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My name is Priscilla Roas and I am the chair of the BPA board. Thank you for joining the June 18th, 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.

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Hybrid means that our board meetings are conducted in person at city hall in our boardroom on the ninth floor and virtually via Zoom in Boston City TV. For more information and updates, visit bostonplans.org. The open public meeting law requires that I notify the public that this

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meeting is being recorded. Please be aware that an audio and visual reporting of this meeting is being made and broadcast by Boston City TV, which is a part of the City of Boston Office of Cable Communications at Exfinity channel 26, RCN channel 13, and Verizon Files channel 962. It's also being livereamed

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at boston.gov/cable. Now, if there's anyone in the audience who is recording this meeting, I ask that you please identify yourself now. Okay, seeing none, we'll begin with a roll call. Miss Bennett, >> here. >> Mr. Shepard, >> present. >> Mr. Ali, >> here. and I the chair and present. Um

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item number one, request authorization for the approval of the minutes of the May 14th, 2026 board meeting. Uh a motion is in order. >> So moved. >> Second. >> All those in favor? >> I I the opposed. The eyes have it. Motion passes. Item number two, request authorization to execute a memorandum of

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agreement with the city of Boston acting by and through its property management department to formalize the assignment of municipal protective services personnel on EDIC managed properties including the Raymond Lind Marine Park and 43 Hawkins Street for a period of

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one year commencing July 1st, 2026 and ending on June 30th, 2027 with three one-year term renewal options and at a cost not to exceed $950,000. for fiscal year 27. Rebecca, >> thank you, Madam Chair and members of

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the board. The city of Boston's property management's un municipal protective services has provided security services to the BPDA for many years. These uniformed officers preserve order, respond to critical events, and enforce the laws of the Commonwealth and the ordinances of the city of Boston. Their

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responsibilities on BPDA property include, but are not limited to, provide uniformed officers for physical security, emergency response, and traffic control, provide real-time video surveillance, provide alarm monitoring and system maintenance, and provide lease and license enforcement. By entering into the MOA with the city of

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Boston, acting through its property management department, the EDIC will ensure that 12 channel 43 Hawkins and other EDIC properties maintain a consistent and visible presence throughout for visitors, employees, contractors, and tenants. Further, the MOA will provide the necessary documentation to allow for reimbursement

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to the city of Boston for the provision of NPS services. The term of the pros MOA is for one year beginning in July and ending June 30th, 2027 with three additional one-year option or one-year option terms. The MOA will cover fiscal year 2027 and the total cost for MPS

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services for the EDIC properties is expected to be approximately $950,000. Thank you and I'm happy to answer any questions. >> Okay, thank you. Any questions or comments from the board? Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes

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have it. Motion passes. Item number three, request authorization to execute a memorandum of agreement with the city of Boston acting by and through its public or its department of public works authorizing the use of and payment for fuel fuel and services provided by the fleet maintenance unit for the period

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from July 1st, 2026 through June 30th, 2027 at a cost not to exceed $250,000. Rebecca, >> thank you. The city of Boston Department of Public Works owns and operates a fleet maintenance unit which provides fuel and various vehicle services for city-owned vehicles. To achieve

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efficiency and decrease costs and expenses, DPW has agreed to provide the BPDA with fleet maintenance unit services. Services under the fleet maintenance unit will be provided to all entities under the BPDA, including BRA, EDIC, and OWD. In total, the BPDA has a

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total of 21 vehicles in our fleet. Service under the fleet maintenance units includes fuel fob services, emergency breakdown support, inspections, washing, and other services. The applicable rates for these services will be specified in an MOA between public works and BPDA. The MOA is proposed for fiscal year 27. The

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total cost of services authorized for all BPDA entities under this MOA shall not exceed $250,000. Historically, annual spending is typically less than $50,000, though. Uh, thank you. And I'm happy to answer any questions. >> Thank you. Any questions or comments from the board? Hearing and seeing none. A motion is in order.

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>> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Thank you, Rebecca. Item number four, request authorization to extend tenative designation status to and to and continue lease negotiations with a joint

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venture between Lincoln Property Company and Quaker Lane Capital or a related entity of such joint venture for the long-term lease and redevelopment of the EDIC owned parcel U site located at 7 Channel Street within the Raymond Elflin Marine Park for 6 months until December

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31st, 2026. Ben. >> Thank you, Madam Chair and members of the board. Seven Channel Street, also known as parcel U, is located in the Raymond Flynn Marine Park. The approximately 45,000t site includes a two-story building of approximately 27

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square 27,000 square foot uh feet uh and it's been vacant for several years. Lincoln Property Company and Quaker Capital. The the 2023 selected proponent proposed an approximately 240,000 square foot 9floor building with office

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and lab space. The proposed building will include a twofloor firehouse on the first and second floor. Since the initial uh tenative designation award, Lincoln/Quaker Lane have been in active negotiations with BPDA staff on the

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terms of the ground lease for the redevelopment of the site. and we are close to finalizing a term sheet with this team. They have filed their letter of intent in April and the next step is for them to start working on their PNF. Staff acknowledge that current market is challenging, but we are hopeful based on

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the progress of the term sheet and the submission um of a letter of intent on the project moving forward. Therefore, we recommend um extending tenative designation for six months to allow this to um move forward. Um thank you. Thank you. I'm happy to answer any questions.

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>> Okay. Thanks, Ben. Any questions or comments from the board? Okay. Hearing Hearing Hearing Hearing Hearing Hearing Hearing He and saying none, a motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Item number five, request authorization to execute a contract with McKay

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Construction Services Incorporated for the construction of the Fid Kennedy Avenue Realignment with the Raymond Elf Flynn Marine Park in an amount of 3,758,680 and a 20% contingency for a total contract amount not to exceed $4,520,416.

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Rebecca, thank you. I'm before you today to request authorization to award and execute a construction contract with McKay Construction Services for the realignment of Fid Kennedy within the Raymond Delin Marine Park. This matter was last before you in December 2025 to request authorization to publicly advertise and issue an invitation for

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bid. The Marine Park master plan update identified Fid Kennedy Avenue as preferred primary trucking route within the campus in order to improve circulation, support future development opportunities, and separate heavy track truck traffic from multimmodal transportation routes to improve overall

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site safety. BPDA previously retained engineering services to evaluate conceptual roadway realignment alternatives, which resulted in four concepts being reviewed with the marine park industrial tenants. One preferred option was selected for advancement into final design and construction. The scope of work for this project includes

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construction of new paved roadway sections sidewalks curbing landscaping, utility relocation work and storm drainage infrastructure associated with the realignment of the road. The project also includes relocation and installation of electrical, water and storm drain utilities, relocation of the

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marine park sign, relocation of security equipment and associated line striping improvements. Two bids were received in response to the solicitation. The lowest eligible and responsible bidder was McKay in the amount of $3,758,680. BPDA staff reviewed the submitted bids and determined that McKay Construction

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um was the lowest eligible and qualified bidder in accordance with Mass General Law Chapter 3039M. The total contract award is $4,520,416 which includes recommended contingency of 20%. Funding for this work is included in the agency's fiscal year 26

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capital construction budget with funding support from the city of Boston capital plan. Therefore, we are requesting authorization for the director to award and execute this construction contract with McKay Construction Services. Thank you and I'm happy to answer any questions. Okay. Thank you. Um any questions or comments from the board?

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All right. Hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Motion passes. Thanks, Rebecca. Item number six requests authorization to execute a contract with Northeastern Tree Services Incorporated for Arbor

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Services at EDIC owned property citywide for a period of three years with two one-year term renewal options and a total contract amount not to exceed $296,900. Francis, >> good afternoon members of the board and director Shen. I'm here to present the

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awarded bid for arborous services for EDI owned EDIC owned properties within the Raymond Elf Flynn Marine Park. The selected arburous company will be responsible for furnishing all supervision labor, materials, equipment, transportation and related services

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necessary for tree trimming and pruning, removal of hazardous trees, stump cutting and u tree plantings. All services shall be performed by a Massachusetts certified arborist. Uh in the response for the IFB issued on

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April 23rd, 2020 26, the BPDA received and opened two responses on May 12th, 2026. Of the two proposals submitted, Northeastern Tree Services, Inc. was selected as the responsive and responsive and eligible bidder with the

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lowest bid price of 178,140 for the initial three-year contract. The result contract will be for the initial three-year term and up to $2996,900 if both one-year extension options are exercised. The contract will be funded

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for the BPDA fiscal year 26 operating budget. Happy to answer any questions. >> Okay. Uh any questions or comments from the board? >> All right. Hearing Hearing Hearing Hearing Hearing Hearing Hearing He and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Motion passes. Thanks, Francis.

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>> Item number seven, request authorization to execute a contract with building pathways to prepare students with career readiness, occupational skills, and wraparound support in order to enter and be successful in the registered union apprenticeship in the building trades for a period of two years with one-year

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term. renewal option and a total contract amount of $388,000. Jody, >> thank you. Good afternoon. I'm Jody Sugarman Rosen, a deputy chief in Boston's worker empowerment cabinet. And I'm here today to request authorization

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to enter into a contract with Building Pathways for a total contract amount of 388,000 over a two-year term with a one-year renewal option to be exercised at the sole discretion of the Office of Workforce Development. On December 3rd, the Worker Empowerment Cabinet released

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a new report, the Boston Climate Ready Workforce Action Plan. According to the report, between now and 2050, efforts to design, build, and operate a clean energy economy and to ensure Boston's climate resiliency will keep about 67,000 people per year employed. About

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10% of these jobs will be net new jobs that wouldn't exist otherwise. Just over 50% of these jobs will be in the building trades. Over the next 25 years, the city and property owners will need to invest between 12 and 21 billion in new coastal and nature-based investments

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to prevent flooding, controlled storm water, and build coastal resilience. About 8800 to 15,000 jobs will be supported by these investments per year, including workers to install and maintain resilience infrastructure. At the

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January 15th board meeting, the Office of Workforce Development requested and received the board's authorization to issue a publicly advertised request for proposals for a contractor to provide a training program to support the Boston Climate Jobs Alliance to to provide career readiness, occupational skills,

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and wraparound support in order to enter and be successful and a registered union apprenticeship in the building trades. That RFP was issued on March 26th, and one firm submitted a proposal in response to the RFP. After review of the technical and fee proposals received,

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OWD now seeks approval to select the recommended vendor. OWD recommends building pathways as a contractor to prepare students with career readiness, occupational skills, and wraparound support in order to enter and be successful in registered union apprenticeship programs in the building

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trades to support the Boston Climate Jobs Alliance. Building pathways proposal described a clear and comprehensive plan that addresses and complies with all core elements of the required submissions stated in the RFP and demonstrates a complete understanding of the key issues and

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objectives. The proposal clearly summarizes the team's understanding of the project goals and deliverables and how its approach experience relationships would successfully achieve these goals. Thank you for the opportunity to present this request. Okay. Thank you. Uh questions or comments from the board?

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Just a quick comment. Um, it's great to see us invest in our secession plan. Um, as people are retiring and leaving the industry, we definitely need to replenish the industry. So, it's good to see and I just hope these classes are filled and if I hope we can get good

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advertisement out to make sure young men and women, men and women in the communities take advantage of the opportunity. So, thank you. >> Thank you. Yeah. with that how do how do you you know what is the advertising kind of plan? How do people become aware of you know your programming and and things like that?

