appreciated that this was an added element to it.

Next slide.

Okay.

Um, so we would like to bring colorflows back to winter street um and also expand it to a second location, Liberty Tree Plaza in Chinatown.

Um go to the next slide.

Winter Street will bring back, it will run from June 11 to October 31st during the pedestrian hours of 11 a.m.

to 6 p.m.

Um it will include again the furnishings, the colorful furnishings and plants, um, food trucks.

We will have a light pop-up flexible programming at 30 winter.

The license agreement will allow us to do that, and most of that is about uh making sure we deter unwelcoming behavior that usually happens in that space.

Next slide.

We will also, this is a site plan illustrating um the mural installation that we'll do.

So we'll be adding public art to this as well to continue bringing that welcoming and vibrant um energy to this space.

Um and that concludes that piece of Winter Street.

And the next slide, I could introduce color flows at Winter Street at Liberty Tree Plaza.

Um, this will be a different vibe, different as energy in regards to color flows, mostly being informed by the context of Chinatown and the way it's used.

This will run from June 11th to August 1st from 10 a.m.

to 5 p.m.

And again, be an added enhancement to the public realm, being a public space that people can come to as they traverse from different neighborhoods.

This will also be a site that is curated by theme of with care, and it will be a site that will be reinterpreting the site legacy as a civic gathering space historically, and then layering on contemporary artistic expression and cultural programming.

That cultural programming will include, as you can see from this rendering, line dance, musical performances, and then we'll also have food vending from a ship in a shipping container by local Chinatown businesses.

And then we'll be installing three different public art installations that I'll go into further on the next slide.

This first one is the storefront window mural.

This is what the license agreement will allow for this temporary installation of this.

Next slide.

And this is really about taking the traditional municipal medicinal white flower oil, which is used as for healing.

And so the banners will be representing healing and protection over the site during the activation.

And the next slide.

So just want to give you a sense of what to expect and what you'll see.

Hope to see you there.

That concludes my presentation.

Thank you, Bruce.

Thank you for that presentation.

I will reread each number and we'll vote on them separately.

So item number four, request authorization to enter to a licensed agreement with TFC 30 winner LLC for use of exterior of the property at 30 Winter Street for a June to October 2026 placemaking activation event as part of the design vision tactical urbanism project.

Are there any questions or comments from the board?

Seeing it hearing none.

Is there a motion on the floor?

So move.

Second.

Second.

All in favor?

Aye.

Any opposed?

Ayes have it.

Item number five requests authorization to enter to a license agreement with BRM LOC to install a temporary public-facing art exhibit.

Exhibition, excuse me, on street level windows at the Chinatown Trade Center located at two Bolson Street, supporting color flows at Liberty Plaza from June 11th to August 1st, 2026.

Are there any questions or comments from the board?

I do have a comment or a question, both a comment and a question, Mr.

Chair, and I saved it for this one.

So Breeze, thank you.

The importance of public art of activation of space is so critical, especially in a post-2020 world where we don't see as much activity downtown.

So I love this.

I love seeing it.

I've worked in and around downtown crossing for 20 plus years, my entire professional career, and it's it's always exciting to see.

My question is this: why are we limiting the Chinatown activation for essentially six weeks and ending it on August 1st?

That's a great question.

Um, most of that is due to constraints in regards to the budget, but also with this being the first time that we're activating the space, we're like testing it out.

Last year for Winter Street, it was a short-term activation.

We had huge success from that, and so we're returning for a longer period.

I imagine we can do the same for this one, um, given the investment that we're putting in and the partners that we have.

Fair enough, that makes sense.

Um, I look forward to seeing it, and I look forward to seeing it even longer next summer.

So awesome.

Thank you.

Agree.

This is fantastic.

Thank you, Breeze.

Thank you so much.

Uh, if there are no further questions or comments, is there a motion on the floor?

So moved.

Second.

All in favor, aye.

Any opposed, eyes have it.

Thank you, Bruce.

Thank you.

Item number six.

Requests authorization to enter into a license agreement with the Wharf District Council for the use of a portion of Long Wharf between the custom house block and the and the BPDA pavilion to place an informational kiosk, bring awareness for the forecast vulnerability of the Boston's Wharf District to sea level rise for a period of six months, commencing June 1st, 2026, and ending November 30th, 2026 with two six-month term renewal options.

Samantha.

Good afternoon, Vice Chair, members of the board, Madam Secretary, and Director Shen.

I'm here to request approval to enter a license with the Wharf District Council for approximately 20 square feet at the end of Long Wharf between the custom house block and the BP Day Pavilion.

Established in 2010, the Wharf District Council is a 501c3 nonprofit neighborhood organization made up of large and small businesses, residential condominium associations, nonprofit institutions, and individuals who work and live in the Wharf district.

The Wharf District Council works to better the Wharf district and its future by bringing community members, businesses, and nonprofits together to discuss matters impacting the community.

The Wharf District Council is proposing to place an informational kiosk at the end of Long Wharf.

The proposed informational kiosk is intended to bring awareness to the of the forecasted vulnerability of Boston's wharf district to see right to sea level rise and initiatives underway to plan and construct a resilient waterfront.

The kiosk will also include a QR code that patrons can scan to learn more and stay informed.

The target audience for the kiosk is Boston residents, workers, and tourists.

Staff recommend entering into a license agreement with the Wharf District Council for a six-month license term, which will commence on June 1, 2026, and end on November 30th, 2026.

Whereupon, at the discretion of the director, the license can be renewed for up to two additional six-month terms after November 30th, 2026.

There will be no fee for the use of the license area due to the community benefit nature of the property use.

BPDA staff recommends that the director be authorized to enter into a license agreement with the Wharf District Council for the use and occupancy of a portion of approximate approximately 20 square feet to place an informational kiosk at the end of Long Wharf between the custom house block and BPA pavilion.

Thank you, and I'm happy to answer any questions.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

There's a second.

All in favor?

Aye.

Any opposed?

Eyes have it.

Thank you.

Thank you.

Item number seven.

Request authorization to amend the license agreement with CAP Long Wharf LOC for the use of approximately 15,000 square feet of land adjacent to the chart house restaurant on Long Wharf for monthly customer and visitor parking for a period of one year commencing June 1st, 2026, and ending May 31st, 2027.

Samantha.

Good afternoon, Vice Chair, members of the board, Madam Secretary, and Director Shen.

I'm here to request authorization to amend the existing license agreement between the Boston Redevelopment Authority and Cap Long Wharf LLC, a capital's property affiliate to extend the term expiration date to May 30th, 2027, and to establish a new license fee for the use of approximately 15,000 square feet of land adjacent to the Chart House restaurant on Long Wharf for monthly and visitor parking.

In 2015, Cap Long Wharf LLC purchased the Long Wharf LLC properties and BPDA consented to the assignment of the above of the above reference license to Cap Long Wharf.

Capital properties is privately founded in Boston, Massachusetts in 1977.

Capitol Properties has developed, acquired, and managed over 18,000 apartment units and eight million square feet of office space in major markets, primarily between Boston and Atlanta.

BPDA staff has analyzed the current market for surface parking and has determined that it's that it is in BPDA's financial and regulatory interest to extend the license the existing license with Cap Long Wharf LLC rather than BPDA take on the responsibilities and expenses of operating the lot itself or with outside contractors.

Staff is therefore recommending that the license term expiration date be extended extended to May 31st, 2027 on the same terms and conditions as the current license, and the only exception being that the monthly fee payable to the BPDA will increase to 16,642,462,000 per month and 199,710,000 per year.

The new license fee is consistent with the market and is a 5% increase from the previous year license rate.

BPDA is only is currently only contemplating a one-year agreement with Cap Long Wharf as the site is anticipated to be converted to a new open space and a gateway to Boston Harbor Islands.

BPDA staff recommends the director be authorized to amend the license the existing license with Cap Long Wharf to extend the expiration date of the existing license agreement to May 31st, 2027.

Thank you.

I'm happy to answer any questions.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

All in favor?

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Item number eight.

Request authorization to assign the lease held by Clifford Long, trustee and second Mass Ave Realty Trust for building one 120 within the historic monument area of the Charlestown Naval Yard Navy Yard to the US Constitution Museum Inc.

Liz.

Uh thank you, Vice Chair.

Uh good afternoon, members of the board.

I'm here today requesting authorization for the reassignment of the building 120 lease from Clifford Long, trustee of 2nd Mass Ave Realty Trust to the USS Constitution Museum, Inc.

Building 120 is located adjacent to 6th Street within the historic monument area of Charlestown Navy Yard and consists of an approximately 14,875 square foot three-story office building.

By way of background, the leasehold interest was originally acquired through the public auction in 1996 by Navy Yard dispensary dispensary LLC and later assigned in 2005 to Clifford Young, trustee of Second Mass Realty Trust.

The current tenant has requested BPDA consent to extend the requirements under the lease and to assign its remaining leasehold interest to the USS Constitution Museum Inc.

The USS Constitution Museum is a nationally recognized nonprofit cultural and educational institution located within the Charlestown Navy Yard.

Established in 1972, the museum serves hundreds of thousands of visitors annually through interactive exhibits, educational programming, and public events focused on the history of the USS Constitution in the United States Navy.

The museum plays an important role in activating and preserving the historic monument area while complementing the efforts of the National Park Service and supporting tourism and public engagement along the Charlestown waterfront.

Under the proposed assignment, the leasehold interest would be transferred for no monetary consideration and no substantive changes to the existing lease is being requested.

The USS Constitution Museum would continue to remain responsible for all obligations under the lease, including the payment of annual base rent of 14,400.

Staff believes the proposed assignment supports the continued stewardship and activation of this important historic asset and is consistent with BPDA's long-term goals for the Charlestown Navy Yard.

Accordingly, staff recommends the approval of the requested authorization for the director to consent to the assignment and execute our related agreements and documents.

Thank you, and I'm here to answer any questions.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none, what's eyes or motion on the floor?

So moved.

Second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Our next two items, item number nine and number 10.

Uh, these two items will be will be presented jointly uh with separate board votes to follow.

So I'll read through both of them and then we'll go through the presentation and we'll do what we have to do up here to vote.

Uh item number nine, request authorization to extend the tentative designation of Garrison Trotter Neighborhood Association Inc.

for the sale and the redevelopment of parcel S-12B in Washington Park Urban Renewal Area.

Project number mass R-24, known as 16 through 20 Townsend Street in Roxbury for one year until May 31st, 2027.

Item number 10, request authorization to extend the tentative designation of Garrison Trotter Neighborhood Association Inc.

for the sale and redevelopment of parcel S-12C in the Washington Park Herbal Renewal Area.

Project number mass R-24, known as 48 Townsend Street in Roxbury for one one year for one one year until May 31st, 2027.

Ben?

Thank you, Vice Chair Shepard and members of the board.

Um 16 to 20 Townsend Street and 48 Townsend Street consists of approximately 12,000 and 17,000 square feet of vacant land respectively.

The board granted Garrison Trotter Neighborhood Association tenative designation as the developer of both properties on May 16, 2024, and extended this designation last May.

The developer proposes an urban wild for 16 to 20 Townsend Street and a community garden on 48 Townsend Street for community and educational uses, providing for both both food and security and access to nature and open space.

The proposed designs for the community garden include uh raised plant beds for growing produce and herbs.

Since the 2024 tentative designation award, the project team has received phase one environmental reports for the property, further development conceptual plans for the proposal and applied for funding.

Most recently, the project received partial project funding for 48 for the 48 Townsend Street Community Garden in the form of CPA funds and is waiting to hear on a funding request to the mayor's office of housing for the remaining amount.

If awarded by MOH, this would allow them to start construction potentially later this year.

In this light is my hope to come before you within the next few months, maybe the next month, to request final designation for 48 Townsend.

For 16 to 20 Townsend Street, the developer is sinking through the myriad of funding sources to help fund the project.

We are which we are confident they will be able to do.

During the requested uh and proposed tenative designation period of one year for both projects, the developer plans to seek and secure funding as well as round out any remaining design items and permits needed to construct the project.

Thank you.

I'm happy to answer any questions.

Thank you, Ben.

Alright, to uh have the vote.

I will read number nine and number 10 again.

Uh item number nine, request authorization to extend the tentative designation of Garrison Trotter Neighborhood Association Inc.

for the sale and redevelopment of partial S-12B in the Washington Park Urban Renewal Area.

Project number mass R-24, known as 16 through 20 Townsend Street in the Roxbury for one year until May 31st, 2027.

Are there any questions or comments from the board?

Seeing and hearing none, is there a motion on the floor?

So moved.

Second.

All in favor.

Any opposed?

Ayes have it.

Item number 10.

Request authorization to extend the tentative designation of the Garrison Trotter Neighborhood Association Inc.

for the sale and redevelopment of a parcel S-12C in the Washington Park Urban Renewal Area.

Project number mass R-24, known as 48 Townsend Street in Roxbury for one one year until May 31st, 2027.

Are there any questions or comments on the board?

Hearing and seeing none.

Is there a motion on the floor?

So moved.

Second.

There's a second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Another announcement.

Um the next four items will be presented jointly with separate board votes, similar to what we just did.

I will read off all four of them.

Item number 11 requests authorization to award tentative designation status to ACEDUN for the sale and redevelopment of 11 through 13.

Catawamba Street, yes, located in the Washington Park urban renewal area.

Project number mass R-24 in the Roxbury neighborhood as part of the welcome home Boston Phase 3 request for reposal proposal.

Project number mass R-24 in the Roxbury neighborhood as part of the welcome home Boston Phase 3 request for proposal.

Item number 13 requests authorization to award tentative designation status to a joint venture between historic built stack architecture and MCMI for the sale and redevelopment of 19 Laurel Street located in Washington Park Herbal Renewal Area.

Project number mass R-24 in the Roxbury neighborhood as part of a welcome home Boston Phase 3 request for proposal.

Item number 14 request authorization to award tentative designated status to Ambrie development for the sale and redevelopment of 100 Rufin Street located in the Washington Park Urban Renewal Area.

Project number mass R-24 in the Roxbury neighborhood as part of a welcome home Boston Phase 3 request for proposal.

Just want to make sure, okay, that is good.

You can floor is yours.

Thank you so much, Vice President, and afternoon, members of the board.

I am here to recommend tentative designation status of four development teams for the sale and redevelopment of four parcels in Roxbury as part of the Welcome Home Boston Phase 3 RFP.

I have a brief slide deck to summarize the RFP in each of the proposals.

