Boston Zoning Board of Appeal Hearing - September 8, 2026

The Boston Zoning Board of Appeal (ZBA) held a virtual hearing on September 8, 2026, starting at 9:30 AM. The board considered a lengthy agenda including approval of minutes, 12 extension requests, 5 subcommittee recommendations, 1 building code case, and numerous variance and conditional use applications. The meeting featured extensive public testimony and ended with several deferrals and one denial. All votes were recorded by roll call.

Consent Calendar

• Minutes Approval: The minutes from August 11, 2026, were approved unanimously.
• Extensions (12 cases): A motion to grant extensions for 12 cases (addresses: 4 Deaver Street, 7-9 Park Street, 10 Thompson Square, 59 Pillock Street, 151 Liverpool Street, 2207 Northchester Avenue, 58 Cedris Avenue, 155 Portland Street, 43 Hutchings Street, 43R Hutching Street, and 5 Warren Avenue) carried unanimously. A board member questioned the 8th extension for 151 Liverpool Street; staff clarified the board may grant unlimited extensions at its discretion and that a permanent extension act covers permits active from 2023–2025.
• Subcommittee Recommendations (5 cases): Cases for 276-278 Washington Street, 587-587A East Broadway, 269 Silver Street, 141-11 Northchester Avenue, and 107 Russell Street (with planning department design review) were approved unanimously as recommended by the subcommittee.
• Building Code Case – 4 Haynes Street: Approved unanimously. The applicant sought relief for roof hatches instead of a previously approved penthouse; the building was already constructed and the issue was discovered post-permit.

Public Comments & Testimony

• 8 Lawrence Street (roof deck): No public comments. ONS noted no abutters attended the June 22 meeting. Councillor Flynn's office supported.
• 460 West Broadway (Article 80, courthouse): ONS detailed a lengthy community process with four meetings, removal of residential component, height reduction. The Boston Landmarks Commission expressed full support. Councillor Flynn supported.
• 42 Lambert Street (two townhomes): ONS reported abutters' concerns about parking, shadow, design, and number of units. The applicant revised from 3-family to 2-family with parking in response. Hyde Park Neighborhood Council and others submitted letters of support.
• 66 Rockland Street (balcony & roof deck): ONS reported overwhelming support from abutters. Two letters of support received.
• 11 Ashley Street (third-floor addition): ONS reported no abutters present at the meeting; Jamaica Plain Neighborhood Council voted in support.
• 388 Arborway (basement unit legalization): ONS reported one abutter concern addressed, JPNC approved.
• 17 Copley Street (3-family conversion): ONS reported abutters raised concerns about parking, construction timeline, and tenant displacement. The current resident stated they were not notified and would need at least one year to move if approved. Eckerson Square Neighborhood Association and JPNC supported.
• 32 Wycombe Street (legalize 8th unit): ONS reported abutters' concerns about maintenance, occupancy, parking, and trash. Applicant met with Roxbury Path Forward, addressed issues, received a letter of support.
• 772-778 Adams Street (outdoor patio continuation): ONS deferred, noting existing patio and support from Cedar Grove Civic Association. Councillor Fitzgerald's office strongly supported.
• 97 Mill Street (enclose existing structures): ONS reported two supportive abutters, Greater Codman Square Neighborhood Association support.
• 72 & 74 Reedville Street / 5 Waterloo Street (subdivision and new homes): ONS reported majority opposition at abutter meeting; concerns about scale, parking, curb cuts, bus route. Reedville Watch Neighborhood Association split (one-third opposed, one-third recommended duplex, one-third okay with two homes if curb cuts moved). Two letters of support received. Abutters Laura Sims, Craig Martin, and Mary Beth Benson spoke in opposition. Jeremy spoke in favor. The applicant responded that off-street parking is provided and the density is consistent with the neighborhood.
• 21 Catworth Street (new single-family): ONS reported no opposition at abutter meeting, West Roxbury Neighborhood Council supported. However, a board member noted missing elevations; the case was deferred.
• 24 Stimson Street (convert commercial to residential): ONS reported no public comments, West Roxbury Neighborhood Council supported.
• 90-92 L Street (ice cream/froyo shop): ONS reported supporting comments but concerns about traffic and former dry cleaner use. City Point Neighborhood Association supported. Councillor Flynn supported.
• 368 Athens Street (6-unit building): ONS reported two abutters supported; St. Vincent's Neighborhood Association supported. Councillor Flynn supported.
• 555-567 East Broadway (roof deck): ONS reported abutters opposed due to quality of life; Gate of Heaven Neighborhood Association opposes all roof decks in catchment. Councillor Flynn's office requested a deferral citing lack of community process, but ONS stated an abutter meeting was held and the civic association declined to meet. The board proceeded and approved with a proviso.
• 442 East Fifth Street (basement unit conversion): ONS reported one abutter concerned about precedent; Gate of Heaven Neighborhood Association took no position. One letter of support received. Councillor Flynn supported.
• 120-120D Old Harbor Street (5-unit townhomes): ONS reported mixed support and concerns from abutters (water runoff, garage noise, decks, setback). Dorchester Heights Neighborhood Association in non-opposition. Councillor Flynn opposed roof decks generally but noted two parking spaces per unit. An abutter from 1306 Columbia Road disputed the attorney's claim about the rear lot use.
• 2073-2189 Washington Street (culinary training center): ONS reported no further community feedback; community process completed via distributed abutter program.
• 18R Plain Street (single-family on shared lot): ONS reported overwhelming opposition at abutter meeting; concerns about ongoing construction, trash, parking, zoning violations. Five letters of opposition, six letters of support (from applicant's own parcels). Pope's Hill Civic Association had no significant concerns. Councillor Fitzgerald's office opposed. Abutters Zach Yachtine (supporter) and Martin Sweeney (opponent) testified; Sweeney cited 10+ years of construction, loss of trees, and piecemeal development.
• 401A-401 Chelsea Street (mixed-use addition): ONS reported no abutters attended the meeting; Eagle Hill Civic Association voted 9-2 in support.
• 722 East 8th Street (carriage house ADU): ONS reported abutters supportive, City Point Neighborhood Association took no position. Councillor Flynn supported. Abutter Dan Lazare spoke in support.

Discussion Items

• 151 Liverpool Street (8th extension): Board member questioned the number of extensions; staff explained unlimited extensions are at board discretion and a permanent extension act provides automatic two-year extensions through 2027.
• 21 Catworth Street (missing elevations): A board member noted the application lacked elevations, making it impossible to assess neighborhood context. Despite planning department recommendation for approval with a proviso, the board voted to defer to September 22, 2026, to allow submission of elevations.
• 555-567 East Broadway (community process dispute): Councillor Flynn's office argued that ONS should not decide which proposals require abutter meetings. ONS responded that an abutter meeting was held and the civic association declined to meet. The board approved the roof deck with a proviso for guardrail setback.
• 18R Plain Street (cumulative impact): Multiple board members expressed concern about piecemeal development of the 7-lot site. The board noted that fire access, parking, open space, and overall site planning had not been holistically reviewed. A motion to approve with a proviso for site planning review failed (5-1? Actually vote: Mr. Stembridge yes, Valencia yes, Turner no, Badaraza no, Wewell yes, Langham yes? Wait, transcript shows: