OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

BPDA Board of Directors Meeting - August 13, 2026

City Council — Thursday, August 13, 2026
BodyBoston, Massachusetts
SessionCity Council
DateThursday, August 13, 2026
StatusNEW · FILED
Video Record
0:00 / 2:05:06
Transcript — Verbatim
1:06

I am the chair of the BPDA board.

1:07

Thank you for joining the August 13th, 2026 Economic Development and Industrial Corporation of Boston Board Meeting.

1:14

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.

1:21

Hybrid means that our board meetings are conducted in person and at City Hall in our boardroom on the ninth floor and virtually via Zoom and Boston City TV.

1:30

For more information and updates, visit BostonPlans.org.

1:33

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

1:37

Please be aware that an audio and visual recording of this meeting is being made and broadcast by the office.

1:42

Oh no, made and broadcast by Boston City TV, which is a part of the City of Boston Office of Cable Communications at Xfinity Channel 26 and RCN Channel 13.

1:53

Oh, and Verizon Files Channel 962.

1:55

And it's also being live streamed at Boston.gov slash cable.

1:59

Now, if there's anyone in the audience who is recording the meeting today, I just ask that you please identify yourself.

2:03

Hearing and seeing none, we'll start with the roll call.

2:07

Ms.

2:07

Jacques.

2:08

Felicia Jacques, board member.

2:10

Thank you.

2:11

Mr.

2:11

Shepard.

2:12

Present.

2:13

Mr.

2:13

O'Malley.

2:14

Here.

2:14

And I chair and present.

2:16

Item number one.

2:17

Request authorization for the approval of the minutes of July 16th, 2026 board meeting.

2:23

A motion is in order.

2:25

So moved.

2:26

Second.

2:26

All those in favor?

2:27

Aye.

2:28

Aye.

2:28

Opposed.

2:29

The ayes have it.

2:30

Item number two, request authorization to amend the lease with Mass Robotics Inc.

2:34

to add suite 401 to the lease premises at 12th Channel Street in the Raymond Al Flynn Marine Park.

2:40

Dennis.

2:41

Thank you.

2:42

And Felicia, it's been quite a long time since I passed it across, but I was very happy to hear you donating your time to our board.

2:49

Thank you.

2:50

Good to see you.

2:51

Thank you.

2:52

Massobiotics Inc.

2:53

or Massobiotics has been a tenant in 12th Channel Street since 2016.

2:58

They provide workspace for innovative robotics and uh automation startup companies.

3:03

Very similar business model to that of WeWork, where they charge a fee for the use of the premises by startup companies, provide workspace, meeting rooms, uh shared equipment, et cetera.

3:14

Uh the lease has been amended five times since 2016, always to accommodate the expansion or contraction of lease space.

3:21

Um effective December 2024.

3:24

Massobotics leased 51,000 square feet and four separate suites, um, two comprising the entire second floor of the building, and two non-contiguous smaller suites on the fifth floor of 12th Channel Street.

3:38

Umultaneously, uh to 2024, 12 Channel Street was on the verge of uh significant vacancies on the horizon.

3:47

Uh, with the departure of East West Manufacturing from the entire third floor, and the imminent impending vacation of Global Protection Corporation uh vacating the fourth floor and most of the seventh floor.

4:00

Um, in January 2025, the board approved staff's recommendation to remove the fifth floor suites from the mass robotic space and add the entire third floor uh to the premises.

4:13

Um they currently lease 69, I'm gonna round.

4:16

They currently lease 69,000 square feet comprising of the entire second floor, the entire third floor, and a small 500 square feet on the first floor.

4:26

Um they are continuing a tenancy at will in one of the smaller suites on the fifth floor, 14,000 square foot space.

4:32

The occupancy of suite 502 on the fifth floor is scheduled to end within a few months, and it's not factored into any of the square foot numbers that I'm uh sharing uh today.