So in 2022, the mayor's office of housing launched the Welcome Home Boston initiative with the goal to create new family family-sized condo units on vacant city-owned land.

This actually tested a new cluster approach of offering a group of parcels in geographic proximity to a single scattered site request for proposal or RFP, which established a more effective disposition process for small infill parcels that have been proven more difficult to move.

Building on the first two phases, which yielded a total of 144 affordable homeownership units at 80 and 100% IMI for area medium income.

DPPDA joined forces to lead uh phase three to combine the resources, expertise, and land portfolio of each department for a comprehensive disposition effort.

Next slide, please.

So phase three specifically targets households earning between 120 to 135% of the area median income, who are identified as dismissing middle demographics that are currently underserved by existing affordable housing programs.

These families earn too much to qualify for traditional income restricted programs, but too little to compete in Boston's increasingly expensive housing market.

This need was echoed through the numerous public comments that we received during the community meetings and our surveys.

Next slide, please.

So as far back as November 2024, MOA, MOH and BPDA staff uh worked in close coordination with Boston's development community to identify at the building blocks of a program that could support housing for dismissing middle.

On the next slide, summarizes our community engagement, which began in early 2025.

So the community engagement for this project uh spanned, it was extensive and kind of spanned all uh medium and formats, including six public meetings uh and tailored outreach to abutters, neighborhood associations, and elected officials, as well as a first home survey that received over 140 responses across all neighborhoods of Boston.

The community process echoed a strong need for homeownership options for families in this demographic and identified key preferences and trade-offs of both the first-time homeowners as well as the list of priorities that the neighborhoods had that could help guide the proposals.

Next slide, please.

So combining our own research and feedback from both the development industry and the neighborhood communities, BPDA and MOH staff, formulated this framework for phase three.

So, you know, starting with the city-led preliminary due diligence, which reduces risk, leveraging public land reduces acquisition cost, and encouraging innovation in housing delivery reduces soft and hard costs.

These savings are designed to deliver more affordable units to first-time home buyers without the need of additional public subsidy.

Next slide, please.

So on July 17, 2025, the BPDA board authorized the welcome home phase three RFP.

The final RFP, which was released on June 30th, 2025, included 11 parcels comprised of seven owned by the City of Boston under the care and custody of the mayor's office of housing, and four parcels owned by the BPDA, organized as nine distinct sites.

So these properties range in size from approximately 3,000 to 600, 500, 6,500 square feet and have an appraised value of approximately $300,000 each.

These parcels were offered at a nominal fee of 100 each.

Next slide, please.

So the development objectives of the RFP focus on the creation of quality homeownership units at the lowest possible sales price, and the community priorities that were identified through the public process.

And the comparative evaluation criteria on the right sets out five areas in which the proposals would be assessed.

On the next slide.

So at our proposal deadline on October 15th, 2025, the BPDA received 11 proposals, and we held two community meetings where the developers presented their proposals directly to the community.

And the internal evaluation committee, which consisted of 13 staff from both BPDA and MOH, evaluated the proposals to select the best selection for each site in accordance to the criteria that was set forth and the public feedback received.

The next slide summarizes the seven teams that the committee is recommending for all nine sites offered in the RFP, which are expected to create 41 anticipated units.

If you could advance one more, so as you may recall, the sites are under two different ownership.

So accordingly, the five sites owned by the MOH, in sort of this yellowish color, were designated by the PFC in their April 29th meeting.

So the four votes before you tonight are for the Roxbury sites owned by the BPDA highlighted in blue.

Next slide, please.

So here's a map of the four sites in Roxbury for today's vote.

So they're all kind of situated along Humboldt Av.

There's a cluster of three sites at Katawa Street, and one further away at 100 Ruthven.

These are all kind of in predominantly well-settled residential areas, just these random vacant lots kind of in between these duplex and triplex kind of fabric.

Next slide.

So the first site on the vote is 19 Laurel, which is a 3,300 square feet site.

For here, we're recommending HBSAMCM, which is a joint venture between Historic build, the developer, stack architecture architect, and MCM builders, the general contractor.

They are proposing three units and three parking spaces.

And the committee thought this proposal did a really commendable job mediating the difficult site.

This is a really narrow site with difficult dimensions, and they did really well with the constraints here.

On the next slide, on the 11 to 13 Kaftaba, this is a 5,570 square feet vacant parcel where we're recommending ACDON, which is a CDC, and also at the developer from Welcome Home Phase 1.

They're proposing six units and three parking spaces.

And something to highlight on this proposal was really strong community support, as well as the design that was very responsive to the public feedback.

On the next slide, we have 14 Kataba, which is right across the street.

This is a 4,950 square feet parcel of land where we're where we are recommending 14 Katawa JV, which is a joint venture between K and G Realty, ERIS Builder, Genuine Construction, and who are actually developers from Oklahoma Phase 2.

And they are proposing three units and three parking spaces.

And again, you know, we selected this proposal based on their design, which was very responsive to public feedback.

And I'd also like to note that they will be trying out this panelized construction as part of this innovation in housing delivery mode.

Next slide, please.

So our last site of the vote tonight here is 100 Ruthven, which is a 5,394 square foot of land.

We are recommending Embry Development, who is also a welcome home phase three developer, who is, and they are proposing six units and three parking spaces.

And in a in addition to the design that was very responsive to public feedback, we are very impressed with the strong DEI plan of this proposal as well.

So on the next slide, I'll put up the summary of the proposals that we're recommending again.

We're really proud to say we're advancing with 100% of all the sites we went out on the RFP.

This is a significant improvement from the previous phases, which typically yielded about a little more than half.

I think this is largely attributable to the rigorous level of due diligence that we did.

It was painful, but it definitely paid off.

And you know, we are having two projects that are testing this off-site innovation strategy, as well as three teams that are testing a joint venture model to create more efficiency between the project teams.

And we're also happy to see many alums of the previous phases, you know, which is very well in alignment with previous welcome homes goals to support uh emerging and minority developers.

Um so at this time I am recommending tentative designation of a period of 12 months for these four development teams, during which time they will be advancing their entitlement and assembling their financing before we can return to the board for final destination and conveyance of the property.

Thank you and happy to answer any questions.

Thank you.

Um I will read each item 11 through 14 off individually so we can have separate votes for each parcel.

So I'll start with uh item number 11 request authorization to award tentative designation status to I'm gonna call it ASDON.

Yeah, okay.

For the sale and redevelopment of 11 through 13 Catawamba Street, located in the Washington Park urban renewal area, project number mass R-24 in the Roxbury neighborhood as part of the welcome home Boston Phase 3 request for proposal.

To the board members, do we have any questions or comments?

I'll throw my comments for this one for all of them, which is uh uh I know uh director Chan is always uh champing at the bit to figure out what my favorite project will be.

And it's uh it's odd to give just tentative designation, but I'm gonna award it for all these projects because the welcome home Boston program is so important.

This has been something we as a city have been grappling with for 400 years.

And um I particularly love the design of Laurel and Ruth Finn.

Those are nice looking buildings, so like I I urge everyone watching.

Like, like, let's get more interesting uh uh uh architectural with these projects.

These look great.

I'm so excited.

Um, and I guess this is a question you and so the these are the the BPDA properties, so we have all resited the the other ones in Hyde Park and Dorchester.

That's MOH, and they've already advanced that.

They've given their their equivalent of tension of designation status.

Exactly.

Uh, we have all these projects be happening concurrently and hopefully groundbreaking in the same general timeline.

That's what we're gonna try to do.

Right.

Okay, thank you.

Yep.

Uh there are any other questions or comments for the board.

Congratulations.

This is great.

Getting to this uh 100%.

Thank you.

Thank you.

Uh is there a motion on the floor?

So moved.

Second.

All in favor.

Aye.

Any opposed?

Eyes have it.

Thank you.

Item number 12.

Request authorization to award tentative designation status to a joint venture between K and G.

Yep, K and G Realty Corps.

We on 12.

Oh well.

Oh, I'm sorry, I'm sorry.

Nope, all good.

Silly me.

Venture between K and G Realty Group, Gen Wine Construction and Consultant LOC and E.

Rise Builders, Inc.

for the sale and redevelopment of 14 Catawamba Street, located in Washington Park, urban renewal area.

Project number of mass R-24 in the Roxbury neighborhood as part of the welcome home Boston phase three.

Request for proposal.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So move.

Second.

Second, all in favor.

All right.

Any opposed?

I have it.

Item number 13.

Requests authorization to award tentative designation status to a joint venture between Historic Built Stack Architecture and MCMI for the sale and redevelopment of 19 Laurel Street, located in the Washington Park Urban Renewal Area.

Project number mass R-24 in the Roxbury neighborhood as part of the welcome home Boston Phase 3 request for proposal.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

There's a second.

All in favor.

Any opposed?

Eyes have it.

Item number 14.

Request authorization to award tentative designation status to Ambrie development for the sale and redevelopment of 100 rooffin street located in the Washington Park Urban Renewal Area.

Project number mass R-24 in the Roxbury neighborhood as part of the welcome home Boston phase three request for reposal.

Are there any questions or comments from the board?

Seeing and hearing none, is there a motion on the floor?

So move.

Second.

There's a second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you so much.

Congrats.

Item number 15.

Request authorization to adopt an order of taking for the taking parcel located at 212 Stewart Street in the South Cove Urban Renewal Area.

Project number mass R-92 and authorization authorize the director to enter into the executed deed for the GU G V the second.

1212 excuse me, 212 Stuart property owning LOC and indemnification, excuse me, agreement in any and all other related instruments, agreements, and documents in the connection with the take and parcel for the project.

John.

Uh thank you, Vice Chair and members of the board, Secretary Paul Hamus, and Director Chen.

My name is John Splain.

I'm an attorney in the office of general counsel.

Before you today is request for authorization to adopt an order of taking for taking parcel in connection with the project located at 212 Stewart Street, and authorize the director to enter into and execute a deed to G U GUGV 2 212 Stewart property owning LLC and indemnification agreement and any and all related instruments, agreements, and documents in connection with the taking parcel, which the director in his sole discretion deems appropriate and necessary and upon terms and conditions determined to be in the best interest of the BPDA.

For background, this project was approved by the BPDA board on June 15th, 2017, and completed construction on August 11th, 2022.

The developers, since the completion of construction, has determined that approximately 43 square feet of the building encroaches on the air rights of the city in order to provide a clean title for the project and alleviate this encroachment.

This order of taking and transfer is being sought.

This taking was previously approved on September 18th, 2025, and the BPDA board approved this taking at that meeting, and it is since expired, and thus this subsequent board action is being sought.

This transfer shall be done for the monetary consideration of $15,000, an amount determined by an appraisal completed by Hunneman Appraisal Services.

Based on the foregoing, staff recommends that the board adopt an order of taking for the taking parcel in connection with the project at 212 Stewart Street and authorize the director to enter into an executed deed with the 212 Steward Street property owner and indemnification agreement in any and all other related instruments and agreements and documents in connection with this taking parcel for the project.

Thank you, and I'm happy to answer any questions.

Are there any questions or comments from the board?

Seeing there none is there are a motion on the floor.

So moved.

Second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Awesome.

Thank you, everyone.

The next two items will be presented jointly with separate board votes to follow.

So I will read both items with item number 16 and item number 17.

Request authorization to adopt an amendment to the plan downtown that includes new Chinatown historic context design guidelines, which will guide the BPDA and the community on the design, development, and review of the projects that enhance Chinatown's unique and historic fabric.

Item number 17 requests authorization to adopt one text amendment for Article 43, Article 8, to establish new Chinatown neighborhood district zoning regulations and to text amendments for the new Article 34 and Article 8 to establish a new set of institutional zoning districts.

Number three additional minor text amendments in the Article 2, Article 3, and Article 23, Article 31, Article 49A, and Article 89 to ensure consistency throughout the code and for map addendments to zoning map 1 CGN.

With that, Jack, floor is yours.

Thank you.

Good afternoon, Vice Chair Shepard, members of the board, Chief Shen, and Secretary Palhemas.

My name is Jack Halverson.

I'm a planner in the zoning reform team here, and I'm really excited to share with you today new proposed zoning for Chinatown and a new set of Chinatown design guidelines.

Next slide.

This initiative started with Plan Downtown, where it became clear that Chinatown would need its own rezoning process.

Chinatown serves as a historic gateway for immigrants and their families and a hub for housing, jobs, diverse businesses, and cultural activity.

The neighborhood has faced challenges like urban renewal, highway construction, and development pressure, but continues to be a vibrant center for a diverse range of residents, workers, and visitors.

Next slide.

The first key phase of this process was Plan Downtown itself, which was adopted in 2023.

In 2024, from April February to April, we held a series of public meetings and workshops focused on specific zoning goals for Chinatown.

Then in fall of 2024, the planning department released the first Chinatown zoning draft and design guidelines.

From then until February of last year, we held many public meetings and office hours, both in person and virtual, and some of which were targeted specifically towards property owners and business owners.

We engaged directly with over 350 people and collected over 700 written points of feedback on the first draft of this proposed zoning and the design guidelines.

Since the spring of 2025, we've been refining the draft zoning and design guidelines based on feedback we heard on those first drafts.

And just last month, we released an updated draft of both items and held a final closeout public meeting.

Next slide.

So now I'll provide a quick overview of each of the new proposed zoning districts before getting into more detail on each of them.

The residential one or R1 subdistrict is focused on maintaining what's happening today in the older row house areas of the neighborhood.

The community commercial or CC subdistrict includes the commercial heart of Chinatown and is aimed at preserving the existing small businesses and affordable housing, but also making it easier to open new businesses and update and renovate buildings.

The residential 10 or R10 subdistrict is intended for the larger apartment building parts of Chinatown and seeks to continue that character.

The Sky Low CT subdistrict is a new application of the recently adopted Skyline zoning and is centered along Essex Street where Chinatown meets the rest of downtown to the north.

The institutional two or IS2 district is a new institutional district mapped where the Tufts Medical and Tufts University campuses are.

And finally, the Air Rights subdistrict or AIR is where the highway and the on and off rams are.

This subdistrict is really unique in that it actually uses the same regulations as the neighboring R10 subdistrict, but it allows for PDAs, which will be essential in enabling any kind of development over the highway there in the future.

Next slide.

The R1 subdistrict is a primarily residential district mapped where there's an abundance of these legacy row houses, including the Johnny Court area and between Tyler Street and Hudson Street.

The zoning here represents a down zoning to protect these low-rise small-scale residential properties and some small-scale commercial activity there.

For dimensional regulations, the maximum height is actually reduced from 80 feet to 45 feet, and a maximum building floor plate of 1,500 square feet helps to maintain the small building scale here.

Yard requirements allow for the party wall condition of row houses and allows for some minor additions to the rear of the properties.

Next slide.

Larger, more impactful land uses are forbidden in the R1.

Next slide.

The CC subdistrict is mapped in the heart of Chinatown's commercial area, primarily along Tyler Street, Hudson Street, Beach Street, and Harrison Av.

The regulations here are really aimed at making it easier for businesses to open and renovate and to maintain the smaller active storefronts that exist there today.

The maximum building height here would be 80 feet, which is largely the same as today, and we're introducing a maximum building floor plate of 2500 square feet.

This would allow for the consolidation and redevelopment of two typical small parcels.

Next slide.

Land uses here are aimed at maintaining the vibrant commercial activity of the area, particularly by allowing for restaurants, retail, and service establishments to occupy any floor of the building, which is a very common condition today.

Residential uses are made conditional on the ground floor to promote a more active streetscape, and much larger uses like hotels, labs, and large offices would be forbidden.

Next slide.

The R10 subdistrict is mapped along the southern and eastern portions of the neighborhood where there are currently larger apartment buildings.

The subdistrict better regulates these higher density residential areas, including recent development projects, and are designed to create better amenity space for both residents of these buildings and the broader community.

One important thing to note here is that we had originally included an affordable housing overlay in our first zoning proposal, which would have allowed buildings to be taller as of right, provided they include a significant amount of affordable housing.

However, the feedback we got around affordability levels and heights in our community conversations was extremely varied and often conflicting, so reaching an appropriate consensus around the future of that overlay was challenging.

Instead, we anticipate that future projects may intend to exceed proposed zoning here and would only be approved through an Article 80 process that includes extensive community engagement and support.

That being said, for dimensions, a maximum building height of 155 feet brings some of these larger apartment buildings into compliance compared to today's 100-foot maximum.

We've also included minimum outdoor amenity space and permeable area of lot to encourage better usable outdoor space for residents of any future buildings and the broader community.

There are also required stepbacks above 70 feet where the project abuts any historic buildings.

Next slide.

Residential uses are allowed throughout the subdistrict along with other supportive community serving uses like grocery stores and community centers.

Other neighborhood amenities are either allowed or conditional on the ground floor, like restaurants and retail, and larger uses are made forbidden, including hotels, labs, larger offices, and entertainment and events.

Next slide.

This is the first addition to the downtown historic dimensional overlay, which is exciting because it's an opportunity within zoning to acknowledge the cultural and historic significance of the buildings here.

This area also previously had that affordable housing overlay proposal that I mentioned before, but has since been removed after our engagement conversations.

The dimensions are the same as the Sky Low subdistrict that exists already in Article 31, and the historic dimensional overlay limits the maximum height here to 155 feet.

It also requires ground floor amenity space for larger buildings or larger properties and has higher building lot coverage to reflect that existing context in Chinatown and the rest of downtown further to the north.

Next slide.

Again, the land uses here are already established as part of the Sky Low District adopted into zoning last fall.

Some key highlights are allowing for a greater mix of commercial activity and making larger uses like large hotels, offices, retail, and entertainment conditional use.

Next slide.

This means that institutional districts here could be mapped in other parts of the city later on as well.

This IS2 district is proposed to replace the existing institutional subdistrict in Chinatown under the Tufts University IMP and the Tufts Medical Center IMP.

The IS2 district is intended for denser urban environments where there are medical or academic institutions and mapped where there's a contiguous collection of institutional property within an IMP.

Importantly, IMPs will still supersede this new underlying zoning.

In our conversations with institutions as part of this effort, it was incredibly important to restate this fact throughout the new zoning article.

However, this will still make it easier, especially for small changes to institutional properties that utilize the Article 80 process rather than the IMP process for things like a change of use in the building.

There aren't many dimensional regulations for the IS2 district because any major redevelopment associated with an institution would go through the IMP or Article 80 process.

And the lot coverage and building floor plate dimensions here are relatively high, and the maximum building height of 300 feet better reflects the existing context of these large scale institutional holdings.

Next slide.

The institutional land uses not only allow for higher education and healthcare, but also some supportive uses that are often associated with campuses, like retail restaurants, grocery stores, and offices.

We've also made residential uses allowed, provided that any residential project goes through Article 80.

This was specifically a point of feedback from both the community and our institutional stakeholders.

Conditional uses like include large hotels and entertainment events, as well as research labs.

Research labs could only be constructed here outside of the IMP context if the majority of the building is another use, not just an entire research building.

Next slide.

Another key change that we've made is adding more provisions around flood resilience.

A large portion of Chinatown is within the coastal flood resilience overlay district or seafraud.

The change here makes it so that no new residential units can be constructed below these flood elevation lines.

So in many cases, basements can't be converted into residential units.

This will help improve the safety of our housing in the neighborhood, and this actually already applies for larger projects with at least 15 units.

Next slide.

And finally, the design guidelines.

Adopting the design guidelines as an amendment to plan downtown is a separate vote before you tonight and follows suit with downtown's design guidelines that were adopted last year.

These guidelines serve as a tool for city staff, designers, developers, and the community to further shape projects based on historic context and offer clear guidance for enhancing the Chinatown neighborhood.

In addition to specific guidelines, which I'll get into on subsequent slides, we added a section here around family, village, and merchant associations in the neighborhood.

These all have a significant historic, current and future role in the communities.

So highlighting them in the design guidelines further supports their continued involvement in Chinatown going forward.

Next slide.

The guidelines emphasize finding adaptive reuse opportunities in the former textile buildings along Essex Street.

And they also suggest continuing the rhythm and scale of Chinatown's vibrant storefronts and facades.

Next slide.

They also highlight the significance of Chinatown's legacy row houses dating back to the beginnings of the neighborhood.

Also, as larger residential growth emerges in other areas of Chinatown, new projects should create community spaces and public realm improvements that the whole neighborhood can enjoy.

Next slide.

And finally, the guidelines also encourage projects to find opportunities for public art that highlights the history, culture, and voices of Chinatown.

Next slide.

Thank you all so much for your time and attention this afternoon.

Happy to take any questions that you have.

Thank you.

I'll read item number 16 and 17th individually for individual votes.

Are there any questions or comments from the board?

Yes, thank you, Mr.

Chair.

Jack, thank you for that very thorough presentation.

Obviously, I don't need to tell you we all agree what a special important neighborhood Chinatown is.

Wonderful people, wonderful businesses.

It makes perfect sense to do our own process for Chinatown as opposed to plan downtown.

So I'm with you on that.

With you on virtually everything except one question that's sort of been stuck in my cross since we got wind of this.

The downsizing in R1 is fairly significant.

Are we setting ourselves up, you know, at a distinct disadvantage when you and your colleagues and so many of us are spending so much time trying to fix well-meaning, but but I would argue very restrictive aspects of the zoning code by purposefully downsizing.

I know it's not a huge part of this plan.

I understand sort of the the, you know, iconic row houses, but also as we're removing residential from below ground, which is smart.

I mean, we hear about gentrification, we hear about displacement.

It seems to me that we're setting ourselves up for a disadvantage of potentially building more housing in the neighborhood.

Yeah, thank you for that.

Um, so the row house areas in Chinatown now constitute um about three blocks or so.

Um I would say they're mostly characterized by being naturally occurring affordable housing in the neighborhood.

And so there are pretty significant concerns from the community around displacement that could happen from the development that could happen in these areas if we were to upzone or even keep the zoning as it is today.

Um, you know, it is partly a preservation strategy to keep the character of the row homes, um, but again, similar to the other parts of the neighborhood where I mentioned the affordable housing overlay, um, affordable housing is like really one of the key points in the planning document itself for Plan Downtown in Chinatown.

Um, and so I, you know, we could imagine down the road.

Um, you know, Article 80 projects always have the opportunity to apply for variances and go through the community process to get to that.

So, so you know, on a project-by-project basis, I think we'd want to be able to evaluate that better in this area.

Um, I mean, I mean, I'm I'm gonna vote for this.

You haven't sold me.

It sounds like though, you know, some of the the things that we hear at community meetings.

Yeah, I'll I'll also say that um this is a great question, and in many areas of the city, right?

Um, we've started calling our zoning that while legally is an up zone a right size because the zoning is so far below the existing buildings.

In this instance, it's actually it's still a right sizing.

The zoning is actually currently significantly above the existing buildings, and we're bringing that zoning envelope down to a size that reflects those existing buildings with a little bit of wiggle room to do an addition to to add a floor if you're losing basement space to floodproof your area.

So it's taking that same approach that we are taking in other areas where we're trying to make sure our zoning works for the existing context and structures in these areas where we're we're not envisioning significant growth.

Um, legally, that's a down zoning, even though it's a right sizing in other areas of the city, right?

We do that same right sizing that legally is an upzoning that's just bringing it to that same baseline.

Baseline right now is 80 feet.

This would make it 45 feet.

Correct.

It's a significant reduction.

I would argue the market has dictated that having a higher ceiling doesn't necessarily mean people take advantage of it.

I mean, I mean we could we could go round and round and sort of this.

I totally hear you, and I think this is also a really good example of exactly why this was a two-year-long community process with the need to come to some of these compromises.

Really really engaged community in Chinatown with really different opinions on what is the most appropriate for different areas of the neighborhood and a sort of consistent agreement that like they're gonna have to keep working together on each sort of project or change that comes forward in order to continue to kind of keep Chinatown functioning as Chinatown in the city.

Well, appreciate the conversation.

Thank you.

Thank you.

Definitely Matt, thank you for the question.

Uh, are there any other questions or comments?

Uh I would just say, you know, every one of these um district plans and zoning updates, you know, it it's obvious to us the the work that's reflected in, you know, kind of giving birth, literally just berthing each one of these plans and the uh the effort and dialogue that goes into it.

I know it's um it is a neighborhood with very strong and not always agreeing opinions, and so you know, kudos to you guys for um landing something that I think will be a good a good template going forward.

Yeah, that's two years and plus plenty more dialogue to go with that.

So thank you.

Thank you very much.

So are there any other questions or comments?

Seeing and hearing none is there a motion on the floor?

So move.

So second, all in favor?

Aye.

Any opposed, eyes have it.

I will now read item number 17 uh request authorization to adopt one text amendments for article 43 and article eight to establish new Chinatown neighborhood district zoning regulations and number two text amendments for new Article 34 and Article 8 to establish a new set of institutional zoning districts, three additional minor text amendments in Article 2, 3, 23, 21, 49A, and Article 89 to ensure consistency throughout the code in four map amendments to zoning map one C G in Chinatown District.

Are there any questions or comments?

Seeing it here and none.

Is there a motion on the floor?

So moved.

Second.

Second, all in favor.

Any opposed?

Ayes have it.

Thank you.

Thank you so much.

Item number 18 requests authorization to petition the zoning commission to adopt text amendments, which one implement updates to Article 11 of the zoning code that establish new citywide zoning regulations for science and two remove outdated signage regulations from the code.

Cyrus and Lizzie.

Good afternoon, Vice Chair Shepard, members of the board, Director Shen and Secretary Paul Hemis.

It's a pleasure to be here with you all today.

My name is Cyrus Muselli, and I'm a member of the urban design team here, and I'm joined by my fellow urban design colleague Lizzie Turek to share a little bit about the Department's Sign Code Modernization Initiative.

Next slide.

Sign code modernization is a project that ultimately seeks to make it easier for small businesses to put up new signage.

This is something that takes a significant amount of time now.

The project proposes to do this through three main goals.

One, it seeks to update zoning to adopt appropriate but flexible rules that allow the vast majority of common everyday signs to be permitted by right.

This will help expedite review and permitting for small businesses.

Two, the project proposes to refine the applicability of planning department design review.

While by right approval pathways appropriate for many signs, it's not appropriate for all, especially those with outsized visual impacts on the public realm.

And three, we want these rules and processes to apply equally citywide to simplify process, improve accessibility to it, and allow for the development of different sign cultures to arise across the city organically.

Next slide.

This project has been important to pursue for many reasons, but one of them being that signage provides real value to our city and our communities.

In addition to being a wayfinding guide or means to attract patrons to businesses, signs also represent an element of the built environment that reflects the history, identity, and expression of place.

Accordingly, providing opportunities for unique and creative signs to take root is critical to creating streetscapes that are vibrant, textural, and reflective of the people that live and work there.

Next slide.

Things that the planning department can comment on and regulate, include the size and location of signs, the types of the types of signs that are and are not allowed, and how signs may be illuminated.

Things like the content of signs, such as language or logos, or the expression of that content, including through things like color, font, or imagery, are protected as expressions of speech and thus sit outside of our scope.

The same applies to public art and murals.

Now I'm gonna pass it over to Lizzie to talk about some of the context of the project and some of our proposed recommendations.

Thank you, Cyrus.

If you can advance the next slide, please.

To better understand why sign code modernization is needed, it's helpful to look at how sign rules and review works today.

The majority of regulations are currently found in Article 11 of the zoning code, which was originally written in 1972.

And since then, almost no updates have been made.

Its contents simultaneously under and over-regulate signage in the city and are presented without a clear structure or hierarchy.

In addition to Article 11, the zoning code also lays out signage regul requirements and 25 other zoning articles.

These requirements are also outdated, and almost all are between 20 to 30 years old.

They're hard to find and typically buried at the bottom of the relevant articles.

Additionally, they frequently refer back to the provisions of Article 11, which creates confusion as to what regulations apply, where and when.

Next slide, please.

Due to these outdated regulations, today's signage review process has evolved to exempt ISD from code enforcement, leaving the review process in the hands of the planning department.

Collectively, our team reviews about 900 signs per year via discretionary review process where size and placement is often negotiated instead of regulated.

This takes time, and we're often not the only entity whose review is required.

Because of this, permitting timelines, as we've heard from sign vendors and learned in our analysis, takes an average of 4.5 months to complete and oftentimes even longer.

To fix this problem, we're proposing updated zoning and a review, a revised review process for citywide signs.

Next slide, please.

To inform our recommendations, the team took a rigorous approach to research and analysis.

The process included reviewing and collecting data on use, district, size, and types of sign for every single sign, every single approved sign package over the past 2.5 to three years.

We found, to our surprise, that there was almost no difference in the number type or size of signs proposed across different business types and geographies.

In addition, we reviews the existing sign codes of about 15 other peer cities and analyze several sign research publications.