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>> The Boston Climate Jobs Alliance actually has a partner specifically dedicated to outreach. Um so we have a new website and we have um social media graphics that drive people to the training programs. We also have a partner, the American Cities Coalition,

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that is providing career exploration opportunities for people to come hear more about what climate jobs are available and find the right pathway for them. We always share information that the building trades is a very big part of climate jobs. >> Awesome. Great. All right. Any other questions or comments? Hearing and

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saying none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Thanks, Jody. Thank you so much. >> All right. Item number eight, request approval of the fiscal year 2027 operating budget of the Economic Development and Industrial Corporation,

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the EDIC, in the expense amount of $55,83,63 and approval for the fiscal year 2027, capital expenditures amount of $7,25,000, and approval of the transfer of funds forgiveness of inter agency debt and

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leasing property and assets between the Economic and Industrial Corporation of Boston and the Boston Redevelopment Authority, the Boston Local Development Corporation, and the Boston Industrial Development Finance Authority. Approval to enter into an any inter agency

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subleas amendments or extensions. An authorization to take actions and execute documents and agreements related to the transfer in and expenditure or transfer of funds out of the capital reserve fund. and approval to execute

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any and all notices, correspondence, documents, or agreements to or with employees and other as the director determines to be in the best interest of the EDIC. Michelle, >> thank you. Good afternoon, Madame Chair, members of the board, Director Shen. My

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name is Michelle Goldberg. I am the director of finance and I'm happy to present fiscal 2027's budget to you. Before I jump in, I want to recognize the incredible work of the finance department and thank everyone across the organization that engaged in the budget

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development process. Thank you for your hard work all year long to ensure we are strong fiscal stewards. As a reminder, this board has already reviewed and approved a large portion of the AY's operations by approving the funding for

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the city planning department. That approval ensures that staff have the resources they need to support this board while operating within the city structure. Today's vote completes the BPDA's budget process by factoring in

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revenues generated by EDIC and BRA assets and expenses related to the operations and maintenance of the real estate within the BPDA portfolio. The following presentation will cover the BRA and EDIC budget. At the conclusion

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of my presentation, I will seek a vote for the EDIC portion and later tonight, I will return for the BRA portion. We can move to the next slide, please. Thank you. The annual budget process begins with a midyear review of

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current activities and anticipated needs. We now work with the city very closely to ensure personnel and contractual expenses are considered. Concurrently, BPDA staff collaborate internally to project revenue and assess

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our capital needs in an effort to bring a complete BPDA budget to you for a vote. With that, we can take a look at the current year's performance and our end-of-ear projections. FY26 revenue came in very close to budget with a small favorable variance showing our

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showing in our grants for OWD. We no longer need to prepare as many intercomp grants between bar and EDIC as we did in the past because major expenditures like payroll and large contract payments are cash flowed by the financial transfer to

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the city. Instead, this grant income category now carries funding from uh the city for capital, which I will get into more later. For now, it's important to note that the BPDA is experiencing the same economic pressures felt throughout

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the economy. We are very fortunate to have so many so much of our revenue locked into long-term lease agreements. The expense side is where you will clearly see the impact of moving a major expense to the city under a contractual MOA agreement. Personnel and benefits

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now reflect the remaining staff and those costs will of course increase over time given the small pool we obtain uh benefits for the remaining staff through the city. We can move to the next slide for the FY27 budget.

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And sorry, one more slide there. Uh yes, there you go. Thank you. As you can see, um FY27 budgeted revenue is expected to increase modestly. We do have scheduled increases across our lease portfolios. Um our

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parking revenue remains strong as um our tenants continue to lease spacing in add in addition to retail um parking. Um equity participation is fairly stable as we see that the economy um is slowing a

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bit. Um and we are still um receiving some other income from our investments. As we go down the personnel line, you will see that uh costs to the city department and the core operations, they remain fairly stable as a result of

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following the city's budget guidance. The remaining increase reflects the true increased costs for BPDA related to owning and operating our properties. I want to point out that in that city planning department, the BPDA funds

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major core equity work. The BPDA uh the FY27 budget reflects equity focused investments in a more integrated operational model than ever before. The AY's approach to advancing diversity and acquis and access, excuse me, has

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matured greatly since the establishment of the FY21 equity and inclusion fund. The initial investment in senior level staff and programming are now fully integrated into the city planning department budget. With this greater integration into the fabric of the

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operations, we can now simplify the financial oversight and the reporting practices that we had in place are creating unnecessary administrative complexity. So in our financial activities by formal formally winding down the equity fund we will be able to

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continue these programs with a more simple funding model. Next slide please. Now we can look oh sorry pie charts. Wouldn't want to forget the pie charts. Um this just gives you a sense of the breakout of our expenses and our revenue. So as we look

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at our revenue you can see we still rely very much on our rental and lease agreements. And if you slip to the next slide, you can see of course our planning department, our core operations are the majority of our expenses. And when you

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add in the remaining personnel and employee benefits, that's where you see the whole of BPDA's expenses. Now, we can go to the next slide and look at our capital budget. The BRA continues to invest in our revenue generating assets at China Trade

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and the Charles Town Navyy Yard. For the EDIC, crucial investments will be made in 12 channel. A key revenue generator is in need of repair as well as Pier 10, where repairs will improve maritime activities across our property. These

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investments are part of our larger program managed by our capital construction team in the real estate department. Thank you to that entire team for your leadership on this work. With that, this concludes my presentation. I will seek the EDIC vote with this agenda and be back later for

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the BRA. Happy to answer any questions. Thank you. >> Great. Thank you. Um any questions or comments from the board? >> Yes, thank you, Michelle. Um really appreciate that thorough and transparent approach to sharing. Look forward to the the complimentary one uh in the next

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part of the meeting. Um, random question and I'm not even sure where we would go with this, but parking revenue is is a not insignificant amount of our budget, about 15 million, I believe. >> Who sets the price for parking? Because as someone who tries to bike, tries to

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take public transit, still occasionally has to park downtown, the the continuum of parking garages in the city of Boston. >> Fantastic question. >> Wildly uh long. So I'm curious what >> my partner Rebecca um in the real estate department will be able to speak to that

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at length. Um >> great. Thank you. >> Yeah. So we um have a parking management contract currently with Pilgrim and Pro Park. They work with us very closely to do market analysis. So they understand both within our assets in the marine park and then also in some of our BRA

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properties what the market is conducting. Generally speaking, our um rates are set a little bit below market to be competitive, but they have really the the eye on the market and can help us. And then certainly we are balancing a lot of these goals that us as a city have around trying to incentivize other

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modes of transportation, but this is also revenue generation. So, we're trying to set the rates appropriately. But again, with um that market actor that is really helping us understand what is appropriate. >> Good. And have uh follow up on that. Have you what was if you don't know it offhand, it's fine. And I don't want to put you on the spot, but I would imagine

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we've seen an increase in this fiscal year as opposed to last fiscal year as as we we're a little bit further out from CO. More and more people are coming in, more events are back online. >> Absolutely. Yeah. And and I think one of the nuances of our our parking is that there is both monthly and transient

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parkers. So we have seen a slight increase in the revenue that we're collecting on monthlies. Um because of the rate that we increases that we're including. I think in a postcoid world, there's a lot more transient. people are not buying a monthly pass because they're coming into the office two or three times. And so that's a calculus that we've had to do as well. And um I

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think in terms of the revenue more generally, we do have assets that we have disposed of or are planning to dispose of soon. And so we want to ensure you know the Bunker Hill lots that are over in Charles Town and then also there's another lot in Chinatown. Those tend to be a little bit less revenue generating but we are making

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that revenue trade-off in order to achieve affordable housing development. >> Sounds like you are more than on top of it. So I appreciate that education. Thank you. >> Great. Additional questions or comments? Um I had a couple just wanted to confirm um just want to confirm my understanding

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of the um the changes to the equity you know focus programming. Um so can you just review that one more of like you know what is what is changing? >> Yes. So in um establishing the equity

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fund, we weren't prepared from a financial perspective to track or demonstrate where our equity investments were. So we essentially had to set something up outside of the system in an Excel spreadsheet and right um and so

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over time we worked to put the codes in. So we have a program code, we have a department code and we actually have the department now. we've hired a director. All of that is embedded in the work and so it's it's systemic in the department

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now and so it's duplicative. We can run a report in the system and pull the codes and see what we're put and then we also have the spreadsheet. There could be variances between those. We don't want to have multiple sources of truth. So we'd like to uh wind down the

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external fund coding so that we can just rely on the system. >> Got it. So it was just the when Yeah. Yeah. When we initially, we just didn't know what the budget or just like what what it was going to be an announcement. >> Exactly. We weren't sure where we were going to put it. >> Exactly. We weren't sure if there was going to be a whole department, if it

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was going to be spread out. We just we weren't even sure how we were going to do that. So over time, as the decisions got made and we built it in, we were able to start to pull and track. And so now it's kind of this extra thing that >> Yeah. So it's more of operational thing versus like reduction programming or

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investment. It's just the operations, >> right? It's just the accounting process. The program is there and the funding is in place. >> Yeah. Um okay, good. Good. Um let's see what else. Um yeah, I just wanted to just to to call out and shout out always

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um the finance team. Thank you so much for all your hard work. The you know uh presentations are always very clear. The variance is very understandable. Um and uh and also shout out to um the capital team. Um I've seen that >> we've been doing great

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>> that budgeting process come a really long way and I just feel really great about where we are like today and and the decisions that we're making on um you know >> uh the many capital needs that that we have. Right. But but just um

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>> uh I just wanted to to shout that out. >> All right. Any other questions or comments? Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> Right. All those in favor? I opposed. Eyes have it. Motion passes. Thanks, Michelle. And item number nine, mic personnel.

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>> Uh, thank you, Madam Chair, members of the board and director Shen. Uh, we have a number of items for your consideration on the EDIC agenda with the exact details included in the board memos. We have six contracts. In the real estate

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division, Delaney Morris Landry. in the administration division, Anthony Verani, Samantha Vidal, and Izzy Wagner, and the director's office, Natalie Noble, and uh in the office of general counsel, Lisa

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Richardson. And that's it. Now, answer any questions you may have. >> Okay. Thank you. Any questions or comments from the board? Hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Motion passes. Thanks, Mike. And I now need a motion to adjurnn the

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EDIC meeting. >> So moved. >> Second. >> All those in favor? >> I. >> Um the eyes have it. Commission passes. All right. Let's move on to the next section. >> Thank you for joining the June 18th, 2026 Boston Redevelopment Authority

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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 at city hall in our boardroom on the ninth floor and virtually via Zoom in Boston City TV at

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the same time. 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 Boston City TV, which is a part of the city of Boston Office of

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Cable Communication at Xfinity channel 26, RCN channel 13, and Verizon files channel 962. It's also being livereamed at boston.gov/cable. Uh if there's anyone in the audience who's recording the meeting, this meeting, I please I ask that you please identify yourself. Okay, seeing none. Um

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and also note that um demonstrations of approval or disapproval from members of the public are also not permitted during the meeting. So we'll start with a uh roll call. U Miss Bennett >> here. >> Mr. Sheepard >> present. >> Mr. Ali >> here. >> And the chair is present.

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Roas, may we interrupt for counselors testimony. Thank you. >> Absolutely. Welcome, Councelor Flynn. Floor is yours. >> Thank you, Madam Chair, and thank you for giving me the opportunity to speak and thank you to the members of the board as well to Director Channon. I

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also want to recognize my longtime friend that um recently retired as well, Ted Lansmark. Um, Madame Chair, may I speak uh briefly on five and six at EDIC and then on 22? >> Okay. >> Yeah.

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>> Thank you, Madam Chair. Madame Chair, in regards to um items five and six on the economic development industrial corporation agenda uh located within the Raymond Del Flynn Marine Park. One item seeks a construction contract for Fit Kennedy

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realignment which would make it easier for trucks to access the park. The bid has been approved by the M Marine Industrial Park Association. The second agenda item would include an arburist contract w which will maintain the urban

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tree canopy at the Raymond Alpha Marine Industrial Park. I also have filed or refiled I should say a hearing audit to continue to call attention to the heat island effect in increasing urban tree canopy um in South

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Boston and especially in Chinatown as well. But I'm respectfully asking the board to consider uh supporting both of these, number five and six. Um, Madame Chair, may I go on to number 22, >> please? >> Okay.

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Madam Chair, this one is a I'm speaking on behalf of the um elected officials in my neighborhood, including Congressman Lynch, Senator Nick Collins, and Representative David Beal. This is in support of 776

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Summit Street which is phase two. As the elected representatives of South Boston at the federal, state, city level, we are writing to express our strong support for a phase 2 design plan and PDA amendment

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for plan development arena number 128 L Street station redevelopment at 776 Summer Street as proposed by the HRP group in and their partner Redgate located in South Boston. The 776 redevelopment

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represents one of the most transformative projects underway in our city. The project will turn a long vacant form industrial site into a vibrant mixeduse neighborhood that advances Boston's goals for sustainability, economic inclusion,

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public access to the waterfront. It prioritized creating significant new housing, including affordable and middle inome housing while generating good paying union jobs under a project labor agreement. The project has been shaped

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by years of community input and reflects a real commitment to thoughtful planning resilience against climate change and sea level rise and opportunities for all. Approval of phase two design plan and PDA amendment delivers on that

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commitment and is and it is a critical step toward delivering meaningful housing, economic opportunity, public amenities for South Boston and for the city. While no neighborhood concerns regarding on-site affordable housing and

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other related issues continue to be discussed and examined in future phases of the project. We respectfully ask the board to vote in favor of the current of this current phase of the proposal at 776. We thank this board for your

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continued commitment to advancing projects that strengthen the economic vitality of the city of Boston. Thank you, Madam Chair. >> Great. Thank you so much, Councelor Flynn. >> Um, all right. Um, where was I?

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>> Item number one. Okay. Uh, request authorization for the approval of the minutes of the May 14, 2026 board meeting. A motion is in order. >> So move. >> Second. >> All those in favor? I >> opposed. The eyes have it. Item number two, request authorization to enter into

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a license agreement with Richard and Tali doing business as TNTs for the use of a merchandise kiosk at Long War for a period of 9 months commencing July 1st, 2026 and ending March 31st, 2027. Samantha, good afternoon, Madam Chair,

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members of the board. I'm here to request approval to enter a license with Richard Natalia doing business as TNTs for approximately 64 square feet of land located on Old Atlantic Avenue in the downtown waterfront urban renewal area of the city of Boston to operate two souvenir merchandise kiosk. The water

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downtown waterfront area is the most popular tourism destinations in the city of Boston making it a valuable location for souvenir merchandise vending. The locations for the downtown waterfront kiosk program are on Boston Planning and Development Agency owned land strategically placed between Long and

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Central Wars directly across from Legal Seafoods at 225 State Street. The downtown waterfront merchandise vendor kiosk program is an opportunity to support tourism in the city of Boston and creates opportunities for local small business vendors to sell merchandise to the public. Rich Natalia

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has operated two waterfront merchandise kiosk on Longmore for over 10 tourist seasons. T and Rich and Italy will continue to operate Walkup Boston themed apparel apparel and souvenir sales at the rate of 6,615 per kiosk per month for the 2026 season.

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The new license fee is consistent with the market and is a 5% increase from previous license rate. Staff recommend entering into a license agreement with Virginiaia for a 9-month license term which will commence on July 1, 2026 and end on March 31st, 2027. Thank you and

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I'm happy to answer any questions. Okay. Any questions or comments from the board? Um, can you just refresh my my memory on um kind of how liability works when, you know, with the kiosk and what we're responsible for and what they're responsible for.

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>> Uh, yes. So, they're we're just they we just have they they just bring their kiosk and we get an insurance certificate from them. So, yeah, we're not responsible for their merchandise out there. >> Okay. Yeah. >> Yeah. >> Um, all right. Any other questions or comments? Okay. hearing and seeing none.

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A motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Let's give people their t-shirts. >> All right. Item number three. request authorization to enter into a license agreement with AT&T for the use of a portion of Sergeants Warf parking lot

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for the placement of portable cellular base station to support emergency management response during major citywide events including but not limited to FIFA and cell sale 250 events for a period of two months commencing July 1st 2026 and ending August 30th

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2026. Samantha >> computer request approval to enter a license agreement with AT&T for the use of a portion of Sergeant Warf parking lot to place one cell on wheels cow to bring additional cellular service to support emergency management response during major citywide events including but not limited to FIFA and sale 250

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events. AT&T is the third largest wireless carrier in the United States and they requesting to use our property to temporarily place a cell on wheels starting July 1, 2026 to August 30th, 2026. A cow is a portable cellular base station mounted on a trailer or truck that is rapidly deployed to temporarily

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boost network coverage and data capacity in high density areas areas. Cows are required at major events to prevent network congestion, ensure public safety, emergency response, and fill infrastructure gaps. Sale 250 is a major maritime celebration marking 250th anniversary of the United States. The

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event will bring tall ships from Boston from July 11th to July 17th and they will coincide with FIFA related events and draw millions of spectators to the city putting a strain on existing network coverage and data capacity. The proposed license will allow AT&T to gain access to the license area exclusively for the placement of cell on wheels.

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AT&T must obtain all permits which may be required in order to in order for the LE to use the license premise. The proposed license will allow for a two-month license term which will commence on July 1 and expire on July 30th. The proposed license fee shall be $14,400

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for the two-month term payment will advance and increase in monthly increments of 7,200. BPA staff recommends that the director be authorized to enter into license with AT&T for the use and occupancy of a portion of the Sergeant Warf parking lot for a two-month term. I'm happy to answer any questions.

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>> Okay, any questions or comments from the board? >> I have a a a brief question and you may not be able to answer this, so that's totally fine. Obviously, this is smart supported. Grateful AT&T can dispatch temporary infrastructure to support sort of public safety communication. Um,

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obviously in FIFA, just the sheer crowds we've seen, it warrants it. >> Has there been, to your knowledge, any issues with sort of communication the last week or so as sort of uh fans have begun, the throngs of people have begun trickling in?

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>> Not that I'm aware of. Um, and actually, we did a short-term license with AT&T to be on the property up until now. And then here for board approval to extend the last two. >> Oh, so they it's doing it's happening now. >> Yes, it is happening now on a short-term license and then here to extend it for the next two months to get us through

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all the events. >> Okay, that's great. Thank you, Samantha. >> Yeah, it's interesting to learn a new acronym cows. Um, how many cows are we talking about? Like I just I just had a like curiosity like are there a lot of them floating around or like what does this look like?

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>> Um, on our property there's just this one. Um, just one. >> Just one. I do know that there is some others being deployed in other parts of the city. >> Okay. >> Yes. But just this one on our property. >> Okay. Yes. >> Um All right. Uh any other questions or comments? Hearing and seeing none. A

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motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Thanks, Samantha. Item number four, request authorization to amend a license agreement with CHLN Incorporated for continued use of approximately 5,375

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square ft of land adjacent to the Chart House restaurant on Long Warf for seasonal outdoor restaurant seating commencing uh July 1st, 2026 and ending October 31st, 2026 with two one-year term renewal options. Samantha, >> I'm here to request approval to enter a

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license agreement with CHLN Incorporated to occupy approximately 5,375 square feet of land adjacent to the Chart House restaurant on Long War for seasonal outdoor restaurant seating. The Chart House is owned by CHLN Incorporated but operated under the umbrella of Landry Restaurants which is

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headquartered in Houston, Texas. Landre owns and operates hundreds of eating establishments throughout the United States. Since June of 1998, the Boston Planning and Development Agency has entered into license agreement with CHNL CHLN for two outdoor patio locations,

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compromise of 200 2,475 ft of land in the front and 200 2,900 square ft in the back and square feet of land in the rear of the restaurant to be used for seasonal outdoor restaurant seating. Since 2020, the city of Boston licensing board piloted initiative to

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allow for expanded use of public and private spaces for outdoor dining. The city of Boston charges a monthly fee of $3.99 per patio if alcohol is served. Staff is recommending a continuence of this continuence of this mutually beneficial business arrangement and that monthly fee payable to the Boston Redevelopment Authority be consistent

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with the fees charged by the city of Boston for outdoor dining. The license fee will commence on July 1, 2026 and expire on June 30th, 2027. a one-year license term with two additional one-year option terms at the discretion of the director, provided the fee charged remains consistent with or

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higher or higher than that of the city of Boston outdoor dining program. The fee associated with the license uh and additional 100 1,500 security deposit per patio. BPD staff recommends the director be authorized to enter into a license agreement with CHNL LN to occupy

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land adjacent to the chart house restaurant on Longmore for seasonal outdoor restaurant seating. Thank you. Thank you. I'm happy to answer questions. Okay. Thank you. Uh questions or comments from the board. Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Thanks,

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Samantha. Item number five, request authorization to establish a demonstration project under Massachusetts General Laws Chapter 121B section 46F and to adopt a demonstration project plan for the acquisition of an easement containing

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approximately 852 ft for the constructions of an interim deployable project. an authorization for the director to acquire the easement and undertake the construction of an interim deployable project uh and execute any and all related agreements and documents

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and connection commencing June 19th, 2026 and ending November 30th, 2026. Rebecca, thank you madam chair and members of the board. Climate Ready Boston has undertaken various initiative to assess vulnerabilities and develop strategies for resilience since the release of its initial report in 2016.

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The city of Boston's planning department in collaboration with the office of climate resilience is addressing the immediate and near-term impacts of climate change related to coastal flooding. The city has identified several low-lying locations that would benefit from interim flood protection measures. These measures are intended to protect communities and assets that have

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already begun to or soon will start to experience flooding on a more frequent basis before long-term permanent protections are in place. The mainstream interim deployable project addresses the flood pathway located along Main Street and Charletown. The proposed barrier in this alignment would be specifically engineered to withstand flood conditions

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corresponding to the projected 2030 1% flood elevation. The barrier runs the length of the new bike lane within the sidewalk beginning at the high point and continuing downhill, crossing the shaft center rightway, then the Masport tracks rightway and terminating at a high point in the neighboring Boston Fire

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Department. The easement area is approximately 852 ft located in the driveway of the Shraft City Center building. The easement agreement would allow for the construction of the deployable flood wall on property owned by the Flatley Company. The easement will be in effect until November 30th, 2026. The BR must approve a

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demonstration project under Mass General Law for this project to so that the BPDA may utilize the legislative authority to provide public improvements to the property and to prepare plans for the prevention of urban blight. Thank you. And I'm happy to answer any questions. Okay. >> Any questions or comments from the

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board? I just want to underscore uh the importance of this work. Um and it's not the type of thing that's going to necessarily generate news headlines, but um we think of the weather events caused by climate change and the the uh susceptibility that we as a coastal city

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have. We have been very very lucky with a number of supertorrms over the last decade. Um and so uh preparation is key and appreciate your work on this and um uh the the impact that it will have on our city. So thank you. >> We're hoping to shine a little bit of a spotlight on the city's next deployable

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days here specifically. So hopefully a little bit of >> Can you give some just color to um I'm trying to kind of put a picture in my head of what an interim deployable >> thing looks like. Can you just uh yeah just give me a a little bit of a sense

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of what that is interim and then what is the permanent after or is that what we're studying? >> Absolutely. So in this location in particular they certainly vary based on the infrastructure where we're in um implementing those. Martins Park is another one that's actively under construction and to um uh terminate

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soon. But in particular so um the deployable component is there's basically two stansions. In this case, there's eight stansions, but two and then there's really slats that are placed within these stansions and that's the the part that is deployed. And so, in partnership with the office of

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emergency management at a point in time in which flooding would be occurred, they would be deployed. They would deploy the slats there and have that protection. And so, the idea is that there can be vehicles in this case traversing when there's not a flood event happening. >> Got it. Okay. Um, so it would always be

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a deployable situation. >> Sorry. So th in this location specifically, this is the short-term solution for relatively low dollar value. There is as part of the flatly redevelopment of 425 Medford a broader um coastal uh permanent solution that is proposed. And so this that would

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essentially render this um temporary condition unnecessary, but that is also dependent on that project advancing as well. So we wanted to do this now while there's some flooding that is anticipated in the next few years. >> Okay. No, thank you. Um, any other questions or comments? Hearing and

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seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? >> Opposed? The eyes have it. Motion passes. Thanks, Rebecca. Item number six, request authorization to enter into a lease agreement with St. Francis House for the youths of suites 109 and 110 located at two Boilston Street for a

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period of 5 years commencing June 30th, 2026 and ending May 30th, 2031. Dennis, >> thank you, Madam Chair. Um, located at 39 Boilson Street, uh, directly across the street from the China Trade Center at two Boilson, St. Francis House is the

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largest homeless services day shelter in Massachusetts. Um, its headquarters has been undergoing a much needed renovation, which is almost complete. Um, St. Francis House contracted with Deio Construction Company to perform the

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the renovations. Taking advantage of a mutually beneficial opportunity, Demio leased uh the then vacant 2783 ft space on the first floor of Tolson Street in April of 2024. They used it as

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their construction field office uh for the renovation. Demio and the planning department um allowed St. Francis House to use a portion of that 2700 foot space for supportive administrative staff while the renovations were ongoing at um

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39 Bolson Street. Deio has decided not to exercise their remaining six-month option in the lease and they vacated effective May 31st, 2026. St. Francis House has expressed an interest in entering into a lease for that same space uh directly with the Boston

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Redevelopment Authority. uh the I think I can speak for the whole planning department that we have an appreciation and respect and gratitude for the services uh provided by St. Francis House. Um those services are very much needed. Um staff including me personally

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have had some very frank conversations with St. Francis House that the space at two Boston Street can only be used for administration and human resources, not for onboarding their guests or counseling or life coaching and the like. Um, simply stated, it cannot become an extension of the shelter at 39

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Bolston Street. Um, uh, we've we have complete agreement with St. Francis House that that will be the case. Um, so I I have no concerns about that. Um, the economics of the proposed lease are also very defendable. By leasing the space directly to St. Francis House, we avoid

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paying a real estate commission and contributing financially to the buildout of a new tenant. The space will be offered in its asis condition. um will also uh avoid the loss of an will also avoid an extended loss of cash flow while we're waiting to locate a new

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tenant. In light of these financial benefits and the use restrictions, we're proposing the following. A 5-year lease term with a with a single 5-year option term space is to be accepted in it in its asis condition and uh no fixed rent

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payments will be owed until December 1. So basically, we'll give them six months free rent to >> to spend their own money to to tidy it up to their satisfaction. Uh rent will start at $27 per square foot and will increase by a dollar square foot per year. While the class B office market is

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showing some early signs of rebound, uh I we believe that the proposed rate is reflective of the market for class B space offered in its asis condition. Um, I believe that the economics net the planning department at least 50% more direct revenue than if we were to go to

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market looking for a standard. Um, and I personally believe it's a very productive use of this publicly owned real estate. And I'm asking if you're your vote. >> Okay. Uh, questions or comments from the board?

