BPDA and BRA Joint Board Meeting - October 15, 2026

The Boston Planning and Development Agency (BPDA) and Boston Redevelopment Authority (BRA) held a joint board meeting on October 15, 2026, at Boston City Hall. All board members (Ms. Jacques, Ms. Bennett, Mr. Shepherd, Mr. O’Malley, and Chair Rojas) were present. The board approved all 34 agenda items unanimously, including licenses, contracts, designations, zoning amendments, and a historic tax-relief package for four large housing projects. Presentations from BPDA staff and city officials highlighted economic pressures (38% construction cost increases, 69% interest rate increases) and the need to accelerate housing production.

Public Comments & Testimony

• Councillor Pepin (District 5) and Council President Breden (District 9) delivered statements in strong support of the Cleary Square Small Area Plan and the four demonstration projects for tax relief, emphasizing community collaboration and the urgent need for housing.
• No oral public comments were offered, though written comments (53 in support, two in opposition) were noted for the 160 McClellan Highway project.

Discussion Items

Cleary Square Squares and Streets Plan (Items 16 & 17)

• Maya Caller Gold presented the final plan for Hyde Park’s Cleary Square after 2.5 years of engagement, including language-specific focus groups and block walks.
• The plan rezones the area into S3-6 (active main street) and SC (shopping commercial nodes) districts, allowing up to six stories near transit and four stories on River Street, with an open-space district over the former Lewis Chemical site.
• Key elements: a new arts corridor, a sidewalk on Walnut Street, safer intersection design, and the potential for 30–60 affordable housing units on city-owned parcels.
• Board member O’Malley praised the evolution from initial seven-story proposals and the focus on open space; Ms. Bennett urged continued evaluation of zoning impacts; Chair Rojas and Mr. Shepherd also commended the process.
• Councillor Pepin read a statement of full support. The plan and zoning amendments were approved unanimously.

Demonstration Projects for Tax Relief (Items 22–25)

• Ruben Cantor (Senior Policy Advisor) detailed the economic context: construction costs up 38% since 2015, interest rates up 69%, and housing starts halved from 4,000/year to under 2,500/year. Vacancy rates are below 4%, pushing up rents (one-bedrooms +17%, four-bedrooms +40% over six years).
• The city offered two parameters for property tax deferral: (1) taxes at current level during construction, then 2.5% increases for five years after certificate of occupancy, or (2) a 50% abatement over ten years after CO. Only 22–24 Pratt Street chose Parameter 2.
• Four projects were approved:
  • Allston Yards Building D (341 units, 18% inclusionary, paused since 2019)
  • 83 Leo Birmingham Parkway (333 units, 16% inclusionary, passive house)
  • 22–24 Pratt Street (318 units, includes open space and public realm improvements)
  • 1 Mystic Avenue, Charlestown (408 units, mixed rental/condo, 20% inclusionary)
• Combined benefits: 1,400 new homes, 180 income-restricted units, $900 million investment, 1,270 construction jobs, $7.5 million in annual tax revenue after relief ends.
• Board members O’Malley, Bennett, Shepherd, and Chair Rojas all spoke in favor, noting the investment vs. giveaway nature and the need to restart stalled projects. Council President Breden also testified in strong support. All four passed unanimously.

Other Development Approvals

• 201–207 Brighton Avenue (Item 26): 145 rental units (29 IZ), all-electric, $100,000 for parks. Approved.
• 50B Park Street, Dorchester (Item 27): Two self-storage buildings (144,000 sq ft), fully electric, LEED-targeted, solar-ready. Approved.
• 1428 Dorchester Avenue (Item 28): 23 rental units (4 IZ), five stories, modular construction pursued. Approved.
• 160 McClellan Highway, East Boston (Item 30): Central distribution center for Logan Airport (152,500 sq ft), net-zero carbon, LEED Platinum, $250,000 community mitigation, improved bus stops. Approved with board praise for community support.
• 165 Park Drive, Fenway (Item 31): Notice of Project Change reducing building from seven to six stories, 112 rental units (20% IDP). Approved.
• 201 Hampton Street, Roxbury (Item 32): 24 homeownership condos (3 IDP), modular construction by Reframe Systems, net-zero carbon. Approved with board enthusiasm for ownership model and modular innovation.

Zoning Amendments

• Dimensional Definitions Update (Item 18): Consolidated base code articles from 10 to 1, added 25 diagrams, clarified 20 definitions, deleted 23 unused terms, and updated height/lot measurements. Approved.
• Article 68 and Map 4F (Item 19): Added Waterfront Manufacturing subdistrict to allow Planned Development Areas; adjusted WM boundary to West First Street. Approved as an enabling step for the Reserve Channel project.

Other Approvals (Consent Items)

• License agreements for storage cages at 12 Channel Street (Topologic Technologies, Boston Balloon), license agreements for Strand Theater parking and Boston Harbor Now signage, lease renewal for Echo Beauty Hair Salon, extension of tentative designations for 24 Dry Dock Avenue, 7–9 Westminster Terrace, and Parcel 10/Parcel B, final designation for Boston Food Forest Coalition, snow removal contract (Los Mellas), construction contracts for Little Mystic Harbor Walk, Shipyard Park repairs, and Long Wharf boardwalk, NDF grants for Louis D. Brown Peace Institute ($250k) and American City Coalition ($67k), and a certificate of completion for Phase Three of the Landmark Center.

Key Outcomes

• All 34 agenda items passed unanimously with no opposing votes.
• The board authorized the director to enter into and execute licenses, leases, contracts, grant agreements, and tax-relief (121B) agreements.
• The Cleary Square Small Area Plan and its zoning were adopted, with staff to initiate disposition of city-owned parcels for affordable housing.
• Tax-relief negotiations for the four demonstration projects will proceed, with construction expected to start within 12–15 months.
• The dimensional definitions update and Article 68/Map 4F amendments will be forwarded to the Zoning Commission.
• Upcoming work: the Neighborhood Housing Zoning Initiative for Hyde Park, Roslindale, and West Roxbury will be presented to the board.

Director’s Update

• Chief Shen thanked staff and highlighted the significance of the tax-relief approvals as a first-time use of 121B for market-rate rental projects.
• Noted that 144 approved market-rate projects (15,000 units) are not yet constructed, underscoring the need for tools like the demonstration project program.
• Announced that the Cleary Square plan is likely the last small-area plan; future efforts will use a more comprehensive neighborhood approach.
• The Landmark Center final phase triggered substantial community benefits: $2 million for multi-use path, $1 million for Green Line track design, $500,000 for workforce development, and $400,000 for neighborhood beautification.