Boston Zoning Board of Appeal Hearing - September 22, 2026

The Boston Zoning Board of Appeal (ZBA) held a virtual hearing on September 22, 2026, beginning at 9:30 AM and continuing after a 15-minute break. The board considered minutes, extensions, recommendations, and 20+ appeals, including several Article 80 large-project cases. Public testimony was heard on each case. Votes were conducted by roll call, with most motions carrying.

Consent Calendar

• Minutes of September 8, 2026: Approved unanimously.
• Extension Requests (7 cases): Granted as a bundle after discussion on the fourth extension for 683 Columbia Road. The applicant explained the delay was due to the property being on the market; the board granted a one-year extension for that case. Motion carried.
• Subcommittee Recommendations (6 cases): Five cases approved; one (1117-1125 Blue Hill Avenue) deferred to November 10, 2026. Motion carried.

Public Comments & Testimony

• 1200 Soldiers Field Road: Support from Councilor Braden’s office, Brighton Allston Improvement Association, and BPDA staff. No opposition noted.
• 98 Mount Hope Street: Support from Councilor Wells’ office; four letters of support. No opposition.
• 1519-1521 Hyde Park Avenue: Support from Hyde Park Neighborhood Association. No opposition.
• 1702 Hyde Park Avenue: Opposition from Readville Watch neighborhood association citing insufficient parking. Support from Carpenters union. Applicant addressed parking ratio (34 spaces for 68 units) as transit-oriented.
• 12 Pendil Road: One letter of opposition regarding parking. Applicant noted one space per unit.
• 157 Granite Avenue: Opposition from Cedar Grove Neighborhood Association over height, density, parking, and traffic. Support from a former civic association president.
• 372 Neponset Ave: Community concerns about scale and loss of restaurant parking. Popes Hill Neighborhood Association supported after changes (reduced units, removed roof deck). Support from Councilor Fitzgerald’s office.
• 24 Mount Everett Street: Mixed community feedback; supporters cited proximity to bus lines and IDP units; opponents cited density and parking. Initial community meeting described as “terrible” by applicant. Revised project reduced units to 16 with 1:1 parking.
• 85 Parker Hill Ave: Strong opposition from Mission Hill Neighborhood Housing Services and 53-year resident citing insufficient parking, undergraduate student housing concerns, and lack of hardship. Support from Carpenters union and nearby property owner. BPDA approved after changes (8 three-bedroom IDP units).
• 1511-1525 Washington Street: Over 140 letters of support from parents, neighbors, and businesses. Three objections from community groups citing loss of commercial space and parking. Washington Harrison Neighborhood Association opposed permanent change of use. South End Business Alliance opposed but school supporters argued for conditional use.
• 86 Walworth Street: 68-signature petition and 22 letters of opposition; 7 support letters. Abutters cited size, height, loss of green space, parking, and character. Speaker at hearing noted “erosion of public trust.”
• 121 River Street: Five letters of opposition originally; after revisions, River Street Civic Association supported. One abutter (41 Idaho) continued opposition citing safety and code issues.
• 425 East 3rd Street: Opposition from Gate of Heaven Neighborhood Association and direct abutters citing safety, easement concerns, and lack of setback. Support from one unit owner with parking easement.
• 336 E Street: No opposition; Councilor Flynn supported.