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just appreciate the the department's um you know interest to sustain help sustain this organization. >> Um it seems like a win-win. >> I agree with you. It is very much a win-win. >> Yeah. Ditto. Ditto. Uh all right. There are no other questions or comments. A motion is in order.

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>> So moved. Second. >> All those in favor? I >> I >> opposed. The eyes have it. Motion passes. >> All right. Thank you, Dennis. Item number seven, request authorization to execute a memorandum of agreement with the city of Boston acting by and through its property management department to

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formalize the assignment of municipal protective services personnel on bar managed properties including the China trade center for a period of one year commencing July 1st, 2026 and ending June 30th, 2027 at a cost not to exceed $468,864.

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Rebecca, >> thank you. This is a similar item that was presented on the EDAC agenda. This time for BRA properties which include the China Trade Center. And as noted, um the cost is not to exceed $468,864. I'm happy to answer any questions. All right. Any other questions or comments?

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Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? >> I opposed. The eyes have it. Thanks, Rebecca. >> Thank you. Item number eight, request authorization to award final designation status to the Garrison Troder Neighborhood Association Incorporated for the sale and redevelopment of parcel

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S uh-12C in the Washington Park Urban Renewal Area project number Mass R-24, also known as 48 Towns and Street in the Roxbury neighborhood. Ben, >> thank you, Madam Chair, members of the board. We can go to the next slide. Uh, thank you. Uh we are excitedly

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requesting board approval to award final designation status to the Garrison Troder Neighborhood Association for the redevelopment and sale of parcel S12C in the Washington Park urban renewal area in the Roxberry neighborhood. This parcel is approximately 17,000 square

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feet above on all sides by privately owned housing sites with an unpaved driveway from Townsen Street. After a community process, the BPDA issued an RFP for these parcels in May 2023. Based on review and evaluation with the community, the proposal from the Garrison Troder Neighborhood Association

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was selected as the most highly advantageous and their designation has been extended until May of next year, which you voted on last month. Uh, next slide. on the uh property. The redeveloper envisions a transformation of the underutilized property into a vibrant

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community garden and neighborhood guard green space featuring uh communal raised uh garden beds, landscaped open areas, seating, and accessible pathways. I'll stop for a second. Left is what is currently there. Right is the proposed FY. Uh the garden will serve local residents, families, seniors, and nearby

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students by providing opportunities to grow fresh produce, learn sustainable uh gardening practices, and participate in community programming. In addition to supporting food access and environmental education, the space will function as a gathering place for neighborhood events,

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workshops, and information recreation. informal recreation uh managed and maintained by the redeveloper. The project will create a welcoming community asset that promotes health, sustainability, and stronger neighborhood connections. Since receiving its tenative designation, the Garrison Troder Neighborhood Association

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has worked to finalize their design plan, operations maintenance plan, provide evidence of necessary financing, find a suitable contractor, and review a draft deed and dis land disposition agreement. Following this vote, the Garrison Trider Neighborhood Association anticipates finalizing all of these

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things. There are funding agreements, finalizing the plans and permits needed for work related to a retaining wall on the side of the property. Uh signing an LD a deed in LDA with the BPDA and then starting construction later this year. Therefore, we we are recommending you award final designation status to the

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Garrison Tro Troder Neighborhood Association. And thank you, and I'm happy to answer any questions. Okay. Uh questions or comments from the board? >> Hearing and saying none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Um motion passes. Thanks, Ben.

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>> Thank you. Item number nine, request request authorization to execute a contract with North Eastern Tree Services Incorporated for arborous services at BRA owned properties citywide for a period of three years with two one-year term renewal options

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and for a total contract amount not to exceed $296,900. Francis. >> Good afternoon, ch Madame Chairman, members of the board. Director Shen, this is the same vote as we had previously for EDIC, >> except we have a much larger tree canopy

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citywide than we do in the Raymond L. Flynn Marine Park, but it's the same contractor, same amount of money, same vote. >> Okay, sounds good. Uh, anybody have any additional questions? All right, hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor?

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>> Opposed? The eyes have it. Thanks, Francis. Item number 10, request authorization to amend the contract with Weston and Samson Engineers Incorporated LLC for historic envelope preservation and stabilization for the Chain Forge, also known as building 105 in the

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Charlestown Navyyard to increase the contract amount by $387,345 and to approve a 20% contingency in the amount of $77,468 for a total amended contract amount not to exceed $464,83.

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3 and a total aggregate contract amount not to exceed $778,230 no $253. Rebecca, thank you. I'm here to request authorization to amend the engineering design services contract with Weston and Samson for the historic envelope

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preservation and stabilization project at Chain Forge building 105 in the Charleston Navyyard. This matter was last before you in May 2025 when the board authorized the original design services contract in the amount of $313,440 including contingency. Chain Forge is

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considered a significant historic asset. However, remains vacant due to hazardous materials and deteriorating envelope conditions. This project is intended to stabilize and preserve the building envelope while coordinating with the separate Brownfield's environmental remediation project currently underway. The author original authorized contract

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with Weston and Samson to evaluate the building's roof, structural systems, inter inter deteriorated conditions, uh identify immediate public safety measures, and develop conceptual repair alternatives to prevent further damage and deterioration. We are now requesting additional funds to advance the project

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into the next phases of design and construction support services. This amendment will fund the schematic design, development, preparation of construction documents, bidding assistance, and construction administration services. The consultant will pair prepare 60% and 100% construction documents, coordinate with

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BPDA urban design and historic preservation review requirements, assist during public bidding, and provide construction phase support, including RFIs, submittal review, site visits, and closeout documentation. The original contract amount was $313,440. We are requesting an increase of

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$387,345 plus a 20% contingency for a total amount not to exceed $464,813. Upon approval of this amendment, the total contract value will will increase to $778,253. Funding for this amended contract is

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included in the fifth fiscal year 26 capital construction budget. Thank you and I'm happy to answer any questions. Okay, any questions or comments with the board? I do have a question. Um I'm trying to read the sentence over again, but the 60% of the construction documents, it's like who does the 40 the

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extra 40 to make it 100? >> Yeah. So um we are advancing it into the 60 and 100%. We have already completed the 25% uh con conceptual designs with Weston and Samson as well. Okay. We're looking for an amendment to expand um beyond to those finalized documents. >> Got it. Got it. Okay.

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>> Um right. Uh any other questions or comments? Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Uh thanks Rebecca. >> Again item number 11 request authorization ex. Did I just you read that or there's two separate

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>> It's a different one. >> It's a different but it sounds looks similar. Okay. Request authorization to execute a contract with Weston and Samson Engineers Incorporated for environmental engineering design services for chain forge building uh 105 Brownfields environmental remediation in

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the Charlestown Navyyard in the amount of $893,122.30 30 and to further execute a 15% contingency in the amount of $133,968.35 for a total aggregate contract amount not to exceed 1,27,90.65.

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Rebecca, thank you. I'm here to request authorization to award and execute a contract, a new contract with both Weston and Samson for the environmental engineering design services for building 105 brownfields environmental re remediation project. Since acquisition by the BRA, envir environmental investigations have consistently

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identified hazardous materials that prevent occupancy in chain forge, including PCBs, heavy heavy materials, petroleum compounds, and other contaminants. While remediation efforts undertaken by the US Army Corps of Engineers significantly reduce risks, additional cleanup work remains

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necessary. In September of 2025, BPDA successfully secured a 4 million EPA Brownfields grant uh award for this project. In addition to the federal funding, BPDA has committed half a million towards environmental remediation and two and a half million towards stabilization and preservation of the historic building envelope,

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representing a total public investment of approximately 7 million. In October of 2025, the board authorized staff to issue an RFP for a qualified environmental professional support implementation of the brownfields cleanup effort. The selected consultant will provide environmental and engineering services, EPA grant

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administration support, community outreach assistance, preparation of his construction documentation, construction oversight in coordination with the con the concurrent historic envelope preservation and stabilization project. The RFP was developed in close coordination with the EPA. Two proposals were received and evaluated in

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accordance with the EPA procurement requirements and EPA criteria. Wesson and Samson was ultimately selected based on its extensive Brownfield's grant expertise, strong understanding of the project, demonstrated capacity to perform the work and overall value to the authority. While another proposal was received, Weston and Samson achieved

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the highest overall ranking during the evaluation process. We are requesting authorization to execute a contract with Weston and Samson in the amount of $893,22.30 and to approve a 15% contingency. The total contract authorization being requested is1,27

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um,90.65. Funding for this project is available through the EPA brownfields grant and BPDA fiscal year 26 capital budget. This work is a critical step towards advancing environmental cleanup, preserving a national nationally significant historic structure, and positioning building 105 for future

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redevelopment opportunities through disposition. Thank you, and I'm happy to answer any questions. >> Thank you. Uh, questions or comments from the board? Um I do have one one question. So um typically I hear

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we typically choose a lot of times the lowest and respons most responsible bidder but in this instance we uh it wasn't the lowest bid right that we received. Can you just give me some context? >> Absolutely. So the the bids were relatively similar I think um through the evaluation process before we open up

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the bid documents themselves with the financials. We evaluate the proposals and won and Samson ranked highly across all of the categories and the other proposal did not rank as highly and so in that case we had already prioritized and um pref preferenced as part of the

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evaluation and Samson and so when we opened the bids that did certainly inform our evaluation but I think given the the closeness of the bids that we received back and Weston and Samson's ability to execute we felt more strongly going with them. >> Okay great. Uh, additional questions or

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comments hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Item number 12. Request authorization to issue a request for proposals for construction management services for the Little Mystic Channel Harborwalk extension

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project at the Little Mystic Channel in Charleston. Rebecca, >> thank you. The Little Mystic Channel Harborwalk project proposes to construct a missing section of the Boston Harborwalk to improve pedestrian connectivity in an area currently categorized by but busy truck routs and limited pedestrian infrastructure. The

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proposed Harborwalk extension is located on BR Barra owned property along the northeast corner of the Little Mystic Channel adjacent to Terminal Street, the Autoport in the existing Harbor Rock network. The project also supports a broader open vision for the neighborhood and complements ongoing investments associated with Barry Field, the

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Charleston High School athletic fields, and the Little Mystic Boat Ramp. In December of 2025, the board authorized the director to advertise and issue an invitation for bid for construction of the Harborwalk extension project. However, the original construction contract and design scope did not include construction management services. Therefore, BPDA staff is

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seeking authorization to procure a qualified professional engineering consultant to provide construction management oversight for the project. The scope of services will include part-time resident engineering services, weekly field reports, review of submittals, responses to requests for information and change orders, and project closeout services, including

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punch list, coordination, and asbuilt documentation. The request for proposals will be publicly advertised and procured in accordance with Massachusetts public bid law and all applicable city of Boston procurement requirements. Funding for this work is included in the agency's fiscal year 26 capital construction budget. Therefore, we are

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requesting to be authorized to advertise and issue an RFP for construction management services for the Little Mystic Channel Harbor Extension project. >> Thank you. I'd like to answer any questions. >> All right. Any questions or comments from the board? >> Hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes

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have it. Thanks, Rebecca. Gosh, Rebecca just Rebecca show Rebecca show I flipped the page and I was like, still Rebecca. Okay. Uh number 13. request authorization to execute a contract with Northern Contracting Corporation for the installation of building security

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systems at the China Train Trade Center located at two Boilston Street in the amount of 1,14,000 $14,100 with a 10% contingency in the amount of $11,410 for a total contract amount not to

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exceed $1,115,510. Rebecca, >> thank you. This matter was last before you in January 2026 to request authorization to publicly advertise and issue an IFB for this work. The project scope includes the replacement and installation of modern security infrastructure throughout the building,

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including access control devices, cameras, card readers, perimeter surveillance equipment, and related electrical and masonry work required to support the new systems. The design of the security systems and construction documents were prepared by CHA consulting pursuant to the design contract pre previously authorized by

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the board in October of 2023. The project was competitively bid and publicly advertised on April 6th, 2026 in accordance with chapter 149 of Mass General Law. Filed subids for the electrical work were received on May 5th, 2026 and general bids were opened on May 21st, 2026. Two bids were

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received. The lowest eligible and responsible bidder was Northern Contracting Corp. in the amount of $1,14,00 IFB were submitted by Northern Contracting Corp. and BPDA staff recommend awarding Northern as the lowest eligible and qualified bidder.