4:42

Uh Mass Hubotics had previously expressed an interest in the now vacant fourth floor of the 12th Channel Street to help secure their long-term uh growth planning.

4:52

Staff was very motivated to negotiate with an existing tenant rather than seeking a new tenant for the fourth floor in the market.

5:00

Massobotics, in this case, they benefit from operating efficiencies with three contiguous floors in the planning department.

5:07

We can now go to market with the smaller floors on the fifth floor, which are more marketable and easier to rent.

5:17

But I'll summarize for the public record.

Discussion Breakdown — Share of Meeting
Affordable Housing█████████████████████████████████████37%
Economic Development████████████12%
Environmental Protection█████████9%
Public Works████████8%
Engineering And Infrastructure██████6%
Public Housing██████6%
Procedural████4%
Technology and Innovation████4%
Public Health███3%
Summary of Proceedings

The Boston Planning and Development Agency (BPDA) board met on August 13, 2026, in a hybrid format, beginning with the Economic Development and Industrial Corporation (EDIC) agenda followed by the Boston Redevelopment Authority (BRA) agenda. Chair Felicia Jacques presided. Eighteen agenda items were approved unanimously, including real estate transactions, development projects, and a zoning amendment for clean energy infrastructure.

Public Comments & Testimony

  • Counselor Durkin spoke in support of the Brigham and Women's Hospital Institutional Master Plan extension (Item 12), noting prior support and a letter from Mission Hill NHS.

Discussion Items

  • EDIC Items:

    • Approved July 16, 2026 minutes.
    • Amended lease with Mass Robotics Inc. to add Suite 401 at 12 Channel Street, extending the lease to 2036. Mass Robotics will occupy approximately 69,000 sq ft across three floors. The current rent of $19.10/sq ft will increase to $21.50 next year, with guaranteed rent rising by up to 20% over the current lease term. Staff noted that an outside broker would have cost $250,000–$500,000.
    • Authorized RFQs for design services for electrical upgrades (not to exceed $275,000) and window replacements (estimated $9.5 million total) at 12 Channel Street.
    • Authorized an IFB for physical security infrastructure at C1 and C2 lots in the Raymond L. Flynn Marine Park (estimated $444,422).
    • Approved personnel actions: new contract for Jacqueline Martinez, internship for Tyler Jekowitz, and resignation of Christina Rico.

  • BRA Items:

    • Approved July 16, 2026 minutes.
    • Granted an 8-month license agreement to the New England Aquarium for a food vending kiosk at East India Row at $5,880/month (5% increase).
    • Amended the lease with Urban College of Boston at 2 Boylston Street to remove Suite 100 (3,567 sq ft), reducing annual rent by 24% to $242,025 while extending the lease through 2032. Projected income is 84% greater than if Urban College had vacated in 2027.
    • Approved intermediate transfers of the lease for Building 120 in the Charlestown Navy Yard from Second Mass Av Realty Trust to the USS Constitution Museum.
    • Extended tentative designation for Powerhouse CNY LLC (Building 108 redevelopment) and final designation for Nubian Ascend Partners LLC (Blair lot) for six months each, citing market challenges.
    • Authorized an RFP for engineering design for Pier 4 utility infrastructure repairs (budget $150,000).
    • Approved design changes for Castle Square Apartments, allowing canopies at 10–12 ft height instead of the previous 32 ft restriction.
    • Unanimously supported a petition to the Zoning Commission to adopt text amendments implementing a consolidated local permit process for small clean energy infrastructure (per 225 CMR29) and establishing regulations for battery energy storage systems. The process is optional for developers and required by state law by October 1, 2026.
    • Approved four new development projects:
      1. 14–18 Hannon Street, Dorchester: 24 homeownership units (4 IDP units), 9 parking spaces, 24 bike spaces. Public comment period extended to April 3, 2026.
      2. 2 Shawshin Road, East Boston: 62 all-affordable rental units (changed from homeownership and increased by 5 units) with 31 parking spaces. Height reduced from 5 to 4 stories.
      3. 1590 Blue Hill Avenue, Mattapan: 105 fully affordable rental units, 31 parking spaces, and 105 bike spaces. Ground floor community/retail space. Net-zero carbon design with rooftop solar planned.
      4. 45 Townsend Street, Roxbury: Adaptive reuse of former hospital into 165 rental units (22 IDP units), 139 parking spaces, and over 95,000 sq ft of open space. Includes six rideshare spaces for community use and a pedestrian connection.
      5. 350 West 4th Street, South Boston: 35 homeownership units (6 IDP units), 75 parking spaces (including replacement spaces), all-electric and net-zero compliant.
    • Approved amendments for affordable housing agreements at 204 West 7th Street (change to rental) and 50 Herald Street (revised project with 117 affordable units and grocery store).
    • Authorized payment of bills.