Discussion Items

• 1200 Soldiers Field Road (Article 80): New 6-story, 58-unit residential building with 10 affordable units, 37 parking spaces. Variances for FAR, height, rear yard, conditional use for ground floor residential. BPDA approved July 16, 2026. Board approved without additional conditions.
• 25A Alabama Street: Proposal for two-family house lacking detailed site plan and violation chart. Deferred to November 10, 2026, without prejudice for applicant to submit missing information.
• 98 Mount Hope Street: New two-family dwelling with garage on undersized lot (2,297 sq ft). Ten variances including FAR, setbacks, open space. Approved with proviso to submit site plan and tree canopy details to planning department.
• 1519-1521 Hyde Park Avenue: Attic renovation and vertical addition. Variances for roof structure and existing footprint. Approved.
• 1702 Hyde Park Avenue (Article 80): Revised 7-story mixed-use building with 68 condos (12 affordable), 34 parking spaces, 2,500 sq ft retail. BPDA approved April 16, 2026. Board approved; discussion on tree planting (5 trees) and transit-oriented parking.
• 12 Pendil Road: 6 units, 6 parking spaces on vacant lot. Variances for FAR, height, side yard. Approved with proviso for design review of curb cut dimensions.
• 157 Granite Avenue (Article 80): 5-story, 24-unit condominium on ledge-ridden lot. Variances for FAR, height, rear yard, side yard, parking (25 spaces vs 34 required). Board approved despite opposition.
• 367-371 & 372 Neponset Ave (companion): 372 approval allowed 10 rental units (2 affordable), 13 garage parking. Variance for FAR, height, side yard, parking, and removal of restaurant parking at 367-371. Approved.
• 24 Mount Everett Street (Article 80): Renovation and addition of 10 units (total 16) in existing 6-family building. Reduced from 4 stories to 3 after community feedback. 1:1 parking. Approved.
• 655 Morton Street: Legalization of fourth unit in three-decker (basement apartment). Four variances for use, parking, non-conforming extension. Approved after applicant addressed maintenance concerns.
• 85 Parker Hill Ave (Article 80): Renovation of Landmark on Longwood into 103 units (8 three-bedroom IDP family units), 11 parking spaces. Variances for use and parking. BPDA approved June 16, 2026. Approved despite opposition.
• 1511-1525 Washington Street: Conditional use permit for kindergarten/elementary school (South End Village Academy) in former Croft School space. 80 students enrolled. Over 140 letters of support. Concern from some about loss of commercial corridor. Board approved conditional use permit.
• 795 Saratoga Street: Addition and roof deck on existing 3-unit building. Variances for roof structure and side yard. Approved with design review focus on shed dormers.
• 248-250 Everett Street: Renovation of single-family to 4 units. Minimal variances. Jeffries Point Neighborhood Association voted 7-6 in support. Approved.
• 21 Gatua Street: New single-family home on undersized lot. Variances for lot size, FAR, setbacks. West Roxbury Neighborhood Council supported. Approved.
• 86 Walworth Street: New 6-unit building (all 3-bedrooms), 8 parking spaces on large lot. Variances for use, FAR, height, open space, parking. Draft rezoning for street supports higher density. Approved with BPDA design review for parking maneuverability. Vote: 5-2 in favor.
• 105 Pleasant View Street: Conversion to two-family by adding second story. Additional use variance discovered post-approval. Approved.
• 1 Hopkins Place: 6-unit building, 8 parking spaces. Variances for use, front-yard parking. Approved with BPDA design review for open space and parking layout.
• 2 Hopkins Place: 3 units, 4 parking spaces. Variances for use, front-yard parking. Approved with proviso to reduce lot coverage and improve parking layout (no front-yard parking).
• 121 River Street: ADU (accessory dwelling unit) conversion of barn. Six variances. Community process revised; River Street Civic Association supported. Deferred to November 10, 2026, for further community engagement after request from Councilor Wells’ office citing strong opposition.
• 57 Mount Vernon Street: Curb cut approval for existing driveway. Community process conducted; Columbia Seven Hill Civic Association supported (6-2-1). Approved.
• 425 East 3rd Street: 4-story, 2-unit building over existing surface parking. Variances for lot area, height, setbacks, open space, parking design. Approved; board accepted planning department’s recommendation to remove one parking space for better maneuverability.
• 336 E Street: Legalization of existing second-story rear deck. Two variances (open space, setback) resolved. Approved.

Key Outcomes

• Deferrals:
  • 196 Maverick Street deferred to October 6, 2026.
  • 25A Alabama Street deferred to November 10, 2026.
  • 121 River Street deferred to November 10, 2026.
• Withdrawal: 213-21 Bowden Street withdrawn.
• Approvals (20 cases): All motions carried, including several with provisos for design review or further community engagement.
• Vote Highlights:
  • 86 Walworth Street passed 5-2 (two no votes from Turner and Chair Wells).
  • 425 East 3rd Street approved despite opposition from Gate of Heaven Neighborhood Association and abutters.
• Next Meeting: October 6, 2026, at 9:30 AM.