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The total contract award is $1,150,510 which includes a recommended contingency of 10%. Funding for this work is included at the agency's fiscal year 26 capital construction budget. Therefore, we're requesting authorization for the director to award and execute a contract with Northern Contracting Corp. Thank

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you and I'm happy to answer any questions. Okay, any questions or comments from the board? Hearing and seeing none, a motion is in order. >> So moved. >> Second. All those in favor? I opposed. The eyes have it. Um item number 14, request authorization to approve the transfer of three separate parcels

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conveying parcel P-17B located at 1225 Washington Street in the south and urban renewal project area. Project number mass R-56, parcels RL-4 and RL-5 located along uh Lindboro Place in the

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South Cove urban renewal area. project number mass R-92 and two non-urban renewal parcels located at 103 and 105 Fischer Avenue in Mission Hill to the City of Boston Parks and Recreation Department. Rebecca, thank you. I'm here

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to request authorization to transfer five parcels across three distinct project areas from BPDA to the city of Boston Parks and Recreation Department. All parcels directly abut existing city parks and are maintained by the parks department as part of their management of those parks. This vote and transfer would formalize the existing function of

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these parcels while permanently protecting them as public open space. The first parcel for transfer is parcel P17B located at 1225 Washington Street in the south end. This nearly 22,000 foot parcel forms the southeastern most edge of Peters Park running parallel to

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Washington Street. The larger adjacent parcel P7A forms a majority of Peters Park and was transferred from the BPDA to the parks department in 1991. The next two parcels for transfer are parcels RL4 and RL5 located at 1 and four Linenboroough Place in Bay Village

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in the South Cove urban renewal area. These parcels are extremely small, each measuring less than 10 square feet and do not have direct street access. The continuous contiguous properties are bounded by Elliot Norton Park on three sides and private residences on the fourth. The final two parcels for transfer are non non-urban renewal

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parcels located at 1053 and 105 Fischer Avenue in Mission Hill neighborhood. Taken together, these two parcels total 8,000 square feet of densely wooded land contiguous to the adjacent Mclofflin playground park. Following this requested transfer, these parcels will be brought before the parks commission for their formal vote to accept the

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properties into their inventory. As a final step, staff would record their deeds for a nominal fee of a dollar each. Thank you and happy to answer any questions. >> Um, okay. Questions or comments from the board? >> Hearing and saying none, a motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes

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have it. Thanks, Rebecca. Make a glass of water. All right. Item number 15. Report on zoning board of appeals recommendation on trends in the recommendations written by BPDA planners to the zoning board of

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appeal between 101 uh 2025 and 331 2026 and trends in as of right permitting between 5124 and 5126. Um the Jesus. >> Thank you so much. Chair Roas, members of the board, and director Shen. My name

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is Thar Lakewam. I am a planning assistant on the zoning reform team, and I'll be presenting on the ZBA recommendations from the planning department during the six-month period between October 2025 to March 2026. Later in the presentation, my colleague Jesus Mendoza Gonzalez will discuss the

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impact of resoning in East Boston. Between 2023 to 2025, the zoning board of appeal had an 8 to 10% decrease in volume of cases. This decrease could be attributed due to a broader economic conditions as well as incremental progress of zoning reform. Next slide, please.

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Overall, from October 1st, 2025 to March 31st, 2026, there have been a total of 321 including deferrals from the ZBA sub article 80 cases. The planning department wrote 274 recommendations excluding four deferral recommendations

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while the ZBA issued 274 final decisions and 47 deferrals. When looking at our last report from the period of April 1st, 2025 to September 31st, 2025, this time period which only had which in this time period only had 268 decisions. Next

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slide please. The previous table did not include the 39 article 80 projects that came before the ZBA. The decisions of these projects were 24 approved, four approved with with provisos, 10 deferred, and one withdrawn. The table on this slide shows a 44% increase of article 80 cases

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coming before the ZBA between 2023 to 2025. Next slide, please. During the six-month period, the planning department recommend recommended approval for 250 cases. And of those 250 cases, 67% were approved and 33% were approved with proviso.

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Furthermore, the planning department and the ZBA have the same recommendation and decision for 198 cases out of the 20 274 final decisions, which is a 72% agreement rate. The breakdown of all 321 cases, similarities and differences between the CBA and the planning

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department can be found below. Next slide please. Through this table and the with the rest of the 2025 cases, we'll be able to create benchmarks about the cases that only receive conditional use permits, cases that receive permits that include a variance permit, and the total number

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of cases without deferrals for each neighborhood. The top five violations of all cases were one F excessive, two sideyard insufficient, three year rear yard insufficient, four, parking or loading insufficient, and five law area insufficient. Next slide, please.

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Further reports will continue to feature prelim preliminary data for other reasonzoning and modernization effort efforts as we continue to track our progress towards reducing reliance on the zoning board of appeal. For the next part of this presentation, I'll be passing off to my colleague to discuss

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the impact of resoning in East Boston. >> Uh good afternoon, Chair Roas, members of the board, and uh Director Shen. My name is Jesus Mendula Gonzalez and I am a comprehensive planner uh with the comprehensive uh planning team. Uh this

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final section provides an early look at permitting activity in East Boston since the updated neighborhood zoning was adopted in 2024 uh April 2024 I should say. Uh we are looking specifically at asset right

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projects uh meaning projects that can move forward under the zoning without needing relief from the zoning board of appeal. Uh the goal is to understand what kinds of projects are now uh able to move forward under plan East Boston and what early permitting activity uh

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tells us about implementation. Uh next slide please. Uh so over the two-year period uh 81 as of right projects uh were filed. Uh the important takeaway here is the range. Uh these filings are not concentrated in

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one category. They reflect different ways residents, property owners, property owners and businesses are using the updated uh code. Uh in 26 cases, homeowners were able to add or expand residential properties. Uh in 21

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applicants moved forward with new construction. Another 21 filings involved commercial use or occupancy changes while 13 supported exterior or accessibility improvements to existing buildings. Uh so the early picture is

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not just one of large development. Uh it is also one of homeowners adding space. >> Yeah. businesses adapting and existing buildings being able uh to improve or uh be made more accessible. Uh next slide

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please. Uh looking beyond the overall filings, the issued permits help us uh show uh which types of projects are already moving forward. Uh what we see is not uh again a single pattern. Some issued

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permits are supporting commercial reuse and new neighborhood services. Uh while others are supporting new residential construction additions ADUs uh accessory units I should say, uh alterations uh and then of course

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occupancy related uh changes. Um so this gives us a useful next layer of detail um where we can uh suggest that uh activity is not only broad uh on paper uh but it is beginning to show up in actual permitted projects.

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>> Uh next slide please. So, uh, commercial activity gives us, uh, some of the clearest examples of everyday neighborhood outcomes. Uh, the issued commercial permits include two daycare facilities, three coffee shops,

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six personal care and grooming services, uh, and one groundf flooror commercial or office space. Um, examples include Little Steps Childc Care Center, Cafetport Easty, uh, of Antihara Fashions, um, and commercial, uh, office

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space at 301, uh, Border Street. Um, these are the kinds of uses residents interact with, uh, directly, uh, child care, coffee shops, salons, barber shops, small businesses, and active ground flooror spaces. Um, and so in

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practical terms, the code uh update is allowing existing buildings and commercial uh spaces to adapt over time and better serve uh everyday neighborhood needs. Next slide, please.

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On the residential side, uh the issued permits also show projects moving forward at different scales. Uh examples include five triple deckers, one double triple decker, uh one 12 uh multifamily

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residential project, um and uh one larger article 80 mixeduse project. Um a good example is 355 Bennington Street, uh shown on the lower right. That project represents a larger end of the

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activity capture here with 170 uh uh with a 170 mixeduse development with ground floor commercial uh space. Um at the same time uh the triple deckers and smaller multifamily projects show

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incremental housing being added across individual sites. So the point is that not all residential activity looks the same. East Boston is both seeing smaller infill housing and larger residential growth moving forward through issued

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permits. Next slide, please. Uh this final slide highlights uh another part of the story uh which is growth through existing structures or existing buildings. Uh permits for accessory dwelling units or ADUs,

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residential conversions, smallcale rebuilds, and vertical additions show that new homes are also being created within East Boston's existing neighborhood fabric. Um, this is a quieter but important form of growth. Um, it allows the housing supply to

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increase while working with buildings and lots that are already part of the neighborhood. Um, and together with commercial activity and new construction permits, this points to a more balanced uh pattern of change, new housing, small

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business activity, and reinvestment in the existing buildings uh and neighborhood. Taken together, uh the first two years show that East Boston's updated zoning is beginning to function across several important sites. Um it is allowing new

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businesses to open, helping families and property owners to improve their homes. It is supporting housing production at multiple scales, and it is also creating more opportunities for existing buildings uh to adapt. Um these are still early signs but they

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are measurable signs that as of right activity is moving forward under the updated zoning. Um thank you for your time. Uh I am very happy to be here and my colleague Terica and I would be glad to take any questions. >> Okay. Thanks so much and first let me

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apologize the for mispronouncing your name. Um I'll get that right next time. Uh questions or comments from the board. >> Um thank you and thank you Jesus. I really enjoy these briefings because it's just so fascinating to see and again I think it uh this department

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deserves credit for really um embracing transparency as it relates. So great. So just what one question which I found interesting um on an earlier slide uh 2025 was the first of the last three years to reject or or to deny one

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without prejudice one flat denial or one with yeah one without prejudice one flat denial. um article 80 projects at the ZBA. What >> what were those projects? >> I don't have those answers on me currently, but I am happy to send that over.

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>> Yeah. No, just out of curiosity because obviously it gets to that point. These have been very very well vetted. So, I was more curious and and again for those who are watching denied with prejudice allows for a little more flexibility, come back straight out denied. You ain't coming back, you know, for a year at a minimum. So, that's that's um curious

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what caused those. So, yeah, I'd love to share that. looking forward for that one. >> That's all. Thank you both and thank you to your teams. >> Thank you. >> Additional questions or comments? >> Yeah, I I guess it would be helpful to hear what what you guys think this data

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is telling us and how how it will be used or how it should be used. >> Sorry. Um we're using this data to mostly show how our zen reform is working. It's really important for not only us but our the city in general to

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see that the work that we are doing is showing incremental progress for our ZBAs and also that we're making the ZBA process shorter and easier for our constituents to be building um and that our initiatives in the future are going to be also helpful to this process as

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well. >> Uh additional questions or comments? Um, I do want to say this is um, uh, I love thisformational update. Look forward to it every quarter. Can't believe forward here to the next quarter. Um, but can you just refresh my um, my memory from a

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timeline perspective kind of what that variance is, right? When something can go through as of right versus kind of a a prior um, typical timeline, >> right? Um, so when you have a byite project, it usually takes one to four

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months. Um, I think Kathleen will answer the actual I think it does really depend on the project and it uh as um board member Bennett was asking, right? Part of why we're cutting this data so many different ways is because of the

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complexity. Something might be as of right for zoning and going through complicated permitting at Concom or the Landmarks Commission or one of our um sister regulating departments. Um that's part of why we've started breaking out the conditional uses versus the with the

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variance because those are right um ways we want to understand how the the zoning is working. Um it's also part of why we're doing these deep dives into seeing what's actually changed and what's going through in places where we've done the zoning so we can see the sort of multifaceted way those are those

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impacts. Um variances are um granted as legal rights for a period of one year. Um they're renewable on an annual basis. uh if you have not filed your building permit for up to an another sort of year period um you have to demonstrate hardship of why you haven't been able to

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file your building permit that you're waiting for some other component of fire review some other um permitting activity or you know have run out of funds to be able to embark on the project. Um so they they do expire um right as a sort

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of legal right that is granted um as it's entirely possible that some of the variances that are granted here that we're bringing you in these totals may expire. They may also just be renewed on a a basis. Um, that is also part of that difference of lagging is part of why we

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wanted to show you a little bit of the difference between what's filing as of right versus what's actually made it through the fire department, all other components of permitting to actually um advancing through construction. Um, and that's because we take really seriously our role as part of the sort of overall

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permitting ecosystem in the city. um we can be a big part of helping speed up some of that appropriately at the small scale, but we also have to be really mindful of where all of our sister departments um are in part of that process and the ways that impacts

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overall timelines. >> Great. Um yeah, and I just again the I love the level of detail and analysis that's going into this and to get these early um uh these early results. So, thank you for that. um uh you know,

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dream come true. Been looking forward to to seeing the results for these. So, um it's it's great to see. So, keep up the great work. Um yeah, any other questions or comments? This is justformational. So, really appreciate the information. >> Thank you. >> Okay.

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>> All right. That was a fun one. Uh B16. Okay. Okay. Item number 16, request authorization to grant permission to sign the municipal planning board notification form on behalf of the board, signifying that the board has been notified of the intention of sale

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Boston Incorporated to file a chapter 91 license application with the Department of Environmental Protection. Ted, >> good evening, Madam Chair, members of the board, and Director Shen. My name is Ted Schwarzber, assistant deputy director for planning review. Next month, Boston Harbor will host Sale

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Boston from July 10th to through July 16th. Many vessels will dock at existing peers and warves. However, because current facilities within Boston Harbor can't provide sufficient docking space, Sale Boston has submitted a chapter 91 license application to the state

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department of environmental protection to install temporary pile head pile held floats in the waters sheet at the Moley Federal Courthouse located at 12 Northern Avenue on the right side of this image and in the watershed off Warf

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8 located at 288 Northern Avenue on the left side of this image. The temporary pile held floats will be used for docking commercial passenger vessels during the 2026 sale Boston event only. There's no need for a vote. Following this evening, staff will

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inform the Department of Environmental Protection that our board has been notified of this chapter 91 application. Thank you. >> Okay. So, I don't take a vote. Okay, >> that's all. >> Um All right. Um do we have any questions? We're not voting, but it's still information.

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Okay. Um, great. >> Thanks, Ted. Okay. Uh, item number 17, request authorization to issue a certificate of completion for the successful completion of the Alustin Lab Works project located at 250 through 280 Western Avenue and 305 Western Avenue

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pursuant to section C.4 four of the cooperation agreement by and between the Boston Redevelopment Authority doing business as the Boston Planning and Development Agency and Austin Lab Works Developer LLC dated August 4th, 2022. Uh this is just a certificate of completion. So, uh there's no

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presentation. Um a motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. The eyes have it. Motion passes. Item number 18, request authorization to issue a certification of approval pursuant to article 80 small project review. the zoning code for the

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proposed construction of 20 residential rental units, including three IZ units uh and 28 bicycle parking spaces located at 170 through 172 Western Avenue and to execute a community benefit agreement to take all related actions. Dan, >> thank you and good morning. Good

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evening, Madam Chair, members of the board, Director Shen. My name is Daniel Palano. I'm the project manager for the small project before you this evening. a property located at 170 172 Western Avenue in the Austin neighborhood. On February 20th, 2026, the proponent 170

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Western A Realy LLC filed an application for a small project review for the plan with the plan department for the development of a 4,979 foot commercial site uh situated at 17172 Western Avenue in Alustin at the intersection of Western Avenue and

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Travis Street. um the constru for the construction of a new eightstory mixeduse building. The planning department sponsored and held a virtual meeting on March 16th, 2026 with the meeting posted at the planning department's web page and the notification was emailed to all subscribers at the planning department's

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also neighborhood update list. The public comment period for this project ended on March 31st, 2026. Next slide, please. The proposed project looks to construct an new eighttory mixeduse building utilize mass timber frame construction

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containing 20 residential rental units, two ground floor retail spaces, the dry cleaner and a beauty nail salon and non and no off- streetet parking spaces. um the the uh with the seven uh uh seven two-bedroom units uh containing one one

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three-bedroom units and three uh three of residential rental units with low-income restricted units. Um and also in addition to that uh this project will also uh maintain the the dry cleaner that that is currently there. It's been

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there since 1960s. Um, and that's one thing that the community has been asking about. Uh, and and it will remain there, as well as a new beauty nail salon on the ground floor. Uh, in addition to that, um, the project will also, uh, include a $5,500,

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uh, BTV contribution as well. Um, with that, I'll now turn over to my colleague Michelle Ye to speak on the zoning slides. >> Thank you. >> Thank you, Daniel. Good evening. My name is Michelle Ye, and I am the planner assigned to this project. The proposed

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project at 170 to 172 Western Avenue is located within the Alston Brighton neighborhood zoning district within the Barry's Corner Community Commercial or CC1 subdist. This portion of Western Avenue is a key node of Barry's Corner, a formerly underutilized area turned into a

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pedestrian friendly destination within the area highlighted with the Trader Joe's. In regards to transportation, there are three blue bike stations within 0.2 miles of the project site. Additionally, it is 0.9 miles to the Boston Lane Commuter Rail Station and is

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access to the MBTA 66, 70, and 86 bus routes. Next slide, please. The proposed project also falls within the study area of the Western Avenue corridor study and resoning, also known as Wacker Z, which was adopted by the

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BPDA board in October 2022 and codified into zoning in November 2022. Wacker Z established a guide for new development along Western Avenue that will provide necessary housing, support an optimized mix of land uses and create new open spaces. It also created new zoning for

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large scale development through planned development areas or PDAs. Although the proposed project does not qualify as a PDA, it is still consistent with the planning principles and goals behind Wacker Z through contributing to a vibrant Berry's Corner with the creation of housing and commercial units while

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also increasing setbacks to help expand sidewalks along Western Avenue. While the proposed project will need variances for dimensional regulations, including height and F, zoning relief is appropriate given the proposed project's consistency with the local planning context, as well as the provisions of

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section 7-3 of the zoning code. Thank you, and I'll turn it over to my colleague Andrew Zimmerman from the urban design division to present the project in more detail. >> Good evening. My name is Andrew Zimmerman and I am the urban designer assigned to this project. Uh, this

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proposal sets the building back to align with Boston Complete Streets guidelines, establishing a pedestrian oriented frontage along both Western Avenue and Travis Street. The primary retail space opens directly onto this Western Avenue elevation, reinforcing an active public

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realm. Streetscape enhancements include removing an obsolete curb cut on Travis Street and planting four new trees, one on Western A and three on Travis Street to enrich the pedestrian experience. Uh, new curb ramps and a crosswalk will be installed at Travis Street while the

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project will accommodate improved bike infrastructure along Western A. Next slide please. The proponent proposes replacing their singlestory building at 170 to 172 Western A with a eight-story mixeduse structure. The new building will feature

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ground floor retail bays, rental apartments above, and a common roof deck. The building massing is responsive to the planning context and anticipated improvements at the neighboring site, 180 Western Avenue. Designed with a mix of brick and metal cladding and large

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for format punched openings, the building places its residential entrance on Travis Street. Additionally, the proponent is exploring reinccorporating elements of the beloved Flint Cleaner's existing sign into the proposed project as a way to honor the site's history and

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character. Uh, thank you. And I will now turn it back to Daniel Blanco. >> Uh, thank you, Andrew. Uh, yeah, this concludes our presentation for the item. We have development team here to answer any questions you may have. >> Okay. >> Thank you. >> Uh questions or comments from the board?

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>> Just curious, uh what's the bedroom breakdown for the three IDP units? >> Uh my name is Dan Chen, um the architect and um the IDP breakdown is two uh two two bedrooms and one one bedroom.

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>> Okay. Thank you. And it's just one. The only the number of three-bedroom units is just one. Correct. >> That that is correct. And that's on the top floor. >> Okay. Thank you. >> Good question. >> Please. >> Uh and for the mass timber, love to see mass timber on these buildings. Um >> I was like hoping you're going to ask that.

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>> Definitely. Any of the mass timber, will it be exposed or shown through any in the openings? So because of the building height, uh we're taking advantage of mass timber, which is a special sort of type for construction in the in the new

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building code. Um we our goal is to expose as much as we can within the context of fire protection and life safety. And so we're we're we're hoping to do that. >> And does this building exceed the 85 ft or >> it's at 85? It's 85.

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>> Okay. Thank you. >> Cool. All right. Any other questions or comments? Um, all right. Hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? I >> opposed. You guys have it. Motion passes. Congratulations. >> Thank you. >> Good luck.

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Item number 19. request authorization to issue a cert certification of approval pursuant to article 80 small project review of the zoning code for the proposed construction of 16 residential rental units including two IDP units, 16 car

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parking spaces and 16 bicycle parking spaces located at 24 Mount Ever Street and to enter into an affordable rental housing agreement and restriction and enter into a community benefits agreement and take all related actions. Jack. Thank you and good evening, Madame Chair, members of the board, and

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director Shen. My name is Jack Gilman, and I'm a project assistant with Development Review. I'm here before you to present the small project located at 24 Mount Ever Street in the Dorchester neighborhood. On September 3rd, 2024, McGregor 1 LLC

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filed a small project review application for a proposal that redevelops the 14,400 uh 429 square foot site and consists of a renovation in addition to the existing structure. The BBDA hosted a virtual public meeting on October 1st, 2024. The

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public meeting was noticed on the BPDA's events calendar and sent to the Doorchester neighborhood distribution list. The comment period ended on October 11th, 2024. Following a project update, a supplemental filing was submitted to the BPTA on April 23rd, 2026,

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which uh initiated a second public comment period. Uh a second public meeting was held on May 7th, 2026 and the comment period ended on May 26, 2026. Next slide, please. The uh proposed project looks to create

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an addition to the existing three-story sixunit multifamily dwelling. Uh the addition will be to the rear of the existing structure remaining at three stories in height. The total gross floor area of the building will be up to 21,585

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ft. Uh the existing structure will undergo renovation which includes moderate facade changes and construction to allow for uh basement bicycle parking. The proposed project will add 10 residential rental units to the existing six units to create an up to 16

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unit residential rental building. The proposed residential rental units include 10 one-bedroom units, five two-bedroom units, and one studio unit. And two out of the 16 units will be affordable units. Uh the proposed

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project will also provide up to 16 off- streetet uh vehicular parking spaces as well. Uh and with that, I will turn it over to my colleague Ford Devio to present the planning context for the project. >> Okay. >> Thank you. Good evening. My name is Ford

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Delvecio and I'm the planning reviewer assigned to this project. Uh the proposed project is situated on Mount Everett Street in a primarily residential area consisted of mainly three-story three family homes. This fully residential project is designed to integrate the surrounding neighborhood. The exist the surrounding neighborhood

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the existing structure will undergo a renovation and construction to allow for a rear edition and basement bicycle parking. The front-facing facads will remain as currently constructed in order to maintain consistency with neighborhood context. Located.7 miles from both the UPMS corner commuter rail station and the four corner/ Geneva

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station. The proposed project is well served by transit. Next slide, please. The proposed multif family use is an existing condition found in the site with six units in the existing dwelling. The proposed project's atypical parcelization merit zoning relief due to its unusual size and shape. While the

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subject parcel is roughly three times as large as a typical parcel found on this block, due to its midblock location, subdivision would not be practical. The large parcel size mitigates overall density, allows for a design that preserves much of the usual cont existing contextual streetscape. Thank you. And I will now turn to my colleague

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Seth Ryzen from the UD department to discuss the project in more detail. >> Cool. >> Thank you, Ford. Seth Risman, Urban Design, and I'm actually here uh standing in for the uh urban design reviewers who could not be here tonight. And I'm also learning how to use my new

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reading glasses while also looking long distance. So, >> I'm fully in the like this zone. So, yeah, >> if I get this a little wrong here, but um uh the irregular T-shaped site allows for the preservation of several mature trees in the backyard, helping to

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maintain significant existing tree canopy. Additionally, 25 new canopy and understory trees, which are significant for the size of the site, will provide long-term environmental benefits for the neighborhood. The majority of the parking is placed beneath the addition and screened from the street. A new

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grade entrance provides accessibility while overall maintaining the existing structures relationship to the street. Next slide please. Uh this lovely 19th century single family dwelling which you see the front on the left

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>> with a mansered roofs, symmetrical bays and a miniature conicle tower and side porch will be preserved helping to retain the consistency of scale along Mount Everett Street. The rear addition allows for new residential units to be integrated into this community in a sensitive manner. The parking will be

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mostly out of sight. We believe this to be a strong example of creative adaptive reuse re allowing for additional housing while respecting the existing neighborhood context. And I'll turn it back to Jack. Thank you. And that concludes the

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presentation. Uh and the proponent team is here to answer any questions you may have. >> Okay. Um can you just go back to the slide before that? Just shows it's showing the picture. Um okay. Any questions or comments from the board? Just a a comment to uh again thank uh the teams involved on the adaptive

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reuse. It's not only the right sustainability play, but um the aesthetics matter. You know, I think I think all of us drive around sometimes and see new projects that that seem boxy or lack character, you know, particularly in this neighborhood. To be able to preserve that facade, I think is really important. It's going to be a

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much much better project as a result. So, I'm grateful for the work uh to do that and I hope we continue to see more of that. Yeah, I really appreciate this picture because I was trying to figure figure out I was like, how do you add 10 more units? But that is an interesting site.

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Is that just kind of a oneoff thing or do we have like sites like this other places where we could get an extra 10 units in there? >> Um, I think it this site is a little unique. Um, I know on the other slide it

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shows the parcel the way it goes to the back and then has that extra section where the trees are. >> Yeah. Um, I'm sure there could be other projects in the future that could do the same thing, but this site was a little unique. >> Yeah. >> In terms of its shape, and I think the proponent team did a good job kind of >> keeping it at scale with the the

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neighborhood. >> Yeah, because they're like they're like regular sized units. They're not like micro or anything, right? >> Nope. >> Okay, cool. Um, all right. Any other questions or comments? Uh, hearing and seeing none. Motion is order. >> So move. >> Second.

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>> All those in favor? I opposed. The eyes have it. Uh motion passes. Good job, Jack. All right. Item number two 20. >> Like what? >> Uh request authorization to issue a certification of approval pursuant to

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article 80 small project review of the zoning code for the proposed construction of seven 70 residential rental units, including 11 inclusionary zoning units and 70 bicycle parking spaces located at 11 Avenue Dafayette. and to accept a quick claim deed for a

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certain temporary limited property interest in the project site and to enter into a pilot agreement for the proposed project and to take all related actions. Dylan. >> Good evening, Madam Chair, members of the board and director Shen. My name is Dylan Norris. I'm a project manager with the development review division of the planning department and I'm here to

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present an applicant of Mayor Woo's downtown office to residential conversion program. the proposed article 80 small project located at 11 avenue de Lafayette in the neighborh in the downtown neighborhood of Boston as well as the proposed 121B agreement needed to effectuate the downtown residential

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conversion incentive pilot program. Next slide. On March 12th, 2026, uh, Tibo property development or the proponent applied to Mayor Woo and the BPDA's downtown residential conversion incentive pilot program, which was authorized by this

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board on October 12th, 2023. Based on uh BPDA staff review under article 80 and review under the pilot program, the proponent has been selected to receive a pilot agreement based on the program criteria. The program will the proponent will upon approval by this

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board enter into a pilot agreement among the city of Boston and the BPDA. In order to comply with the rules and regulations under Massachusetts general law chapter 121B section 16, the BPDA must take a property interest in the site. Uh furthermore, a small project

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review application was then filed with the planning department on May 5th, 2026, submission of which initiated the small project review process. The planning department hosted a virtual public meeting on May 26, 2026, which was well attended and wellreceived. The public meeting was noticed on the

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planning department's event calendar as well as sent to the downtown neighborhood and Chinatown neighborhood distribution lists. The comment period ended on June 4th, 2026. You can go to the next slide. The project site is a 10,821

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square foot uh site in downtown and features a contiguous five-story plus basement, office, and commercial building located at 11 Avenue de Lafayette. Uh the project site is then bounded by Chanty Street to the west, Avenue Dafayette to the north, and Essex Street to the south. Uh just for some

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additional zoning context, the 11th Avenue D Lafayette project is regulated by the Sky subd district of the zoning code and sits within the very edge of plan downtown. Um we do want to note that a small portion of this project is also located within the Chinatown commercial district. Uh for a further

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note, while uh the project is in the Sky District, the Sky District as a performance standard uh does not allow groundf flooror dwelling units um within the stated goals uh of plan downtown to diversify ground flooror uses as well as maintaining an active street wall. Um

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however, the plan also encourages converting underutilized office buildings into housing to enhance the downtown's overall mixeduse character. Um given the three unique elevations between Chanty Street, Essex Street and Avenue de Lafayette, the proposed project may require a variance from the

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board of appeals pending an interpretation from the inspectional service department for their ground floor residential units. Given the site context on Chanty and Avenue de Lafayette where these units are present, the preservation of existing retail on Essex Street and the 3 to 4 foot

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elevation change from the right of way to the first floor of this building. uh we feel a variance uh if a variance is required relief would be appropriate. You can go to the next slide. The proposal proposes to convert the existing floors of the building uh

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floors 1 through five here um to a residential use which will create approximately 70 residential units uh um the conversion is contemplated as an interior renovation of the existing structure. The building footprint height massing will remain unchanged and no enlargement of the extension of floor

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area is proposed. Existing ground floor retail frontinges street will be preserved and remain in operation in accordance with the office to residential conversion program requirements. Thank you. And that concludes my presentation. Um Kimberly Powell from the proponent team is available virtually if we have any other

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questions. Thank you. >> Great. Thank you. Um questions or comments from the board? So, I I I don't never presume to speak for my colleagues, but I think I'm safe to say how excited we all are to vote on these. Every meeting there's one or two new

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really exciting um uh conversions. So, um in the packet, it talks about the third aspect of this is entering into a pilot agreement. Do we do that with all these conversions to sort of offset some of the the the taxes? Uh >> there have been a few pro uh projects within the office to residential

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conversion program that just based on the tax structure of how they have organized their property development. it's not a benefit for them to receive a tax abatement from the city. Um, but the vast majority, I think >> we've only had two of our 26 not receive the pilot agreement or proceed with the pilot agreement

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>> and we negotiate that sort of bespoke based on the project. >> Yeah. Part of the program prior to them filing for article 80 review is a financial review with our policy team where they kind of, you know, assess whether or not it is viable for them. uh given even if they do not need a tax

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abatement uh having a streamlined review process and a streamlined permitting process does benefit getting these units online faster. >> No, I mean I I think we are writing a blueprint for other cities that are facing similar sort of changes in downtown how to do this. So I think whatever we're doing is

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>> has been a great uh great initiative and thank you to you and your team for um continuing to bring us these good news. So excited to support it >> and it's a great location. I it's very close to my work. I you know it's going to some lucky people are going to live there. >> Yeah. Yes. Uh great location. Um

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definitely excited about the program. Um but I will echo councelor Durkin's message uh last um meeting when it comes to the construction of these projects. We would love to see responsible contractors um on these projects. Uh

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recently I was at Madison Park High School with young students that are eventually will graduate and we'll be looking for opportunities to work on projects such as this in this beautiful neighborhood. Um but with that said, I would also like to ask one thing you did

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mention is other cities that um have partaken in this basically similar time we started. Do we have like a you know not a race you know the Celtics lost, the Knicks won, whatever. How are we doing? >> How are we doing compared to other major

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cities when it comes to um these conversions? >> I'm going to turn that over to the senior policy manager, John While. >> I saw you back there. >> Good evening. How are you, John While, head of office of residential conversions for the planning department. Um Vice Chair Shepard, I think it's as

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with everything, um I think that you have to look at this sort of on a scale basis where often we're compared to New York City. They are in essence 10 times bigger than Boston is. And so my understanding in speaking with my counterparts in New York is that they're doing about call it two to three,000 uh

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units of housing per year. And so that would put our number at sort of if we were at 10 to one at 2 to 300, but we're vastly exceeding that. So we're doing something closer to about uh 6 to 700 units of housing through this program per year. So, it's one of these things

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where they started back in the 1990s when um a lot of Wall Street's activity shifted over to Jersey City with the with the uptake of internet trading. We've been very fortunate in the city of Boston that office has remained highest and best used up through about uh 2020.

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So, that the conversions like this are a more recent phenomenon here in Boston. So I think that we're very proud of the progress that we've made and we feel that we've made very meaningful impact but we always have to do that little bit of mental math of we're a tenth the size of New York City. So when you see

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articles sometimes just talking about the sheer volume of conversion uh we appear lower down in those rankings but on a per capita basis I think we are pretty much leading the pack. >> Yes. >> Thank you. >> Hopefully that answers your question. >> Definitely does. Thank you.

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>> Yeah. And how um what is the the the unit mix again like 70 >> um split between >> these micro or like >> there are um a couple of units that would fall under the micro range. None of the units have been selected fall

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into that AMI range. Um but the unit breakdown is there where two one-bedroom units uh one two-bedroom units and nine studios which is proportionate to the uh rest of the studio count. >> Yeah. So, it's mainly studios, like 55 studios. Yeah.

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>> Of the 70. Okay, >> cool. All right. Um, okay. Any other questions or comments? Hearing and seeing none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. Guys have it. Motion passes. Thank you. >> Thank you. >> Right. Item number 21, request

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authorization to issue a certification of approval pursuant to article 80E small project review of the zoning code for the proposed construction of 21 residential rental units, including four IZ units, uh, 15 car parking spaces, 32 bicycle parking spaces located at 662

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through 666 East Broadway, and to enter into a community benefits agreement, and to take all related actions. Dylan. >> Thank you, and good evening, Madam Chair, members of the board, and Director Shen. Um, my name is Dylan Norris and I'm a project manager with the development review division of Boston. Um, I'm here to present the

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article 80 small project located at 662 to 666 East Broadway located in South Boston. The proposed project is a four-story mixeduse residential structure cited on East Broadway and K Street with groundf flooror retail fronting East Broadway. You can go to

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the next slide. The project site is approximately 10,000 uh square feet in size and is currently location of two singlestory commercial buildings, one three-story residential building and one 2 and a half story residential building. The project proposes to demolish the existing

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structures and erect a new building which will contain 21 residential rental units including four incomerestricted units pursuant to article 79. uh one groundf flooror commercial unit of approximately 4,800 square f feet will be used by the proponent as an expanded

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space for his existing uh liquor store business package store. The project will provide uh below grade parking for 15 motor vehicles accessed off of K Street. And now I'm going to turn it over to Ford Delveio to give the planning context. Thank you.

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>> Thank you Dylan. Um perfect. The proposed project is located within the South Boston neighborhood zoning district's multif family residential/local service subdist governed by the zoning code article 68. The program and design are both consistent with the existing surrounding context of multif family and mixeduse

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buildings along the east Broadway commercial corridor featuring active commercial uses on the ground floor and residential units above. To clear the site for construction, the proponent intends to demolish four existing buildings currently under their ownership. two singlestory commercial buildings, one three-story residential building, and one two and a half story

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residential building. While accounting for the surrounding neighborhood context, staff actively helped shape the project design to ensure the building scale and massing are contextually appropriate for the East Broadway corridor. Furthermore, the proposed parking count and below grade parking design align with contemporary best practices and Boston Transportation

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Department policy for transit-rich neighborhoods. Staff ultimately determined that the continuing and active ground flooror commercial use through the expanded local liquor store will successfully preserve and enhance neighborhood serving retail character of the East Broadway corridor. Thank you. I'll now turn over to my UD colleague

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Hiang Lee to discuss the project in more detail. >> Thank you and good evening. My name is Hiang Lee. I'm a senior landscape architect and primary site design reviewer for this project. Um, in the proposed condition on the right hand side, the active retail

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frontage along East Broadway is complemented by public lumin improvements, including new street trees, short-term bike parking, and permeable furnishing jones that help activate the building entrances while supporting the project's storm water

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management strategies on K Street. The site design contributed to the overall project through a combination of shared outdoor amenity space, landscape improvements, and enhanced pedestrian circulation. The proposed curb extensions at the intersection of East

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Broadway and K Street will also improve pedestrian visibility and help come traffic. Next slide, please. The architectural design provides a strong sense of continuity along East Broadway through a cohesive material pallet and active ground floor retail

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frontage. Over the course of the project review, the predominant facade material was revised to break and the top floor was stepped back in line with the neighboring building to reduce its visual presence along East Broadway. The

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project was also refined to increase the sideyard on K Street and introduce the uh landscape entrance court to create uh create a more generous transition to the existing residential fabric. The K Street facade is further articulated through mod uh modulation and projected

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bay windows to help break down the perceived messing and better relate to its surrounding neighborhood. Um thank you and I'll turn it back to the project manager. Thank you, Hiang. And I just want to leave on a final note that this project has both been responsive to neighborhood

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and community concerns as well as planning staff feedback throughout the review process, resulting in revisions to the massing along East Broadway and K Street that you see. Um, as well as revisions to the on-site parking count. This will conclude our presentation for this item and the development team is available to answer any questions you

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may have. Thank you. >> Questions or comments from the board? Guess I'm I'm just curious under jobs second bullet point eight permanent jobs those the jobs associated with the liquor store. Uh >> good afternoon madame chair members

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director shem George Moransi I represent the developer here Sigming Chan uh combination of both. Uh Mr. Chan owns the current liquor store that is there. There are a few employees there. Uh he also owns and holds all of his rental properties, all the developments that

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he's done, 21 units. It's likely that this will have at least a couple of people acting as property managers for Mr. Chan. So, it's about eight eight people. >> Okay, makes sense. And then what's the um Let me ask this because I noticed the number associated with some of the other projects prior to this. What's the blue

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bikes contribution that wasn't listed on the screen? I >> think it's about 65775 something like that. >> Yeah, around $6,000. It's it's whatever the requirement is. Uh >> yeah. No, curious. Good. Okay. Thank you.