Key Outcomes

All items on both agendas passed unanimously with no dissenting votes. Director Shen highlighted that the four new development projects will generate approximately 329 residential units (137 income-restricted), $173 million in investment, 360 direct construction jobs, and over 180 indirect jobs. The zoning amendment for clean energy infrastructure will go to the Zoning Commission in September for final approval. The board formally welcomed new member Felicia Jacques, the first Black woman to serve on the BPDA board.

Meeting Transcript

I am the chair of the BPDA board. Thank you for joining the August 13th, 2026 Economic Development and Industrial Corporation of Boston Board Meeting. At this time, the Boston Planning and Development Agency is hosting public meetings in a hybrid setting for the health, safety, and accessibility of Boston residents. Hybrid means that our board meetings are conducted in person and at City Hall in our boardroom on the ninth floor and virtually via Zoom and Boston City TV. For more information and updates, visit BostonPlans.org. The open public meeting law requires that I notify the public that this meeting is being recorded. Please be aware that an audio and visual recording of this meeting is being made and broadcast by the office. Oh no, made and broadcast by Boston City TV, which is a part of the City of Boston Office of Cable Communications at Xfinity Channel 26 and RCN Channel 13. Oh, and Verizon Files Channel 962. And it's also being live streamed at Boston.gov slash cable. Now, if there's anyone in the audience who is recording the meeting today, I just ask that you please identify yourself. Hearing and seeing none, we'll start with the roll call. Ms. Jacques. Felicia Jacques, board member. Thank you. Mr. Shepard. Present. Mr. O'Malley. Here. And I chair and present. Item number one. Request authorization for the approval of the minutes of July 16th, 2026 board meeting. A motion is in order. So moved. Second. All those in favor? Aye. Aye. Opposed. The ayes have it. Item number two, request authorization to amend the lease with Mass Robotics Inc. to add suite 401 to the lease premises at 12th Channel Street in the Raymond Al Flynn Marine Park. Dennis. Thank you. And Felicia, it's been quite a long time since I passed it across, but I was very happy to hear you donating your time to our board. Thank you. Good to see you. Thank you. Massobiotics Inc. or Massobiotics has been a tenant in 12th Channel Street since 2016. They provide workspace for innovative robotics and uh automation startup companies. Very similar business model to that of WeWork, where they charge a fee for the use of the premises by startup companies, provide workspace, meeting rooms, uh shared equipment, et cetera. Uh the lease has been amended five times since 2016, always to accommodate the expansion or contraction of lease space. Um effective December 2024. Massobotics leased 51,000 square feet and four separate suites, um, two comprising the entire second floor of the building, and two non-contiguous smaller suites on the fifth floor of 12th Channel Street. Umultaneously, uh to 2024, 12 Channel Street was on the verge of uh significant vacancies on the horizon. Uh, with the departure of East West Manufacturing from the entire third floor, and the imminent impending vacation of Global Protection Corporation uh vacating the fourth floor and most of the seventh floor.

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