We also pursued several rounds of test fitting and modeling to help hone our requirements.

Based on these efforts, we landed on an approach that established four different categories of signs, each with their own rules and associated review processes.

That's allowed, conditional, forbidden, and a sign types.

Next slide.

So allowed sign types represent the vast majority of the signs that we see in the city and are those that are most commonly associated with the typical main street business.

There are six types of loud signs as seen on the screen: wall signs, canopy, projecting, window, awning, and freestanding signs.

And Article 11 establishes appropriate but flexible dimensional requirements and elimination controls for these sign types.

Unlike today, allowed signs will still undergo an administrative review at ISD and if compliant may be permitted by right without design review.

We anticipate 80 to 85% of allowed signs to be compliant with these new rules and to be able to be permitted within 30 days.

Allowed signs that are non-compliant with the code would need to go to the CBA for a conditional use permit.

I'm going to hand it back to Cyrus to further explain these impacts on the next slide.

Thank you.

Reestablishing an administrative review and approval pathway for everyday signs will have a significant impact on increasing permitting speeds and advancing permitting reform.

In fact, we anticipate these updates to reduce the time to permit for small business signs by roughly 80% from existing.

And when you extrapolate that across all proposals, that reduction equates to nearly 100 years of cumulative sign permitting time saved annually.

The saves small businesses valuable time and money, but also by simplifying review helps ISD and public work standardize the enforcement of signs.

So a win-win there.

Next slide.

While this expedited review is great for most signs, the planning department recognizes that some, like conditional signs, need additional review.

Because of their outsized impacts on the public realm, conditional resign, conditional signs will require both planning department design review as well as a conditional use permit from the ZBA, a stricter standard than what currently exists for most.

The signs that are applicable to this type of review are high building signs, roof signs, marquees, and electronic signs for entertainment and hospital uses.

Next slide.

Forbidden signs constitute an even smaller percentage of these signs and are defined as those excessive in scale or with potentially harmful impacts on the public realm.

They include the signs that you see on your screen.

And such signs would only be allowed to be permitted after obtaining a variance from the ZBA.

Next slide.

To ease the transition and improve accessibility to this new process, we also intend to supplement the Article 11 updates with a how-to guide that explains the permitting process and clearly walks through the types of review and submission requirements for obtaining a permit.

Additionally, we're developing new design guidelines that will explain best practices and encourage quality design for signs.

Next slide, please.

Before we wrap up, I just want to take a moment to acknowledge our interdepartmental partners and coordination, which was a hugely valuable part of our vetting process, especially in refining our recommendations revolving around updates to permitting and the streamlining of review.

As you can see, there are a lot of actors that are involved in signage review.

Advancing this project really wouldn't have been possible without their collaboration and support.

And we're grateful for the guidance and help that they've provided us in helping to move this along.

Next slide.

Looking ahead, we anticipate the implementation of signed code modernization to occur mid-summer.

Uh this sets us up to see and study some initial returns in the fall.

We want to make sure that we're doing what we're setting out to.

To help ease the transition of review responsibilities, uh planning department staff are also going to be providing ISD with support at both intake and in review from adoption through the winter.

And our supplemental materials, as Lizzie mentioned, which include uh both new submission requirements and the how to guide are expected to be rolled out and socialized alongside the implementation of our zoning.

Next slide.

And with that, we'll close out.

Thank you very much for your time.

And Lizzie and I are available to answer any questions that you may have.

Thank you.

Thank you for the presentation.

Are there any questions or comments from the board?

Thank you, Mr.

Chair.

So just to be clear, wacky waving inflatable unflailing tube man will not be allowed.

Unfortunately, not.

Very good.

No, I think this is great.

How many?

So the original um uh code had 16,000 words 50 years ago.

How many words will this have?

Uh 4500 that are all going to be located in a single article in the code and cover about twice the amount of material.

Perfect.

No, this is great.

And listen, I I uh anything we can do to streamline processes like this, the better.

I would just say, and I think we all agree with this.

Going through the deck, there were so many iconic Boston signs that we love, and we don't want to lose that.

And so I just hope that that's um, and I don't think it's the case, but I hope as we talk to these businesses who may make a decision about something quick and easy or something maybe a little more um nuanced, but we'll have that, you know, the cowhead at JP Licks, the you know, the the bowling, the modern pastry, so many great signs that we we don't we don't do anything to dissuade those because they are such an important part of our city's character.

100%.

Thank you.

Are there any other questions or comments?

Seeing and hearing none, is there a motion on the floor?

So moved.

Second, all in favor?

Any opposed?

Ayes have it.

Thank you.

Thank you very much.

Item 19 requests authorization to issue a certificate of completion for the successful completion of the 1595 through 1599 Columbus F project pursuant of section C4 of the cooperation agreement by by and between the Boston Redevelopment Authority doing business as Boston Planning and Development Agency and the 1595 through 1599 Columbus Ave owner LLC dated April 22nd, 2022.

Uh, this is a cert of completion, no presentations.

Are there any questions or comments?

Seeing and hearing none.

Uh is there a motion on the floor?

So moved.

Second.

There's a second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Item number 20 requests authorization to issue a certificate of completion for the successful completion of 200 Seaport Boulevard Project, also known as the Commonwealth Peer Revitalization Project, pursuant of Section C4 of the Cooperation Agreement by and between the Boston Redevelopment Authority, the Businesses Boston Planning and Development Agency, and Commonwealth Peer Trust 2, the proponent dated September 15, 2020.

Another certificate of completion.

Are there any questions or comments?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

Aye.

Any opposed?

Eyes have it.

Thank you.

Item number 21 requests authorization to issue a certificate of completion for the successful completion of improvements on parcel J-1 in the downtown waterfront Fannual Hall Urban Renewal Area Project Number Mass R DAS 77, located at 150 Milk Street, pursuant to the section 304 of the land disposition agreement by and between the BRA and the Jenny Building Associates limited partnership dated 20, excuse me, May 20th, 1983.

Are there any questions or comments from the board?

Seeing and hearing none.

There's our motion on the floor.

So moved.

Second.

There's a second.

All in favor.

Aye.

Any opposed?

I have it.

Item number 22 requests authorization to issue a determination waiving the requirement of further review pursuant to section 80A-6 of the zoning code in connection with the notice of project change submitted on March 16, 2026 by Braintree 90 Alton LLC for the construction of 111 residential rental units, including 14 IDP units and eight voucher units, 50 58 car parking spaces and 111 bicycle spaces located at 90 Brachy Street and number two issue a certificate certification and compliance under the section 80B-6 of the code upon successful successful completion of Article 80 review process and three enter into an affordable rental housing agreement and restriction cooperation agreement and transportation action plan agreement in connection with the proposed project and take all related actions.

So good afternoon, Chair Shepard, members of the board, Secretary Paul Hemis, and Director Shin.

My name is Zoe Duvall, and I'm a project manager in development review.

I'm here before you to present the expedited notice of project change for the 90 Braintree Street Project.

Next slide, please.

Originally approved on March 10th, 2022.

This project is approved to include a new six-story residential building containing 111 rental units with 22 affordable units, 59 garage parking spaces, 11 bike parking spaces, artist workspace, and 9,500 square feet of useful open space.

The proposed projects changes.

The proposed project change seeks to remove the below grade parking component of the previously approved project and replace all 59 spaces with a first floor stacker system.

A change which would result in reorientation of the unit mix floor plans and green space with slight massing and penetration changes to accommodate the adjustment.

The originally approved unit count of 111 rental units will remain along with the originally approved 111 resident bike parking spaces, 22 visitor bike parking spaces, and open space square footage.

All of the previously approved mitigation and community benefits items will remain and include monetary contributions to the Alston Brighton CDC, the parks department for allocation to the abetting Pennan Park, and bike share and bike lane improvement contributions.

Next slide, please.

The proposed removal of the subgrade parking would result in the previous 10 locked units to be replaced with a mix of studio and one-bedroom units, resulting in an updated unit mix of 52 studios, 49 one-beds, and 10 two beds.

The previously proposed three bedroom units were removed as part of this proposal.

Additionally, the proposal includes a revision of the affordable unit breakdown to include 14 inclusionary development policy units and eight voucher units in replacement of the previously proposed 22 IDP units, of which five were designated as artists live workspaces.

On March 16, 2026, the proponent, the new proponent and six properties filed a notice of project change under expedited review for the proposed changes.

The filing initiated a 30-day comment period that concluded on April 15th after the filing was distributed to the IAG and to the Back Bay Neighborhood Distribution List and posted on the planning department's project webpage.

A public meeting was to be held at the request of public officials.

No public meetings were requested or held for the project changes.

Thank you.

And that concludes the presentation.

The development team is also here to answer any questions you may have.

Thank you.

Are there any questions or comments on the board?

Hearing and seeing none.

Is there a motion on the floor?

So moved.

Second.

Second.

All in favor.

Aye.

Aye.

Any opposed?

Eyes have it.

Thank you.

Yes.

Item number 23 requests authorization to one issue.

Certification of approval for the proposed development located at 419 Boylston Street pursuant to Article 80E, small project review of the zoning code and to enter.

Number two, enter into a pilot agreement, and number three, adopt uh demonstration project plan under the Massachusetts General Law, Chapter 121B, Section 46F, and number four adopt certain findings relating to the demonstration project plan and number five, accept the quiet claim deed for certain temporary limited property interests in the project site and to take all related actions.

Zoe.

Thank you.

Good afternoon again.

I am here before you to present an applicant of Mayor Wu's office to residential conversion program, the proposed Article 80E small project located at 419 Boylston Street in the Back Bay neighborhood of Boston, and the proposed 121B agreement to effectuate the residential conversion incentive pilot program.

Next slide, please.

On August 29, 2025, Monarch Development, the proponent applied to Mayor Wu in the BPDA's downtown residential conversion incentive pilot program authorized by the BPA board on October 12, 2023.

Based on BPDA staff review under Article 80 and under review and review under the pilot program, the proponent has been selected to receive a pilot agreement based on the pilot program criteria.

The proponent will, upon approval by the BPDA board, enter into a pilot agreement among the city of Boston and the BPDA.

In order to comply with the rules and regulations under Massachusetts General Law Chapter 121B, Section 16, the BPDA must take a property interest in the project site.

On January 13th, 2026, the proponent filed a small project review application, submission submission of which initiated the small project review.

The planning department hosted a virtual public meeting on January 26, 2026, which was well attended and well received.

The public meeting was noticed on the planning department's events calendar and sent to the Back Bay Neighborhood Distribution List.

The comment period ended on March 14th, 2026.

The project site is located on the north side of Boyleson Street between Berkeley Street and Arlington Street and is well served by multiple public transportation options.

The site currently consists of an eight-story, 48,405 gross square foot vacant office building with vacant retail space on the first and second floors.

The proposal seeks to retain the existing retail uses on the first and second floors.

Next slide, please, and convert the vacant office floors into 41 residential rental units, consisting of 27 studio units and fourteen one-bedroom units in approximately 37,385 square feet of gross floor area.

The proposed project will also contain 43 resident bike parking spaces in the basement and four on the first floor, with eight exterior visitor bike parking spaces.

The proposed project will preserve the existing building envelope, structural system, and primary facade openings.

The proposed project's scope is limited to interior work with the combined buildings with the combined build with the building at the site with no expansion to its existing footprint or facade.

Thank you, and that concludes the presentation.

Again, the proponent team is also here to answer any other questions you may have.

Thank you.

Are there any questions or comments from the board?

I have a quick question.

But in this one, the um IZ units are disproportionately studios.

Typically, they're a little more proportional to the to the mix generally of the building.

Is there a reason for that?

Um I think we went back and forth with a few different unit mixes.

I know the the project team is here, and I can defer to them for um maybe an explanation of why they went a certain route.

Hi, Mark Allencar, um, president of MVP Design Consultants.

Um, the reason for that was just to maximize the number of units to for the building, and also how the building is shaped in a rectangular manner.

To maximize that, you would almost have to put the layout for four units in the front of the building facade and four in the back, because you also have to make sure to balance out the um real state of the windows and make sure that you're all up to code.

So that was mainly the reason to maximize the number of units given you know the housing issues that we're all aware of.

Okay.

I I I guess just a general comment.

I don't want to hold this process project hostage over it, but I I think typically it seems like the department does a really good job of ensuring that there's a fairly similar distribution with the affordable units, and so I think we just want to watch for that with these with these projects.

Thank you.

For myself, I would just say uh I can we all can see that uh office to residential is um explode it's exploding at a good rate, and we're very happy to see that.

Um, all I would ask is that during the construction we use responsible contractors, and definitely, you know, with the historic tax credits and things, maybe not on this project, but on other projects similar.

Um again, just responsible contractors is key.

Um, these are unique areas of Boston that um uh having the ability to transform and we just like to keep responsible contractors and the um chance for young men and women that come out of trade schools to be a part of it through the apprenticeship program.

So thank you very much.

Are there any other questions or comments?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

Second, all in favor, aye.

Any opposed?

I have it.

Thank you.

Take a break and then we I would love to.

All right, we're gonna take 10 minutes, five-minute recess.

But you don't know you don't go.

Hold on, okay, okay, okay, okay, okay, okay.

And this is a public hearing before the Boston Redevelopment Authority doing business as the Boston Planning and Development Agency being held in the conference room with Article 88-2 and 80 C-5 of the Boston Zoning Code to approve the proposed phase two building C development plan for Plan Development Area number 94 Bartlett Place Bartlett Station and Bartlett Drive in the Nubian Square area of Roxbury.

The hearing was duly advertised on April 28th, 2026.

This is a BPDA hearing on a proposed petition by the agency staff.

Members will first present their case and are subject to questioning by the members of the agency.

Thereafter, anyone who wishes to testify about the proposed project will be afforded the opportunity.

If you are planning to testify via Zoom, please take the time now to verify that your computer microphone is active and click the hand icon on your Zoom control panel.

This will signal to the staff that you would like to speak.

When your hand raised you when your hand is raised, it will be blue.

If you're calling in into the meeting, you would and like to testify, please dial star nine to raise your hand.

When I call for all testimony, staff will announce your name and allow you to talk.

You must unmute your mic.

Your webcam will not be active.

If you are planning to testify in person in the boardroom, please line up behind the podium after the presentation has been concluded, and you will be called upon.

Previously approved PDA number 94, also known as Bartlett Place Master Plan in the Nubian Square area of the Roxbury neighborhood.

The proposed development at Bartlett Station is the only project within the phase two Building C development plan.

The development plan and project propose construction of a four-story building containing 61 mixed-income homeownership units, of which 12 are income restricted and four are dedicated to artists live work.

The building will include a below grade parking garage with 51 spaces and other rental residential amenities, including, but not limited to 61 long-term and short-term, 61 long term term, and 14 short-term bike spaces, a private inner courtyard, and gallery space for artist use.

The project notification form was filed on November 18th, 2025, initiating a 30-day comment period, and the associated development plan was filed on December 22nd, 2025, initiating a 45-day common period.

The project and development plan were reviewed under the Article 80 review procedures laid out in sections 80B and ADC of the code.

The planning department hosted meetings with the Bartlett Place Master Plan Project Review Committee on December 17th, 2025 to discuss the large project, and January 17th, 2026 to discuss both filings.

The planning department hosted a public meeting on January 6th to discuss both filings.

Furthermore, the project was considered by the Boston Civic Design Commission on also known as BCDC on February 3rd, 2026, and the BCDC Design Subcommittee on March 24th, 2026.

The project was approved by BCDC on May 5th, 2026.

I will now turn it over to Ford Del Vecchio for a presentation on planning and zoning context for the project.

Thank you, Jason.

Perfect.

The project site is situated entirely in Plan Development Area 94 identified.

The site is designated for up to 61 dwelling units and accessory parking within a structure limited to 110,000 square feet of gross floor area and a height of 50 feet.

The currently proposed project remains within these established regulatory parameters.

Geographically, Bartlett Place serves as a vital link between the Nubian Square Business District and the residential communities of Highland Park, St.

James, and St.

Joseph.

The site's former use is a transit yard historically created a significant void in the urban urban landscape, disrupting the continuity of the neighborhood and leaving a vacant gap along Washington Street, as exemplified in the larger picture.

The Roxbury Strategic Master Plan in the picture in the bottom right notes that the area of Washington Street should be developed with an emphasis on renitting the neighborhoods on either side of it.

Residential andor mixed use development should be considered here.

The proposed project, along with earlier phases of the master plan, repairs this urban fabric by introducing active mixed-use buildings along Washington Street while transitioning to smaller scale townhouses and partbell on Bartlett Street, Guild Street, and Lambert Avenue to better reflect the surrounding residential context and reinforce the goals outlined within the Roxbury Strategic Master Plan.

Thank you, and I will now hand it off to Mike Ross to describe the plan in more detail.

Good evening, Madam Secretary, Mr.

Director, Mr.

Chair, members of the board.

My name is Mike Ross.

I'm an attorney at the law firm of Prince Low Bell, and I'm here today online with architect uh Near Just Bubinellis and consultant Beverly Johnston.

We would like to thank the project managers, Jason Farrell and Camille Platt DeCosta for their strong and consistent professional approach to our project.

We would also like to thank the project review committee that worked with us on this, the Roxbury Community, the Civic Design Commission, and his very capable staff for working with us throughout the process.

We represent a family-run development team, where its founder Nelson D.

Oliveira arrived in the United States just decades ago with $50 in his pocket.

He built this development group with his now with his son from the ground up.

And in addition to this project that's in front of you today, he is completing a 37 homeownership building, building four, on this site, and is in the final stages of permitting 28 home ownership projects also on this site.

What you're looking at here is previously described, Bartlett Yards, and our proposed building, Building C, now called Bartlett Station, is this long-held community vision that the leaderships of the city, the community of Roxbury, Nuestro Comunidad, and others help bring to fruition.

We're proud to be here today to offer this latest proposal, Bartlett Station, which will represent the full uh permitting of this 8.59 acre, and and virtually uh the majority of it, which has been constructed.

The next slide uh shows Bartlett Station uh on its 39,273 square foot vacant lot.

Uh it will be comprised, as mentioned, 61 mixed-income home ownership units, 12 of them are affordable.

That's 2020.

Uh, and there will also be four artists live work units uh in the site.

Uh there's a gallery, there's 51 parking spaces and 62 bicycle spaces.

Uh next slide, please.

Um, the project uh actually, what uh one more slide if you don't mind.

Thank you.

Thank you.

Uh the project undulates in height from three to four stories above grade, depending on the building itself, but also the topography of the land, uh, in that the land slopes down one story uh from Bartlett Station Drive, which is the front door of the building.

What you're seeing there is the courtyard side of the building, and that's a full story below Bartlett Station Drive.

So the topography kind of helped uh direct some of the building programming itself.

Uh, in addition to the open space with the courtyard, on the left wing of uh of the building from what you're seeing there, uh there is a roof deck uh above that, and uh it's connected to a building amenity.

You know, and these are home ownership units as well, so that will provide some great outdoor space for the residents who who own their units and live in the live in the building.

Next slide, please.

This section shows the kind of spanning more than just the building site.

This section shows the topography of the entire uh site itself.

Uh the next slide shows the uh height differential from the uh front of the building on the left to the rear of the building, or the other side of the building on the right, and then just one other slide just showing a section just to give you a feel of the of the building and what you what you have there.

Next slide, please.

These elevations show the facades and materiality of the four main sides of the building.

Uh the top elevation shows the main entrance side of the building.

That's the Bartlett Station side of the building, with the main residential entrance.

It's on the left, and and you can see the brick masonry, uh, three floors above it.

That is the that is the main entrance of the building.

And then in addition to these masonry materials that you see in that darker color and that burgundy color, the remaining materials would be uh cemented cementitious lap siding, some sort of cement-based lap siding, uh, and they're shown, they're shown on the slide there as well.

Next slide, please.

Uh, this is a shot from coming from Washington Street, uh, on Bartlett Station, and uh uh and and you can see the building ahead with that roof, that left wing roof deck wing uh that you're looking at on the right there.

Next slide, please.

Uh so this is a view of the side of the building as you make your way up towards Bartlett Station Drive.

Um it shows the you can see the roof deck there on the right, and then on the left, that's the corner is where the gallery is.

And the next slide, you can it's a better shot.

It's a shot from that corner, and that's where that gallery is.

And the gallery will be used for a gallery, but it can also be used for different staging and public, you know, different kind of public-facing events and that kind of thing.

Uh, the next slide.

Uh so now we're moving to the other corner of Bartlett Station Drive.

It's the corner of Bartlett Station Drive and Bartlett Street, and and then that main entrance there on the right, to the right of that main mass there, and the darker masonry material.

Uh next slide.

And we are back here now at the courtyard side of the building.

And that corner there is where the garage entrances, the garage entrance to the 51 parking spaces.

And then finally, this last slide here.

This is just finishing at kind of an evening shot of the main entrance of the building on Bartlett Station Drive.

And that's what I have for you today.

I'm happy to answer any questions if you have any.

Thank you.

Thank you for your time.

Thank you.

This is a public hearing.

And we will now take public testimony.

If you would like to testify in person, please step to the podium and announce your name, affiliation, and your position on the proposed project when you are called to speak.

If you are Zoom and you would like to testify, please raise your virtual hand.

Thank you, Mr.

Chairman.

Members of the board, Madame Secretary, Director Shane, Minor Perez here, representing the government's union.

We'd like to go on regular support of this project.

Thank you.

Good evening, members of the board.

My name is Daniel Daly.

I'm a lifelong Boston resident, and I'm also a business representative for Local 103 with the electricians union.

Boston needs housing and our residents need jobs.

And this is a perfect example of how that's uh can get done with contractors that respect the Boston residency job policy and support the men and women who live in Boston and support our small businesses and vote in our election.

So I want to go on records in support of this project.

Thank you.

Is there anybody online who would like to testify about the Bartlett Yard project?

Please raise your virtual hand.

Chair, there's no one online to testify.

Thank you very much.

Do any of the board members have any questions or comments?

Yes, thank you, Mr.

Chair.

Um and Councillor Ross, thank you for that great overview.

I think it's a testament to the support of this project that there is such little chatter online.

I certainly support it.

We'll be voting in favor.

I think it's a good-looking building.

Um appreciate the commitment to affordability.

Uh quick questions.

With the 20% um income restricted units, does that include the four artist lofts or is that separate?

It's a great question.

Um it includes one of the four artists lofts.

Uh there's a matrix of it.

Uh, but it was it was one of the discussion points that we went through with with staff, and uh I think initially it wasn't, but then we brought one in.

Okay.

I think that's that's fantastic.

Um, uh obviously love love the sustainability piece, electric heat pumps, high energy.

Um, I love the roof deck too, so I'm not good.

The question, I'm not including the roof deck, but you've got a fourth level.

Is there uh it's obviously pre-wired for P V panels?

Is there any thought about installing some photovoltaics on top?

That's a good question.

We did have a conversation about it.

Um, I think Nerius could probably answer that better than I could.

Um, because I'm not entirely sure where we where we landed on that.

I can tell you that that roof deck that we have is on the third floor above that wing, and then the rest of the uh top of that building is all for mechanicals, and it would be completely appropriate for the photo for tech.

So I don't know how you uh would get near just to zoom in here.

There he is.

Uh thank you good evening.

Good evening, members of the board, uh, good evening guests and the team.

Um, so to answer the uh that is looking at it, KDI architects and somewhere else.

Uh thank you.

Uh to answer that question is uh uh I don't know if there's full commit commitment yet done uh by the uh by the owner for the photovoltaic, but that will also depend on the on the uh process and uh uh with the passive house consultant uh model it modeling, see how we are with the generation, but we have uh full up roof available for for me that so it will be determined.

I'm glad to hear you're having the conversations.

I'd urge you to uh go beyond that.

I mean, having these these incredibly efficient heat pumps to marry that with some on-site renewable generation is gonna be enormously attractive to residents and obviously lower the footprint and go above beyond.

So I think it's I think it's a great opportunity and glad to hear the conversations will continue.

Um thank you.

I'll pass your uh recommendation along to our team.

Thank you.

Are there any other questions or comments?

Seeing and hearing none, is there a motion on the floor?

So moved.

Second.

Second, all in favor.

Aye, any opposed, eyes have it.

Thank you very much.

Have a great night.

All right, this will be our suck um second public hearing.

This is a public hearing before the Boston Redevelopment Authority doing business as the Boston Planet and Development Agency being held in the conf conformance of the Massachusetts General Laws Chapter 121A and the Acts of 1960, Chapter 652, each as amended in Article 80B Large Projects Review of the Boston Zoning Code to consider the proposed 121A application filed by the West End Library Preservation Associates LLP and to one adopt the adopt a report and decision on the West End Library project located at 151 Cambridge Street in the Boston's Western neighborhood to issue a scope and determination waivering further review pursuant to Article 80 B large project review of the zoning code for the West End Library 121A project and three issue uh certification of compliance under the section 80B-6 of the code upon successful completion of the Article 80 review process in four enter into a cooperation agreement.

This hearing was duly advertised on April 28, 2026.

This is a BPDA hearing on proponents on proposed petition, sorry, by the agency staff members will first present their case in our subject by into questioning by the members of the agency.

Thereafter, anyone who wishes to testify about the proposed project will be afforded an opportunity.

We are taking support and opposition at the same time.

If you're planning to testify via Zoom, please take the time now to verify that your computer microphone is active and click the hand icon on your Zoom control panel.

This will signal to staff that you would like to speak when your hand is raised.

It will be blue.

If you are calling into the meeting and would like to testify, please dial star nine to raise your hand.

When I call for all testimony, staff will announce your name and allow you to talk.

You must unmute your microphone.

Your webcam will not be active.

If you are planning to testify in person in the boardroom, please line up behind the podium after the presentation has been concluded, and you will be called upon.

BPDA staff will indicate when 30 seconds remain.

At that time, please conclude your remarks so that the hearing may continue and others may be heard.

Finally, proponents are allowed a period of five to ten minutes for rebuttal if they desire.

Open public meeting law requires that we ask if there's anyone in the audience who is recording this meeting.

If they if you are recording this meeting, can you please identify yourself?

With that, thank you.

Thank you, Vice Chair Shepard.

Good evening, members of the board, Director Shen and Secretary Paul Hemis.

My name is Camille Platte Costa, and I'm a senior project manager here.

The proposed 121A project before you is an Article 80 large project located at 151 Cambridge Street in the West End, also known as the West End Library Redevelopment Project.

Preservation of Affordable Housing Inc.

also known as POA and CASS Capital proposed to demolish the existing library building to construct a new mixed-use two-story branch library and approximately 119 income restricted rental residential units across an additional 12 stories.

The residential unit mix will range from studio to three bedroom apartments with units available for families, seniors, and individuals earning less than 80% of the area median income.

The new two-story branch library will be more than double the size of the current library, and the design of the space will be informed by community feedback gathered during a comprehensive programming study carried out by the BPL in 2020 and 2021.

In addition to a new mixed-use building, the proposed project includes an outdoor plaza and shared community amenities designed for library visitors, residents, and the public.

The proposed project will not provide any on-site vehicle parking spaces, but will provide up to 160 bicycle parking spaces.

The proponent has held discussions with Historic New England, the owner of the Otis House, and has confirmed that Historic New England is amenable to the removal of the existed existing surface parking to establish an enhanced public realm between the project site and the Otis House.

In April of 2023, the City of Boston, Mayor's Office of Housing, issued a request for proposals for the redevelopment of the branch of the BPL located at 151 Cambridge Street.

The site consists of approximately 0.51 acres of land bounded to the south by Cambridge Street to the west and north by property, owned by Massachusetts General Hospital, MGH, and utilized as part of the Charles River Plaza, and by the to the east by property on which the Otis House is located.

The objectives of the RFP were developed in close collaboration with other city agencies, including the BPL, as well as with key community stakeholder groups such as the West End Civic Association, Beacon Hill Civic Association, Historic New England, and others.

MOH received eight proposals for the redevelopment, and in December of 2023, the Public Facilities Commission, in close coordination with BPL and MOH, approved the developer designation of POA and CAS Capital to lead the redevelopment effort.

The letter of intent to begin the Article 80 process was submitted in August of 2024.

Subsequently, the project notification form was filed on January 8th of 2025.

A public meeting was held on February 12th of 2025, which was circulated to the planning department's West End Listserv and published in local newspapers as well as neighboring groups in Beacon Hill and the West End that were part of the initial community planning process.

The meeting was well attended and was followed by two subsequent in-person meetings outside of the Article A process on November 12th of 2025 and March 19th of 2026.

Poe and Cass have laid out how different types of vehicles will be able to access the site in this plan.

