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Record of Proceedings

Zoning Board of Appeal Hearing - October 7, 2026

City Council — Wednesday, October 7, 2026
BodyBoston, Massachusetts
SessionCity Council
DateWednesday, October 7, 2026
StatusFILED
Video Record
0:00 / 2:07:40

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it

Speaker numbers apply only to this recording.

Speaker 1

0:00

As with our in-person meetings, comments and support will be followed by comments in opposition.

0:04

The order of comments is as follows.

0:06

Elected officials, representatives of elected officials, and members of the public.

0:10

The chair may limit the number of people called upon to cop to offer comment and the time for commenting as time constraints require.

0:17

For that reason, the board prefers to hear from members of the public who are most impacted by a project.

0:22

That is those individuals who live closest to the project.

Unassigned speaker

0:27

If

Speaker 1

0:27

you wish to comment on appeal, please click the raise hand button along the bottom of your screen in the Zoom webinar platform.

0:33

Click it again and your hand should go down.

0:35

When the host sees your hand, you will receive a request to unmute yourself.

0:38

Select yes and you should be able to talk.

0:41

If you are connected to the hearing by telephone, please press star 9 to raise and lower your hand.

0:46

You must press star 6 to unmute yourself after you receive the request from the host.

0:50

Those called upon to comment will be asked to state their name and address first and then provide can provide their comment.

Unassigned speaker

0:57

In

Speaker 1

0:58

the interest of time and to ensure that you have enough time to do so, please raise your hand as soon as Mr.

1:03

Stembridge reads the address into the record.

1:05

Do not raise your hand before the relevant address is called or the meeting host will not know to call on you at the appropriate time.

1:11

We ask that you keep your comments brief and all public testimony will be limited to 90 seconds per speaker.

1:18

Okay, Mr.

1:19

Stembridge.

Speaker 2

1:21

Good morning, Madam Chair, present.

Speaker 1

1:23

Good morning.

1:24

Ms.

1:25

Turner.

1:27

Good morning, Madam Chair.

1:29

Good morning.

Unassigned speaker

1:32

Ms.

Speaker 1

1:32

Barbraza.

Speaker 3

1:33

Good morning,

Speaker 4

1:34

Madam Chair.

1:34

Present.

Speaker 1

1:35

Good morning, Ms.

1:37

Wewell.

Speaker 3

1:38

Good morning, Madam

Speaker 1

1:38

Chair Present.

1:40

Good morning, Mr.

1:41

Langham.

Speaker 2

1:42

Good morning, Madam Chair Present.

Speaker 1

1:44

Good morning, and Mr.

1:45

Collins.

Speaker 2

1:46

Morning, Madam Chair Present.

Speaker 1

1:48

Good morning.

1:48

The floor is yours, Mr.

1:49

Stembridge.

Speaker 2

1:51

Thank you, Madam Chair.

1:53

We'll begin today's hearing with the approval of hearing minutes because it's 9 30 a.m.

2:02

These hearing minutes are from September 17th and September

Unassigned speaker

2:07

22nd of this year.

Unassigned speaker

2:10

With that, Madam Chair, I'll make a motion of

Speaker 2

2:13

approval to the minute.

Speaker 1

2:15

Thank you.

2:15

Is there a second?

Speaker 2

2:17

Second.

Speaker 1

2:18

Mr.

2:19

Stembridge.

Speaker 2

2:20

Yes.

Speaker 1

2:22

Ms.

2:22

Turner.

Speaker 5

2:25

Present.

Discussion Breakdown — Share of Meeting
Zoning Board of Appeals█████████████████████████████████████████████49%
Procedural████████████13%
Public Engagement████████9%
Public Realm███████8%
Public Housing███████8%
Affordable Housing███3%
Economic Development███3%
Housing███3%
Public Services██2%
Summary of Proceedings

Zoning Board of Appeal Hearing - October 7, 2026

The Zoning Board of Appeal convened on October 7, 2026 at 9:30 AM to consider several appeals for zoning relief, including approvals of minutes, extension requests, and hearings on various development projects across Boston. The board approved multiple items and heard public testimony on several proposals, voting on each case.