The proposal is based on investigation and analysis by the proponent team as well as detailed ongoing input from city staff and BPL planning, housing, transportation, disabilities commission, public facilities, and city operations.

Safety is the number one priority for the vehicle access plan, as it is for the sidewalk improvement plan and bike lane plan along Cambridge Street.

The proponent team and the city team conducted independent analyses of a few different options for getting vehicles onto and off of the site, ultimately agreeing that the proposal described above is the safest strategy with the best achievable outcomes given the very tight and complicated site.

Trash removal and pickup times will be coordinated with POA and a private trash hauler to ensure timing does not interfere with heavy traffic times on Cambridge Street.

With that, I would like to thank the members of the public, elected officials, and the West End community who have consistently worked within the RFP and Article 80 processes over the last two years and helped to shape the project that you are about to see.

I'll now turn it over to David Leonard of the Boston Public Library to say a few words, followed by Ford Del Vacchio to walk us through the planning context that was considered in reviewing this project before the development team begins their presentation.

Thank you.

Thank you, Camille for the record.

I'm David Leonard's president of the Boston Public Library, a position I've now held for 10 years and have been following this particular project and initiative since its beginning and its inception.

So I just like to speak in favor of continuing this project.

It is one of three innovative opportunities that are currently active to deliver not just a modern and suitable responsive branch library to the local communities, but also to make a substantial contribution to the city of Boston's housing challenges.

And so this project, once approved, will follow on the heels of our Chinatown initiative, also.

As you heard, the current branch, which is about 9,000 square feet, will more than double in size, allowing us to offer the full range of service that every community in Boston really should have access to locally in their neighborhood.

In particular, the larger children's space, the larger teens space, which it doesn't have today, and a functional community room with a seating for up to 125 people, is really taking the space to a modern standard.

There will also be classroom and conference rooms for meetings, which are a vital uh library service to our communities today.

In response to community interest in exterior space, the branch itself will also have its own dedicated reading garden access through the branch that will allow patrons to access the exterior of the space as well, including access to some green space slightly back from the bustle of Cambridge Street.

So of the number of projects that we initiated in with our city colleagues, this one had the strongest endorsement very early on from the local community about the viability of this project on this site.

And you've heard uh in the initial introductory presentation the amount of feedback that has been garnered through the process, and so uh we are excited to see this move forward.

And while the timing is still under review, uh the city of Boston is committing capital dollars to ensure that the project uh will complete itself uh when once the timeline is approved.

Um thank you for your time today.

Thank you for that.

Uh good evening, Vice Chair Shepard, uh Secretary Palimus, members of the board, and Director Shen.

My name is Ford Del Vecchio, and I'm the planner reviewer assigned for this project.

Uh, this is the correct slide, so thank you.

In February 2018, the Mayor's Office of Housing launched the Housing with Public Assets Initiative to identify municipal facilities that could double as sites for new housing.

The West End Library emerged as a premier candidate for this mixed-use approach, offering a unique opportunity to preserve essential library services while integrating residential units.

Located on a 0.51 acre site at 151 Cambridge Street.

The project sits within the Cambridge Street North Side Protection Area in a restricted parking overlay district.

Proposed library and residential uses are permitted under current zoning, while the building's design is while the building's design is contextually scaled, it would exceed current zoning maximum dimensions.

Beyond the building's uses, the project introduces a significant neighborhood benefit.

A new outdoor plaza situated between the development and the historic Otis House.

Although the zoning district does not mandate public open space, this plaza will replace a gated surface parking lot and serve as a vital amenity, increasing the library's visibility and strengthening the physical connection, physical connection to nearby cultural landmarks.

Taking a wider lens by introduce by reintroducing residential use with an active ground floor, the project represents a thoughtful evolution of the site, once again establishing a contextual urban mixed-use condition in this part of the West End.

Thank you.

And I will now turn over to over to the development team to present in more detail.

Yes.

Let's do that.

Representative Livingstone, are you on?

Yes.

Thank you.

And thank you for taking me out of order.

To the chair and to the members of the committee.

I'm here to testify in favor of this project.

I remember when John Ashatt, Suzanne Besser, and Karen Court Taylor years ago told me the city should be doing something like this, identifying this site that led to the city program that's now led to us being here today.

It will deliver a much better library than currently exists there, which we have great community benefit.

And there's been a robust process where this project's been shaped from the RF through the RFP process to picking POA as one of I think seven people that seven organizations that applied for this, to then shaping POE's project.

The only complaint I've heard from the community to the latest has been about deliveries.

I as I've looked at the project and I've thought about it and talks toxic communities.

I think POA has come up with the best solution for that, where there's a hidden essentially drop-off in front of the building that will be used by the library truck.

And then also I would imagine will be delivery trucks will find that.

And then they've promised that trash deliveries, which will have to happen on Cambridge Street, which is incredibly busy, will only happen in the morning before Rush Now.

And so with that, I hope you approve it.

I really appreciate you taking me out of order.

Thank you.

Thank you, Representative.

We'll take one more elected official.

That'll be Council of Z.

If you're available.

She's not on right now, so we'll have to come back to her.

Okay.

Thank you, Rep.

Livingstone, and good evening, everyone.

My name is Mel Miller.

I'm a project manager at Preservation of Affordable Housing or POA.

I'm joined by my colleague Mina Jacob and Amanda O, along with our development partner, Patrick Kimball of Cass Capital.

We have members of our design team and our council in the room and online.

And sorry, I just want to say thank you to the secretary, thank you, Vice Chair, and also to Director Shen and members of the board.

So as we've heard by now, right, we all know the site is occupied by the existing West End branch of the Boston Public Library.

It is a one-story building that is functionally outdated and underutilized given the site, configuration, and limited uses.

At the same time, the site is very well located.

It's just a quarter mile from where we are currently.

It is sitting along Cambridge Street in a dense transit-rich area directly adjacent to the historic Otis House.

Next slide, please.

So the project includes 119 income how income restricted housing units and approximately 19,000 square feet for the new West End Library branch.

In total, the building will contain approximately 176,000 square feet, rising to 14 stories and approximately 165 feet in height.

The project has a floor area ratio of approximately eight, really reflecting the efficient use of this transit-oriented centrally located site.

Next slide, please.

So the 119 affordable apartment homes are distributed across 12 stories of housing over the two-story library space.

The unit mix, which you can see in the top right here, is providing a variety of housing options ranging from the mix of studios up to three-bedroom apartments, all of which will be affordable to households making below 80% of area median income.

And before we move on to more renderings and looking at various angles of the development, I just want to highlight here up front the design strategy.

So as we can see, right, the massing's really broken up, and that's done so intentionally based on both the neighborhood context and also the uses themselves, with the library at the base and its connection to the public realm being expressed on those first two floors, and then of course the residential component above it.

Next slide, please.

So I think as we as has been established, right?

This is a very constrained site.

And just to kind of orient us, right?

We see its relationship here to Cambridge Street running alongside the right of the screen, along with the Otis House just at the top right here.

The layout does reflect extensive coordination with the city and design team in order to maintain clear circulation, support library operations, and integrate the new outdoor civic plaza.

That plaza itself really is a key organizing feature of the site, creating this welcoming and visible connection between Cambridge Street, the library, nearby Otis House, and the broader community, recognizing that this is a neighborhood with very limited open space.

In coordination with city with the city, the site plan also features an extended sidewalk along Cambridge Street, which was really done in an effort to enhance the public realm and improve pedestrian cyclist safety.

If we look at the building for a moment, you'll see this better more detailed on the next slide.

But access points are carefully located to separate the library and residential functions.

Specifically, we see the entrance to the library, sort of in the center right of the screen.

The residential component is coming just off of the pedestrian plaza, which lies in between the building and Otis House.

And then you also see the double doors on the bottom right, which are leading to that private library garden that David had mentioned earlier.

While we're on this slide, I'll also just highlight the landscaping plan, which consolidates planting areas and introduces new trees while also providing 28 short-term bicycle parking spaces and convenient locations across the site.

So if we look at the next slide, we see how this site plan starts to come to life.

Sorry, next slide, please.

So we see how the site plan starts to come to life when we look at the preliminary site logistics plan.

We've heard a bit about this already, right?

But I think high level, just want to note up front, right?

It reflects close coordination with the city with a focus on minimizing conflicts, improving safety, and maintaining a high quality pedestrian environment along Cambridge Street.

As a result, the design intentionally consolidates most loading and servicing along Cambridge Street, allowing the plaza to remain primarily pedestrian focused.

So we see this green arrow going through the pedestrian plaza, and what that is indicating is for service, it's I think it's a service access way for the transformer access only.

That is the only vehicle we anticipate to be within the pedestrian plaza.

It would access the transformer at most for a schedule two times per year.

And then, of course, if emergencies happen.

Beyond that, we see the library van situated sort of at the base of the entrance to the plaza off of Cambridge Street.

This is its designated space that's anticipated to be used for short-term daily deliveries along with operational needs as needed.

And so the last thing I'll touch on, which we've heard a bit about already, is how residential operations are anticipated to go, which is again to use Cambridge Street.

I'll focus on both trash and then move in and move outs.

Trash specifically, we anticipate that happening four times per week.

Again, with working with haulers who can operate during as during non-peak hours for traffic.

So again, selecting a hauler that can work that can do pickups before 7 a.m.

ideally before 6 a.m.

And then move in and I'll say, sorry, trash will be brought to the curb.

You see dumpsters sort of in the center bottom of the screen.

That's where they will be housed until trash is picked up and then brought back into the building's internal trash room.

Move in move outs again will be managed from Cambridge Street through scheduled windows during non-peak hours to minimize disruption.

You know, we talk about 119 units, the biggest activity will happen during the building's leaseup, which we anticipate to be over a five-month period, 119 units that comes out to a few dozen units each month, a few units each week, and so making sure that those are strategically and well scheduled and managed during again non-peak hours to minimize disruption.

So on the next slide, we can begin to take a look at a few of the elevations.

So here we see the north on the left, which is the building's backside, and the south elevation, which is the building fronting Cambridge Street, which really reflect the project's massing strategy and context sensitive design that I had noted earlier.

The elevation step and articulate the facade to reduce perceived height, introduce visual interest, and respond to neighboring buildings.

The housing above and the library below are clearly expressed while also remaining this cohesive single building.

On the next slide, we see the west elevation, which to orient us now we see the libraries on the bottom right.

And so we're looking at the side of the library.

This would also be the side where the reading garden would be, and we further see here right how the building engages with its surroundings and addresses scale along Cambridge Street.

And then lastly, if we look at the next slide, the east elevation, right, we're continuing the same design language with careful attention to setbacks and building articulation.

And so what we see here is the residential entrance at the forefront, the library at the background with the library's edge meeting the building's edge.

And so I'll just end by looking by by discussing a few of the project renderings, really to get a better sense of the completed building and public realm.

So you see the library on the left along Cambridge Street, sorry, the whole building on the left along Cambridge Street, and then in the bottom right, we get a better understanding of the library coming alive along with the uh pedestrian plaza on the top right.

And then just lastly on the next slide, we see a few additional views of the building and plaza, along with a nighttime rendering in the top right that helps illustrate lighting and visibility at the plaza in the evening as well.

So with that, we can go to the next slide and just want to say thank you to the city for its continued partnership, and we look forward to the ongoing coordination.

Thank you.

Thank you.

All right.

This is a public hearing, and we are now taking public testimony.

If you would like to testify in person, please step up to the podium and announce your name, affiliation, in your position on the proposed project when you were called to speak.

If you're on Zoom and would like to test one, please raise your virtual hand.

I'm sorry.

Uh Counselor is online, so I'd like to just take her before we start public testimony.

Counselor.

Hello, can everyone hear me?

Yes.

Yes.

Hi everyone.

Ruthie Luigian at large city council here.

Sorry.

I was on here earlier and just couldn't get to unmute on time, but I just wanted to comment and voice my support for this project and want to thank all of the members.

I think Rep Livingstone did it really well, setting out so many, like John and so many others who were so involved in making this happen, answering two issues at the same time, making sure that we are preserving and working on our libraries with public goods and helping with our affordable housing issues.

And so I want to express my support, want to thank all of the residents who have had input, all of the folks who have come together to bring us to where we are now.

I do know that there are some outstanding issues around curb cuts and deliveries as discussed, but I also know that we uh have what it takes to work on those issues as a project move forward.

So thank you for uh for taking me and just want to again voice my support for this project.

Thank you, Counselor.

Thank you so much, Mr.

Chair, members of the board, including some former colleagues of mine.

Um, Kenzie Bach, I have the honor of leading the Boston Housing Authority, and formerly had the honor of being the city councilor in this district, District 8.

Um, and uh this is my local library, the West End Library Branch.

Um so I just wanted to come uh with all of those uh hats on to just say how excited I am that this project has reached this point and express my full throated support, both in my personal capacity and on behalf of the BHA, which is very excited about the fact that a portion of the units um in this building will house very low-income families that we house all over the city, and in a part of the city where we don't have very much housing that supports those families, but a part of the city that has a very deep history of housing families.

We know that the West End before it was cleared, was a vibrant immigrant neighborhood full of families, including a large number of low-income families.

Um, and I was looking at David Leonard, who's here, his uh institution has a wonderful tool called Atlas Scope, where you can look at any part of the city and see what was on it in various years.

Um, and before this site was cleared, it had 10 family dwellings on just this parcel where we have the West End Library now.

Um, so I think you know, the idea that we would come full circle and manage to put housing for families and for seniors back on this site, um, but do it at the same time with this state-of-the-art library, um, is just a really exciting thing for the neighborhood.

Um, and uh, you know, from my perspective, when the when the West End was cleared, we did have a whole lot of low-income people who moved out and were never able to move back, and the initial development was very much all market housing.

But then in the decades since both the Beacon Hill and West End neighborhood really supported getting more affordable housing in the West End.

And so there's a number of signature projects from Blackstone Apartments to West End Place to on the Beacon Hillside, using former city schools, like the Fit Peter Fannual School, 250 Cambridge as sites for affordable housing.

But even all of that work, uh which I'm somewhat proud of uh by extension because my grandfather was a big part of it, at this point happened, you know, 40, 50 years ago, and it's been a long time since we had an opportunity to house more families at the site.

Uh, in that period, we've seen a steady loss of families, especially with children from both the West End and Beacon Hill, and it's something that I know from when I was a counselor is a really important priority to the neighborhood to make sure we have families of all incomes, and that's the great thing.

This is a mixed-income building who are able to come and live here and benefit from the incredible services that the library, which is very treasured by the neighborhood provides.

So I want to, they've been lifted up a couple of times, but want to lift up again uh John A.

Schatz and Suzanne Besser and Karen Core Taylor, who really were the only people who wrote a sort of Microsoft Word response to the city's um public assets.

Uh asked that everyone else was a developer, but these were neighborhood leaders saying yes, we'd like to see this here.

Um and uh there's just been many, many hands since that point.

But um, we're just very excited to see it reach this point.

So I want to thank everybody who's been part of it and put in a strong voice of support for the project tonight.

Thank you.

Thank you.

Hello.

I've never done this before, so just bear with me.

My name is Steve Zaidman.

And I live at the Blackstone.

And a tremendous place, a wonderful place to live.

I grew up in the old West End of Boston and lived there until it met its demise in 1958.

And thanks to the Boston Redevelopment Authority who kept list of every single person who was displaced from the West End.

At eight years old, my name was on that list.

That's how I'm living at the Blackstone right now.

Tremendous community, wonderful place to live.

The staff at the Blackstone is tops.

You can't beat it.

I've seen five directors since I've been there, and currently it it's the best that it's ever been.

But what's unique about that is that like the old West End, it was a melting pot.

It is a melting pot.

We have certainly black, white, Hispanic, Asian people living in the building.

145 units in there.

Everybody gets along.

How is that possible?

But you know, it's true, and it's and I think it is due to the staff that we have there and POA.

I don't I I know some of you, yes.

We've never met before, by the way.

So I was hoping somebody would be here for Poa.

But um, you do a great job.

It's a it's a great place to live.

And the thought of having another POA property, which I followed the whole progress of this, and I was hoping and I was so happy that Poa was uh awarded this development contract.

Um it it's a wonderful thing, and with the library.

Remember the old library, which used to be at the corner of Line Street at uh and Cambridge Street, and my aunt and uncle owned a rooming house up on Line Street with that research building is right now.

So I spent a lot of time in that neighborhood growing up.

And I just, for whatever it's worth, I grew up around the corner at the corner of Brighton Street and Allen Street.

And I once met Leonard Nimoy, who sitting on the steps of St.

Joseph's Church, and why is he sitting here?

His son was across the street.

I didn't notice that.

They were filming that documentary for Channel 2.

So I started to talk to him.

And when I told him I was from the old West End, his eyes just lit up.

And we started playing the Jewish geography.

You know, did you know this one?

Did you know that one?

And it turned to the Winchell School.

Who was your first grade teacher?

Well, I think everybody in the West End had Miss McGovern.

And it so it seems.

Kenzie might know, might have heard those those stories.

Um, but I I just wanted to speak in favor of this project.

And I thank everybody, thank you all for for what you do.

I've never I've never been aware of that, but it's a great thing, and I think I think it's going to be a great thing for the city as well.

So thank you all.

Thank you.

Uh thank you, Vice Chair Shepard, members of the board, Madam Secretary, Director Shen.

My name's Mark Delazio.

I am a business representative for the Carpenter's Union, Local 327 in Boston.

And uh, we just want to be on the record as being in full support of this project.

Uh looking forward to it.

It looks like a beautiful project, and it's gonna be a great addition of the neighborhood.

Thank you.

Good evening, members of the board.

Thank you for the opportunity to speak.

My name is Daniel Daly.

I'm a lifelong Boston resident.

And I'm also a business representative for Local 103 with the electricians and uh Boston needs housing, Boston needs jobs, and we certainly need libraries.

So I'm in full support of this project.

That's wonderful.

And I love the story back there.

My brother-in-law is a West Ender.

I get to talk to him.

So thank you very much.

Appreciate it.

Colin Zick, you can unmute yourself.

All right.

Can you hear me?

Yes, I can.

Alright, very good.

I'm not sure why the video is not on, but I'm going to proceed anyway.

So I'm Colin Zick.

I'm the current president of the Beacon Hills Civic Association.

As several of the speakers have said, the idea for this project came from leaders of the Beacon Hill Civic Association, and as an association, we are strongly in support of the project.

And we look forward to refining the project consistent with the public comments that we have made.

As was alluded to by some of the other commenters, we do have concerns about some elements of the design, despite our full thought, full-throated support of the project.

We are concerned that there are uh seating elements of the design that will lead to negative uses.

As someone who has lived in this neighborhood for 35 years, I've seen an explosive use of illegal drugs in and around this area, including this week reporting active drug use under the Appleton Footbridge.

This is a concern that we don't want to have travel up Cambridge Street, and we think the seating area needs to be adjusted accordingly.

As was also alluded to, we have concerns about the traffic and parking element of this.

If you look at another affordable housing location on Cambridge Street, 250 Cambridge, there's a significant problem with the driveway there being blocked by food delivery drivers.

We think this needs to be accounted for.

We also think that the timing of the pickups and drop-offs and so forth that need to happen are probably not best addressed at six to seven in the morning when shifts change at Mass General Hospital.

That issue will only be exacerbated by the completion of the two new Mass General buildings, and we think that needs to be addressed.

We hope that these will be addressed as we go forward.

And finally, the one thing uh we noted Mr.

Leonard from the uh BPL, this project is going to take about two and a half to three years and put the library out of service.

There is no current plan to put a replacement library or significant library services in place of the missing library.

We think that needs to be addressed.

But again, we support the project and we look forward to refining these issues.

Thank you.

Thank you.

Alina Ushikova, you've had your hand up and down.

I'm not sure if you were trying to.

Go ahead, Alina.

You need to unmute yourself.

Hi.

Uh my name is Alina, and I'm very thankful for your presentation.

But I'm going to give my arguments uh in opposition to this project.

I'm leading two uh two buildings away from the project, which is uh planning to be there.

So I know this area very well.

I'm actually here from every single day from morning till night, and I do know this location very well.

So in the pictures, it was seen that the new project is going to be between uh his house and MGH.

That's correct.

But um, it's very dense location, and the space between uh the project and MGH, it's just tiny.

It's just building to building.

So my first argument against uh or in opposition of this project is uh density, very little space, very small location, and very close to the audience house.

Plus, next to the audience house, there is another.

There is a there is a church.

So this is actually a historical area, and the new building, it's going to be residential building.

Well, I don't think it's appropriate right here.

Speaking about the library, you mentioned it's going to be a mix-use approach, but uh uh I'm the member of the library.

I'm very much uh satisfied with this library.

And the most uh the strongest uh argument is infrastructure uh around that.

The roads are very, very bad around.

So the traffic is terrible.

And actually, you know, there is only one grocery stair the store in this area, it's just the whole foods market, nothing else.

Are you finished?

Elena.

No, actually, almost finished.

I have a question.

Um, what was um uh the goal?

What was the argument to choose this specific location?

Because I don't understand why the library, which we have right now, is not a good building.

I mean, it's pretty good.

So, why this particular location was chosen for the new project?

Um, so the proponent doesn't respond directly to questions, but the board members will take your question under consideration or may ask this.

Okay.

All right, you've passed your time.

Was there any concluding remarks you wanted to share?

Uh yeah, so one more thing.

Uh shadow and line.

You mentioned that new trees will be grown over there.

But uh I know I mean I can see a lot of new trees are being planted here, but the old ones, um, I actually dying because there is not enough sunlight here and a lot of shadow, and even uh near the whole uh foods market, which is close to the project which you are cleaning, um, people usually enjoy uh used to enjoy sunlight, but the new tower of MGH, and if this new building will be behind that, there won't be light at all.

Not speaking about the sun, and not speaking about the sun for growing trees.

Okay, thank you very much, Elena.

There is nobody.

There's nobody else online.

Okay.

Thank you.

Are there any questions or comments from the board?

Uh yes, thank you, Mr.

Chair.

Um, I am very, very excited to uh vote in support of this project.

I remember vividly being with uh a different mayor.

I was in a different role talking about leveraging um publicly owned properties to help develop more affordable housing and none were more uh uh exciting for us to explore than uh library.

So thank you, Mr.

President, for your great leadership.

This is an exciting project, not only for the housing that it will bring back to the West End.

And sir, I have to tell you, you said this was your first time testifying.

That was one of the most compelling testimonies I've ever heard in my time here.

So thank you for being here.

But it's important to note that the historical aspect, 12,000 individuals were displaced from the West End in the name of uh you know urban renewal back in the 1950s and early 60s, and um uh we are uh slowly but nevertheless rectifying that with projects like this.

It looks good, it's gonna be a transformative for the West End branch.

I mean, we've seen what other branches, particularly my favorite Jamaica Plain branch with with it have seen been untouched for decades or an hour, just given you see.

More people use them, more young people use them.

It's really really exciting.

So support this unconditionally.

Um I'm nothing if not consistent.

Uh the fact that it's gonna be 12 or 14 stories.

Will there be um any um photovoltaics on the roof?

I know there's some uh restrictions where we are because I know this building, for example, isn't a good candidate.

But can you talk about that?

Yeah, so I'll say the building will be designed and built to passive house standards along with me um lead gold certification.

However, my understanding is that just given the footprint of the roof, the a PV system was just not able to, the roof wasn't able to support the system.

No, and that makes sense.

It's very it's it's the way that it's narrow than it would need, but it's uh it's good to hear, and the passive house standards would be great as well.

So yeah, I'm I'm excited to see this and uh thank you all the members of the community and those who've taken the time to weigh in and been part of this process.

It's a much better project for your advocacy.

Thank you.

Thank you.

To me, this is the best kind of public-private partnership.

You know, that um we've got an incredibly exciting reuse of a public asset.

Um that will result not only in a in a new expanded state-of-the-art library, but significant affordable housing, and to Kenzie's point, um, deeply affordable housing.

Which, you know, we we're we're successful at us as a city.

We see a lot of these projects coming through developing affordable units, but not all of them reach uh to a 30% area median family, which um is something to be really proud of.

And so I'm I'm really excited.

I uh to see this.

I hope it becomes a model for other public facilities around the city to create more affordable housing while we uh redevelop those public assets that the city that the city owns and manages.

So kudos to POA, kudos to Moh, kudos to the community members that have uh worked tirelessly to make this the best project it can be.

Obviously, there's still some details to be to be worked on, uh, but I think this is just a great a great moment for the project.

Thanks.

Yes, I I would just ask quickly for the team.

Um, first of all, thank you for your thoughtful suggestions and plans for the trash removal.

But uh I would just say if you could please monitor it as we go along and um just stay um in relationships with the community to make this process as smooth as possible.

Thank you.

Are there any other questions or comments?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

There's a second.

All in favor.

Any oppose, eyes have it.

Thank you.

Twenty four.

I'm ready for it.

Oh well.

We can go.

Item number 24.

Requests authorization to one issue a scope and determination, waiven further review pursuant to section 88-2 and section 80B-5.4D of the zoning code for the proposed 50 Congress Street project, and two issue certification of completion for the proposed project pursuant to section 80b 6 of the zoning code upon successful completion of the Article 80B large project review process and three except quiet claim deed for the certain temporary and limited property interest in the proposed projects, project site and four into into a contract for payment in lieu of taxes among the city of Boston, the BRA, and the proponent in connection with the proposed project, and to take all related actions, included without limitations, executed in the delivery, a cooperation agreement and transportation access plan agreement.

Dylan.

Good evening, Vice Chair Shepherd, members of the board, Director Shannon Secretary Paul Himas.

My name is Dylan Norris.

I'm a project manager in the development review division of the planning department.

I am here today to present an applicant of Mayor Wu's downtown to office to residential conversion program, the proposed Article 80B Large Project located at 50 Congress Street in the downtown neighborhood of Boston, as well as the proposed 121B agreement in order to effectuate the downtown residential conversion incentive pilot program.

You can go to the next slide.

On December 17th, 2026, 50 Congress Street LLC, the proponent applied to Mayor Wu in the BPDA's downtown residential conversion incentive pilot program.

The pilot was authorized by this board on October 12th, 2023.

Based on BPDA staff review under Article 80 and review under the pilot program, this proponent has been selected to receive a pilot agreement based on the pilot program criteria.

The proponent will, upon approval by the BPDA board, enter into a pilot agreement among the city of Boston and the BPDA.

In order to comply with the rules and regulations under Massachusetts General Law Chapter 121B, Section 16, the BPDA must take a property interest in the site, which refers to the quick claim deed that you mentioned earlier.

On January 2020 26th, 2026, the proponent filed a letter of intent with the planning department.

Based on the uh letter of intent submitted, the planning department staff recommended that the director issue a wait letter of waiver for the formation of an impact advisory group.

The proposed project does not include any major external construction as it is adaptive reuse of the current unutilized commercial space.

It is an applicant of the pilot program and complies with the requirements of the executive order, and thus the IAG formation should be waived.

A project notification form was filed with the BPDA on February 27th, 2026, submission of which initiated the large project review.

The BPDA hosted a virtual public meeting on March 24th, 2026, which was well attended and well received.

The public meeting was noticed on the BPDA's events calendars and sent to the downtown neighborhood distribution list.

The comment period on the project notification form ended on March 30th, 2026.

You can go to the next slide.

The project site, located at 50 Congress Street, consists of an approximately 20,000 square foot parcel bounded by exchange place to the north, Kilby Street to the east, and Hawes Street to the south, as well as Congress Street to the west within the Boston's financial district, uh downtown Boston and the financial district area.

The project site is currently occupied by an existing 10-story office building with a gross floor area of approximately 181,000 square feet.

Next slide.

The proposed project will convert the existing 10-story building into approximately 169 residential apartment units, including 135 market rate and 34 income restricted units spread over nine studios, 16 one-bedrooms, and nine two-bedroom apartments to be offered in qualified applicants earning no more than an average of 60% of the area in median income.

The proposed project will also include approximately 7,300 square feet of ground floor commercial amenity space, uh commercial retail space, and potentially consisting of a similar restaurant and neighborhoods uh neighborhood serving uses.

Thank you.

And that concludes the presentation.

The proponent team is available to answer any questions that the board have may uh related to the project.

Thank you.

Are there any questions or comments from the board?

Uh again, love to see um office conversions being done.

I think somewhere around 25 applications in the city of Boston.

Um, you know, historical sites and the people have the opportunity to become residents in the neighborhoods of the city of Boston.

All I would ask again is that during the construction process, uh we use, you know, qualified and you know, general contractors and subcontractors that follow um, you know, apprenticeship languages, things of that nature, so that young men and women in the city of Boston can have the opportunity to be a part of the growth of the downtown Boston area.

Uh seeing and hearing no other questions or comments with supposed of the board.

So is there a motion on the floor?

So move.

Second.

Second, all in favor.

Aye.

Any opposed?

Ayes have it.

Thank you.

Thank you.

Item number 25.

Request authorization one.

Issue certification of approval for the proposed development located at 1 State Street, pursuant of Article 80E, small project review of the zoning code to enter into a pilot agreement for the proposed project.

And number three, accept a quit claim deed for a certain temporary and limited property interest in the proposed project.

Projects project site and four, enter into a contract for payment in lieu of taxes among the city of Boston and the BRA and the proponent in the connection with the proposed project and to take all related actions, Jack.

Good evening, Vice Chair Shepard, members of the board, Director Shen, and Secretary Polimus.

Uh, my name is Jack Gilman, and I'm a project assistant with the development review team.

Uh, I'm here before you tonight to present an applicant of Mayor Wu's downtown office to residential conversion program, the proposed Article 80 small project located at one state street in the downtown neighborhood of Boston, and the proposed 121B agreement to effectuate the downtown residential conversion incentive pilot program.

Next slide.

November 10th, 2025, State House LLC applied to the mayor applied to Mayor Wu's in the BPTA's downtown residential conversion incentive pilot program authorized by the BPTA board on October 12th, 2023.

Based on BBTA staff review under Article 880 and review under the pilot program, the proponent has been selected to receive a pilot agreement based on the pilot program criteria.

The proponent will, upon approval by the BPDA board, enter into a pilot agreement among the City of Boston and the BBTA.

In order to comply with the rules and regulations under Massachusetts General Law Chapter 121B, Section 16, the BPDA must take a property interest in the project site.

A small project review application was filed with the BBDA on March 26, 2026, submission of which initiated the small project review.

The BBTA hosted a virtual public meeting on April 15th, 2026, which was well attended and well received.

The public meeting was noticed on the BPTA's events calendar and sent to the downtown neighborhood distribution list.

The comment period ended on April 27th, 2026.

Next slide.

The project site includes approximately a 4,632 square feet of land located at one state street in the downtown neighborhood at the intersection of Washington Street and State Street.

The existing site includes approximately a 64,428 square foot commercial office building with existing retail uses on the ground floor.

Next slide.

The proposed project looks to renovate and convert the long-existing building at the site by changing its legal use from commercial office to residential multifamily housing on floors two through 14 with a 3,630 square foot uh ground floor retail on Washington Street remaining on the first floor.

The proposed project will create up to 76 residential dwelling units in approximately 46,999 square feet of gross floor area and include uh ample on-site bicycle storage containing 52 bicycle parking stations.

The unit mix will be comprised of 27 studio apartments and 49 one bedroom apartments.

The proposed project will preserve the existing building envelope, structural system, and primary facade openings.

The proposed project scope is limited to interior work within the building at the site with no expansion to its existing footprint or facade.

That thank you, and that concludes the presentation.

The proponent team is available to answer any questions the board may have related to the project.

Thank you.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

All in favor.

Any opposed?

Ayes have it.

Thank you.

Nice job, Jack, on your first presentation.

Well done.

All right, nice job.

Item number 26.

Request authorization to one.

Issue a scope and determination waive and further review pursuant to section 80A-2 and section 80B-5.3D of the zoning code for the 320 Summer Street Project.

And number two, issue a certification of completion for the proposed project pursuant to section 80B-6 of the code upon successful completion of the Article 80B large project review process and three authorize the director to take any and all actions and execute any and all documents included without limitation executing and delivering a cooperation agreement, transportation access plan agreement, and any and all other documents and agreements the director deems appropriate and necessary in connection with the proposed project and four authorize the director to accept a what is this quit plan?

I need help with that one.

Quick claim.

Yeah, quick claim.

Sorry about the tongue twister for the deed.

For certain temporary and limited property interests in the proposed projects, project site and five authorize the director to enter into a contract for payment in lieu of taxism on the city of Boston and well, City of Boston, the Boston redevelopment authority in the HC 320 Summer Street LOC in connection with the proposed project.

Good evening again, Vice Chair, Shepard, members of the board, Director Shen and Secretary Paul Hemis.

My name is Dylan Norris.

I am a project manager with the development review division of the planning department and not to be duplicative, but I am here to present you an applicant of the mayor who's downtown office to residential conversion program.

The proposed Article 80B large project located at 320 Summer Street in the South Boston Waterfront neighborhood of Boston, as well as the proposed 121B agreement in order to effectuate the downtown residential conversion incentive pilot program.

And go to the next slide.

On March 5th, 2026, 320 Summer Street LLC, the proponent applied to Mayor Wu and the BPDA's downtown residential conversion incentive pilot program authorized by this board on October 12, 2023.

Based on BPDA staff review under Article 80 and review under the pilot program, the proponent has been selected to receive a pilot agreement based on the pilot program criteria.

The proponent will, upon approval by the BPDA board, enter into a pilot agreement with the City of Boston and the BPDA.

In order to comply with the rules and regulations under Massachusetts General Law, Chapter 121B, Section 16, the BPDA must take a property interest in the project site.

On April 3rd, 2026, the proponent filed a letter of intent with the BPDA.

Based on the LOI submitted, planning department staff recommended uh that the director issue a letter of waiver for the formation of the impact advisory group.

The proposed project does not include any major external construction, as it is an adaptive reuse of a currently underutilized commercial space.

It is also an applicant of the pilot program and complies with the requirements of the executive order, and thus the IEG requirement was waived.

A project notification form was filed with the BPDA on April 7th, 2026, which submission of which initiated the large project review.

The BPDA hosted a virtual public meeting on April 29th, 2026, which was well attended and well received.

The public meeting was noticed on the planning department's events calendar as well as sent to the South Boston Waterfront Neighborhood Distribution List.

The comment period for the project notification form filing concluded on May 7, 2026.

The project site includes approximately 18,800 square feet of land located at 320 Summer Street in the Four Point Channel neighborhood at the intersection of Summer Street and A Street.

The existing site includes an approximately uh 122,000 square foot brick and beam building, uh composed of two originally distinct warehouse structures that were combined by a previous owners of the property.

Next slide.

The project proposes to renovate and convert and expand interior space within the long-existing combined brick and beam buildings by changing its legal use from commercial uh office to residential multifamily housing, with ground uh with an addition of new ground floor retail along A Street and the construction of a partial mezzanine level to accommodate Loft style residential units.

The proposed project will create up to 145 residential dwelling units in approximately 130 uh thousand square feet of new residential GFA, including ground floor retail of up to 7,000 square feet on A Street and approximately uh 2,300 square feet of amenity space along uh Summer Street, as well as ample on-site bicycle storage, an existing roof deck of approximately 4,000 square or 400 square feet will be improved with accessibility accommodations for residential units.

The unimex will be comprised of 46 studio apartments, 76 one-bedroom apartments, and 23 two bedroom apartments.

The proposed project will preserve the existing building envelope, structural systems, primary facade openings, and the the scope of the project is limited to interior work with the combined buildings on the site with no expansion to its existing footprint or facade.

Thank you.

And that concludes the presentation.

The proponent team is available to answer any questions you may have.

Thank you.

Thank you, Dylan.

Are there any questions or comments from the board?

I would just say I think tonight might be a record for for the number of conversion projects we've seen, and it's it's just a it's it's a great initiative.

Um 29 affordable units is a great outcome, and so um excited to see this specific project, but broader broad more broadly the the number of conversions that we've been processing.

Thank you.

Thank you.

Thank you.

To that point, thank you, Mr.

Chair.

Thank you for the question, uh, board member Bennett.

Um are we gonna get to a point where the project ceases because we've sort of exhausted the inventory the potential inventory?

John, I'm gonna have our policy manager take that one.

I don't mean this as a gutcha, and I certainly don't mean this is I I'm I'm genuinely curious.

I I think that cities across the globe are trying to figure out what to do with downtown spaces as the sort of everyone in the office nine to five isn't what it used to be pre-2020.

Um are looking at data centers as sort of making a push there.

I think Boston more than any other city is really successfully shepherding the residential conversion.

So I'm curious, is it?

Do we have a number that that's sort of the sweet spot?

And are we getting close to it?

Uh so good evening.

I'm John Weil, I'm head of office to residential conversions of the planning department.

Uh thank you for the question.

Uh I I think that it's we we still have a lot of very good donor buildings out there and a lot of there still is frankly some challenges in the class B and Class C office space, as well as clas uh challenges in the life sciences space as well.

So I think that we've made meaningful progress.

We're at um, to your point, uh Vice Chair Shepherd, we're at 26 applications to convert 31 buildings.

This is uh 1,785 units of housing being created, including 336 affordable, it's 1.5 million square feet of office, but that is still approximately I guess 18 or 19% of the vacant space out there.

So there still is quite a lot of vacant space in the Class B and Class C.

And I think that there's still I think that there still is a lot of room for a lot of good success to happen in the coming years.

I don't think by any means we've exhausted the supply of buildings out there.

I think that uh it also behooves us to be creative as we go forward.

We've evolved this program since its launch in October of 2023, and I think that we'll look to continue to evolve it to uh meet the realities of the market and see the opportunities that are before us.

So I think there's more to come and a lot of good stuff that's still on the way.

That's helpful, and I think you said something that's even more impressive.

Is that if if we've only looked at about 18% of sort of the potential universe, to get to 18% in two and a half years is pretty darn good, and it's very challenging uh development market.

So yeah, I think well done.

Thank you.

Thank you.

Thank you for the question too.

Uh are there any more comments or questions from the board?

Hearing and seeing none.

Is there a motion on the floor?

So moved.

Second.

All in favor?

Aye.

Aye, any oppose?

Ayes have it.

Thank you.

Thank you.

Item number.

Okay.

Okay.

Straight to 29.

Uh contractual payments.

I need a motion to pay our bills.

I move that we pay our bills.

Second that a motion.

All in favor?

Aye.

Aye.

Ayes have it.

Personnel.

Good evening.

Thank you, Vice Chair.

We have one item for your consideration on the BRA agenda with exact details included in the board memo.

We have one status change in the administration division.

Michelle Goldberg will now serve as chief procurement officer, relieving me of my duties.

That's all.

Thank you.

Are there any set of vote?

Yeah.

Okay.

Are there any questions or comments from the board?

Seeing and hearing none.

Is there a motion on the floor?

So moved.

Second.

All in favor.

Aye.

Any opposed?

Ayes have it.

Thank you for your service.

And next we will turn it over to Director Shin for your remarks.

Good evening, members of the board.

I want to start this month's report with just a summary of the development projects that the board approved tonight.

We approved six new development projects, 611 total new residential units, of which 214 of them will be income restricted.

The total investment of these projects when built will be approximately amount to about 400 million dollars.

These projects will deliver 742,000 square feet, and when constructed, the projects will put approximately 700 tradespeople to work and create 68 direct jobs and 345 indirect jobs.

As noted by members of the board tonight, that the office to residential conversion program is still going strong.

Four of the six projects approved will be converting vacant office spaces to new homes from the back bay to the downtown and to the Fort Point neighborhood.

And it shows the robustness of this program.

The projects will deliver 430 un 430 new units of housing.

And since the launch of the program, we will now be delivering 1,785 units of new housing in areas where housing is desperately needed.

Six of these projects are currently under construction.

Turning to the zoning adopted by the board this evening, that this includes new zoning for the Chinatown neighborhood as well as in the citywide sign code.

The updated zoning for Chinatown will remove barriers to opening new businesses, protect the historical historic row houses in the neighborhood, and improve climate resiliency in the neighborhood.

This zoning was informed by the feedback that staff heard from the neighborhood and members of the neighborhood over the last couple of years about making sure that the zoning protects the cultural identity of Chinatown and also to support new immigrants and to provide affordable housing and a local commercial spaces.

I want to thank the community for their input.

Actually, quite vigorous input, because it took uh over two years of going back and forth.

Um but I believe we achieved a good balance and compromise between the different uh points of view.

Um, as for the new sign code, um this zoning will um allow small businesses to put up signage much more quickly and uh by providing clear regulations and eliminate unnecessary review and wait times.

Both of these zoning updates will move now move on to the Boston Zoning Commission for adoption next month.

Um there were also three uh certificate of completions of which I want to highlight just two.

One, the the project at 1595 to 1599 Columbus Avenue in Jamaica Plain delivered uh a building with a hundred percent affordable uh units on site.

Um, this building also achieved passive house um standard uh with renewable energy production on site and of course enhance the streetscape and improve the sidewalks in the vicinity.

Another one that actually uh was uh a project took a number of years is the the renovation of the Commonwealth Pier, which is actually going to be the new headquarters for Fidelity Investment.

Um of course, many of you know that the Fidelity is bringing back their workers five days a week, and in this particular completion of this project will facilitate that facility that that return to office.

Um this is of course the old World Trade Center, and um it and the project delivered new and upgraded outdoor public space, including a new public plaza, public restrooms and seating areas, new lighting, landscaping, and an extension of a harbor walk around the entire pier.

It also provided ADA accessible lobby space and restoration and renovation of the historic headhouse.

It also provides docking space for new water shuttle, and there would be a contribution of a hundred thousand dollars to local nonprofit organizations supporting financial literacy, workforce training, and other harbor related uses.

Many of you may already know that on May 4th, Mayor Wu announced the appointment of a new parks commissioner and deputy chief of open space, and the appointment goes to our own deputy chief of urban design, Diana Fernandez Bibo.

Diana has been since her arrival at the planning department a relentless advocate for exceptional design and making sure that the work of the department creates places of identity and belonging for all Boston residents.

She forged an incredibly ambitious agenda.

She also recruited a number of really key staff members that have been contributing to the work that you see every month.

She also advocated, advocated for a design vision to promote uh predictability in the design review procedures and to ensure quality, high-quality design.

Also, tonight, of course, you saw Breeze's presentation of the continuation of the color flows tactical urbanism that the department created under her leadership.

I am incredibly grateful for her dedication to her team and to this department.

I will, I think I represent uh a general sentiment from the staff that we will miss her here and really appreciate the spirit of creativity and always doing her work with great energy and always with a smile.

We know she's going to be a great asset to the mayor in her new role at the Parks and Recreation Department and as the newly created deputy chief of open space.

And I think we all look forward to working with her in her new role.

Um that ends my report.

Thank you.

Congratulations.

With that, I need a motion to adjourn the meeting.

So moved.

Second.

All in favor?

Aye.

Any opposed?

I seven.

Thank you all.

Thank you.

Thank you.

Good job.