Consent Calendar

  • Approval of Minutes: The board unanimously approved hearing minutes from September 17 and September 22, 2026.
  • Extensions: The board approved five extension requests for cases BOA 773858 (6116 address), BOA 1322135 (25 Henry Street), BOA 1605743 (25 West Hall Street), BOA 1622321 (751–757 W Street), and BOA 1140239 (50 Rogers Street).
  • Board Final Officer Cases:
    • 3326–3328 Washington Street (case BOA 104472): Unanimously approved a modification increasing units from 43 to 46 and gross square footage from 40,176 to 43,825 sq ft, with no parking.
    • 80 & 82 Shawsheen Road, East Boston (cases BOA 1545096 and BOA 15451): Unanimously approved changes converting a homeownership building to all-rental, increasing total affordable units from 57 to 62, with adjusted parking and loading.

Public Comments & Testimony

  • 239–245 Causeway Street: The Mayor’s Office of Neighborhood Services (ONS) deferred to the board; Councilor Sharon Durgan’s office supported the application to remove a special provision for a cafe.
  • 125 Newbury Street (two companion cases): ONS confirmed community process with non-opposition from Back Bay Neighborhood Association; Councilor Durgan supported removal of provisos for a new restaurant tenant (Joe & the Juice) and takeout restaurant.
  • 90–94 Revere Street: ONS noted one abutter opposed on grounds conditions were not unique; Beacon Hill Civic Association non-opposed; Councilor Durgan’s office supported the project to reduce units from 8 to 5 and add a roof deck.
  • 31 Bill Mont Street: ONS deferred after an abutters meeting with no objections; Highland Park Neighborhood Association expressed support.
  • 5 Long Street: ONS deferred with letter of support from three abutters and Community Alliance of Mission Hill non-opposition.
  • 269 East Cottage Street (Article 80): ONS reported 63 letters in support, 9 opposed; Columbia Savin Hill Civic Association opposed citing lack of need for hotel, density, and parking concerns. Councilor Santana supported; former councilor Frank Baker supported; several abutters spoke in favor.
  • 196 Maverick Street: ONS deferred; Boston Groundwater Trust confirmed receipt of G-Card letters; no public opposition voiced.
  • 350 Athens Street: ONS reported abutters’ significant opposition over scale, shadow, and privacy; six abutters spoke in opposition. Councilor Flynn’s office supported but expressed concerns about parking reduction. Direct abutters opposed.
  • 44 Granger Street: ONS deferred; Fields Corner Civic Association provided a letter of support; Councilor Flynn’s office supported.
  • 26 Bird Street: ONS noted abutters had concerns but Ashmont Hill Civic Association voted support; Councilor Flynn’s office supported.

Discussion Items

  • 239–245 Causeway Street: Applicant Jacqueline Dimenez sought removal of a special provision to operate a cafe under a new name without footprint changes.
  • 125 Newbury Street: Attorney Darryl Quilty presented removal of provisos for a restaurant (36A37) and takeout use to allow replacement tenant Joe & the Juice.
  • 90–94 Revere Street: Attorney Kevin Butler and architect Guy Grassi presented a proposal to reduce unit density from 8 rental units to 5 condos, adding open space and restoring the historic exterior. Variances sought for FAR (from 4.4 to 4.78) and rear yard setback.
  • 31 Bill Mont Street: Applicant Andrea Boitz requested a variance for a 7x13 ft wooden pergola within 4 ft of the lot line.
  • 5 Long Street: Applicant sought variance for excessive FAR (proposed 1.1 vs allowed 1.0) to add living space for an extended family.
  • 269 East Cottage Street: Attorney Joe Hanley presented a 42-room boutique extended-stay inn with restaurant expansion, 12 bike spaces, and 2 courtesy vehicles. Variances for hotel use, FAR (3.31 vs 1.3 allowed), height (69 ft vs 40 ft), and parking. Project connected to existing mixed-use building at 951–959 Dorchester Avenue. 72 letters received (63 support, 9 opposed).
  • 196 Maverick Street: Attorney Jeff Drago presented conversion of a 3-unit building to 7 units via full interior renovation, rear addition, and vertical expansion to 4 stories (45 ft height). Variances for groundwater district, roof structure, off-street parking, front/side yards.
  • 350 Athens Street: Attorney Ryan Spitz presented a 6-unit, 4-story residential building with 6 parking spaces. Revised plans after deferral eliminated FAR and open space violations, reduced side yard violation. Variances for lot area, front yard, side yard, roof structure, and parking. Planning department recommended approval.
  • 44 Granger Street: Attorney Ethan Ritters presented a 3-family triple-decker on a 2-family zoned lot. Variances for use, lot area, width, frontage, FAR (0.77 vs 0.5), stories (3 vs 2.5), and side yard.
  • 26 Bird Street: Attorney Ernest Gary and architect Fred Money Guy presented an 8-unit, 2-bedroom building with 8 parking spaces, near Ashmont station. Variances for lot size, side yard, rear yard, FAR, and stories.

Key Outcomes

  • Minutes and Extensions: Approved unanimously (6-0).
  • Board Final Officer – 3326–3328 Washington St: Approved (6-0).
  • Board Final Officer – 80 & 82 Shawsheen Road: Approved (6-0).
  • 239–245 Causeway Street: Approved (6-0).
  • 125 Newbury Street (both cases): Approved (6-0).
  • 90–94 Revere Street: Approved (6-0) with proviso that project undergo Beacon Hill Architectural Commission review.
  • 31 Bill Mont Street: Approved (6-0).
  • 5 Long Street: Approved (6-0).
  • 269 East Cottage Street: Approved (6-0).
  • 196 Maverick Street: Approved (6-0).
  • 350 Athens Street: Approved (6-0) with proviso that project undergo BPD design review to consider increased setback or windows on blank facade.
  • 44 Granger Street: Approved (6-0) with provisos: accessible entry and resubmission of revised plot plan showing parking at rear.
  • 26 Bird Street: Approved (6-0) with proviso that applicant enter into a housing agreement with MOH prior to permit.
  • Deferrals: Case BOA 1894474 (742 Truman Ave) deferred to November 17, 2026; Case BOA 187 (412 Washington St) deferred to November 10, 2026.
  • Withdrawal: Case BOA 18579365 (151 Lennon Street) withdrawn.

Meeting Transcript

As with our in-person meetings, comments and support will be followed by comments in opposition. The order of comments is as follows. Elected officials, representatives of elected officials, and members of the public. The chair may limit the number of people called upon to cop to offer comment and the time for commenting as time constraints require. For that reason, the board prefers to hear from members of the public who are most impacted by a project. That is those individuals who live closest to the project. If you wish to comment on appeal, please click the raise hand button along the bottom of your screen in the Zoom webinar platform. Click it again and your hand should go down. When the host sees your hand, you will receive a request to unmute yourself. Select yes and you should be able to talk. If you are connected to the hearing by telephone, please press star 9 to raise and lower your hand. You must press star 6 to unmute yourself after you receive the request from the host. Those called upon to comment will be asked to state their name and address first and then provide can provide their comment. In the interest of time and to ensure that you have enough time to do so, please raise your hand as soon as Mr. Stembridge reads the address into the record. Do not raise your hand before the relevant address is called or the meeting host will not know to call on you at the appropriate time. We ask that you keep your comments brief and all public testimony will be limited to 90 seconds per speaker. Okay, Mr. Stembridge. Good morning, Madam Chair, present. Good morning. Ms. Turner. Good morning, Madam Chair. Good morning. Ms. Barbraza. Good morning, Madam Chair. Present. Good morning, Ms. Wewell. Good morning, Madam Chair Present. Good morning, Mr. Langham. Good morning, Madam Chair Present. Good morning, and Mr. Collins. Morning, Madam Chair Present. Good morning. The floor is yours, Mr. Stembridge. Thank you, Madam Chair. We'll begin today's hearing with the approval of hearing minutes because it's 9 30 a.m. These hearing minutes are from September 17th and September 22nd of this year. With that, Madam Chair, I'll make a motion of

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