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All right. Uh, any other questions or comments? Hearing and saying none. A motion is in order. >> So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. Thank you. >> Um, look at that. >> All right. So, we're right at 5:30. >> I'm sorry. Before we go to the break,

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could we take two quick votes, please? >> Oh, okay. Okay. Yeah. Yeah. I'm sorry. No, no, no. That's totally fine. >> We need to go back to B16, please, where we previously said we do not need a vote. We stand corrected. We do need a vote. Okay. >> If I could ask you to please reread the

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agenda item and then vote. Thank you. >> Okay, cool. So, let's go. Uh, item number 16. Request authorization to grant permission to sign the municipal planning board notification form on behalf of the board signifying that the board has been notified of the intention of sale Boston Incorporated to file a

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chapter 91 license application with the Department of Environmental Protection. Does anybody have any additional questions or comments? Hearing and seeing none, a motion is in order. So moved. >> Second. >> All those in favor? I opposed. The eyes have it. Motion passes. And then was

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there another one? >> And then Oh, yeah. Yeah. Yeah. Yeah. Let's do that. So you can skid at all. Okay. Item number 23. request approval for or of the fiscal year 2027 operating budget of the Boston Redevelopment Authority in the expense amount of

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26,545,000 and approval for the fiscal year 2027 capital budget expenditures in the amount of 5,800,000 and approval of the transfer of funds and forgiveness of inter agency debt between the BRA and the Economic and Industrial Corporation of Boston, the

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Boston Local Development Corporation and the Boston Industrial Development Finance Authority and approval to enter into any inter agency subleasase for space subleasase amendments or extensions and to take uh and to authorization to take actions and

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execute documents and agreements related to the transfer in an expenditure or transfer of funds out of the capital reserve fund. Michelle, >> thank you, Madam Chair, members of the board. Director Shen, no presentation, just seeking authorization for the vote. Thank you. >> Okay, awesome. Questions or comments

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from the board? Hearing and seeing none, a motion is in order. >> So moved. >> Second. >> All those in favor? >> I >> opposed. The eyes have it. Motion passes. Thank you. Um, so we are going to take a 5m minute break. So we'll see you in five minutes and then we'll start the public hearing. Um, welcome back. So, we're now moving

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on to the public hearing portion of the agenda. It is uh item number 22. >> Madam Chair, I will have to recuse myself from item number 22. >> Okay. Thank you. Right. Um, good afternoon. This is a public hearing before the Boston Redevelopment Authority doing business

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as the Boston Planning and Development Agency being held in conformance with articles ADB-5 and ADC-5 of the Boston Zoning Code to consider the proposed first amendment to the master plan for plan development area number 128 L Street Station redevelopment at 776

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Summer Street in South Boston. and the development plan for phase 2 within plan development area number 128 L Street Station redevelopment and phase 2 project as proposed by HRP776 Summer Street Prop Co. LLC care of HRP

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group in conjunction with the Redgate Capital Partners as a development impact project. This hearing was duly advertised on May 27th, 2026. This is a BB hearing on a proposed petition by the agency. Staff members will first present their case and are subject to

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questioning by members of the agency. Thereafter, anyone who wishes to testify about the proposed project will be afforded an opportunity. We are taking support in opposition at the same time. So, if you're planning to testify via Zoom, please take time now to verify that your computer microphone is active and click on the hand icon uh on your

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Zoom control panel. This will signal to the staff that you would like to speak and when your hand is raised, it will be blue. If you are calling into the meeting and would like to testify, please dial star9 to raise your hand. And when I call for all testimony, staff will announce your name and allow you to talk. You must unmute your microphone and your webcam will not be active. If

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you are planning to testify in person at the boardroom, please line up behind the podium after the presentation is concluded and we will call on you. In an effort to accommodate all who would like to speak about this proposal, each person will give be given up to two minutes to comment. BPA staff will indicate when 30 seconds remain. And at

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that time, please conclude your remarks so that the hearing may continue and others may be heard. Finally, the proponents are allowed a period of 5 to 10 minutes for rebuttal if they desire. Uh, open public meeting law requires that we ask if there's anyone in the audience who is recording this meeting.

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So, if you're recording this meeting, please identify yourself now. Hearing and seeing none. Um, also please note that there are no demonstrations of approval or disapproval for members of the public during the meeting. And Zoe, please begin the presentation. Thank you and good evening, Chair Rojas, members

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of the board, and director Shen. My name is Zoe Duval, and I'm a project manager in the development review division of the planning department. We are here before you this evening to discuss the proposed 776 Summer Street, phase 2 project, and all related actions. The project site is located within approved

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planned development area number 128 L Street Station redevelopment, 776 Summer Street, which consists of a 15.2 acre site in the South Boston neighborhood of Boston. The existing site consists of developed and former formerly industrial land along the reserve channel

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containing the former Edison power plant structures. It's bounded by the west on the west by Summer Street, on the south by East First Street and Medal of Honor Park, on the east by an MDT MBTA parcel of land, and on the north by the reserve channel and Thomas Butler freight corridor. The site areas encompassing

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the phase 2 project includes three buildings on the portion of the PDA site located along East First Street at the corner of East First Street and Summer Street as well as a building on the north side of the site along the reserve channel and freight corridor. A PDA master plan for this site was approved

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by this board on January 14th, 2021. Subsequently, the PDA development plan in article 80B large project for phase 1 was approved on January 19th, 2023. The vote before you today is to consider an amendment to the PDA master plan as well

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as approval of the PDA development plan and article ADB large project for phase 2. The phase 2 consists of approximately 6.8 8 acres and includes over 1 million square ft of residential, commercial, and hotel uses across four buildings

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with activated ground floors that includes a mix of retail, conference, cultural, and amenity spaces. The commercial building block C includes one 330,000 ft building. Residential buildings on

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block A and B include one 193,500 square foot building and one 197,000 foot building. And the hotel building on block E includes 305,000 ft building connected to the existing

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1898 turbine hall. The PDA master plan amendment proposes to swap certain building uses, establish new maximum building heights and gross floor area, clarify affordable housing commitments, and clarify the timing and delivery of certain benefits consistent

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with the phase 2 project. The proposed project has satisfied the necessary procedural and community process requirements of article 80. On September 27th, 2024, the proponent filed a letter of intent and draft phase 2 PDA development plan with the planning

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department, initiating the first comment period that was extended to align with the phase 2 filing. The members of the impact advisory group that had served during both the review of the plan development area development plan and the phase 1 project were given the opportunity to assist the planning

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department with the article ADB large project and article ADC amendment review of the phase 2 project. A supplemental information document was filed for the project on January 17, 2025, which initiated a second comment period. The comment period concluded the combined

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comment period concluded on February 20th 2025. The planning department hosted an IIG meeting on November 4th, 2024 and a public meeting on November 6, 2024 in connection with the PDA development plan and proposed amendment. The planning

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department also hosted an IIG meeting on January 7th, 2025 and a public meeting on February 3rd, 2025 in connection with the supplemental information document for the ADB portion of phase 2. Lastly, the planning department hosted a closeout IIG meeting on April 21st, 2026

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and public meeting on May 5th, 2026. These meetings were all held virtually on Zoom and were duly advertised, posted to the planning department's calendar, and email notification was sent to all subscribers of the planning department South Boston neighborhood updates. The project was introduced to the Boston

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Civic Design Commission on November 12th, 2024 and considered again on February 4th, 2025 after the ADB filing with design subcommittee meetings on February 18th, March 18th, April 22nd, May 20th, May 20th, 2025. There was a

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final presentation to BCDC on June 3rd, 2025, and the BCDC approved the project at its July 1st, 2025 meeting. Before I conclude, I want to note a couple of key project benefits that will be be delivered with this phase of the project. The development team has carry

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out carried out substantial environmental remediation to restore the site to buildable conditions while preserving and adapting the historic Thomas Edison power plant structures. They will provide a $400,000 payment to the transportation department in connection with phase 2 for the design

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and implementation of vision zero pedestrian improvements at four of the eight neighborhood intersections to be prioritized by the community. The project will also include employment and apprenticeship opportunities by working with local organizations to promote jobs in the construction trades to local

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veterans as well as high school students. The phase also includes the delivery of 2 acres of public open space including waterfront activation along the reserve channel. I would also like to clarify that this proposed project has

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approached the city to consider a payment in lie of housing for a portion of the incomerestricted units at phase 2. At this time, however, no decisions have been made and the housing component of the project before you remains consistent with the approved PDA master plan and compliant with the city of

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Boston's inclusionary development plan. Any changes to this in the future would be subject to approval by the BPDA board and additional community process. Lastly, I want to thank the members of the IG who have been working on this project for the past 5 years. We have

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held over a dozen meetings on the project and the PDA and we sincerely appreciate their commitment. I also want to thank the broader community for their participation in the review of the project and the South Boston delegation elected delegation and their staff for their continued review and advocacy. A

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support letter from the South Boston elected delegation was received yesterday and shared with the board. At this point, I would like to hand it off to my colleague Aaron Stanley to present the planning context for the project followed by a presentation from the development team. Thank you. Thank you, Zoe. My name is Aaron

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Stanley. I'm a new planner on the comprehensive planning team. Um, and I'll be presenting the planning and zoning context for this project. As Zoe mentioned, uh, some notable changes to this development plan proposal included, um, a change in use or a change in location of the uses in the original

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master plan, swapping the residential and the commercial uses between block A and C. Uh the plan also proposes changes to building heights in order to better accommodate this swap of uses and adapt to the the scale to surrounding developments including the step adding

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stepbacks along East 1st Street. The entire PDA master plan area of 776 Summer Street outlined on the slide before you in black um is located in the South Boston Maritime Economy Reserve subdist zoning district. Moving clockwise from

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the subject site, uh, Connley Terminal and the MBTA's emergency power plant are situated to the east, uh, under the same zoning as the subject site. To the southeast is the Meadow of Honor Park within an open space subdist. To the south, shown in yellow, is um,

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developing and existing residential uses within the multif family residential and multif family residential local subdist local services subdist. to the west uh is previously proposed office tech and lab uses uh within the local industrial

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subdist and finally to the northwest shown in purple on the screen is the waterfront manufacturing subdist. A small portion of the site uh the northern portion of the site is also overlapped by seafra and the FEMA flood hazard district or flood hazard area and

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the entire site is in the restricted parking district or restricted parking overlay district. Um, next slide. So, a variety of planning studies informed planning staff's review and support of the pro proposal before you

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today. Um, in 2011, East East East and West First Street planning study and resoning um established First Street as a transition zone between residential and working waterfront uses and put in place the base zoning that we see today for the subject site and adjacent

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properties. In 2017, the BPDA conducted a planning study known as the South Boston Edison Power Plant Planning Process report. Uh this study outlined the street network for the subject site and how uses would connect to adjacent

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properties and uses. Um shown here in the top image you can see the southwest corner of the site identified as a commercial row and the southeast corner identified as a continuation of green space into the adjacent metal honor

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park. In 2018, a South Boston coastal resilience planning study was conducted which identified flooding potential in the northern part of the site uh which is to be developed as waterfront open space and program open space and programming.

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In 2023, the South Boston strategic seapport strategic transportation plan was concluded identifying Summer Street as a multimo multimmoal corridor with improvements needing uh needed at connecting streets to better serve this corridor. And finally, the South Boston

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Transportation Action Plan is an ongoing plan that provides draft recommendations for First Street and Summer Street, including locations for additional transit connection points, cross-section designs, walkability studies, etc. Um, the proponent has coordinated their

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design improvements to First Street and Summer Street to meet recommendations in both these transportation plans and is providing off-site uh, mitigation that will improve unsafe intersections identified as priorities in this transportation action plan. Uh, thank you and I will now hand off the

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presentation to the proponent to describe the proposal in more detail. Thank you. >> Good job. Uh, thank you, Erin. Uh, good evening, Chair Rojas, uh, Vice Chair Shepard, uh, Director Shen, and members of the board. Uh, my name is Melissa Shrock. I'm

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executive vice president of mixeduse development at HRP Group. I'm joined by several of my colleagues and our consultant team this evening. On behalf of HRP and our partners at Redgate, we're very pleased to be with you this evening to present phase two of 776 summer. Next slide, please.

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Located in South Boston on the reserved channel, the site is adjacent to Connley terminal and sits at the threshold between the rapidly redeveloping seapport and the thriving South Boston residential neighborhood. Next slide, please. The transformation of this site has been

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a long time coming. Formerly a coal fired power plant once owned and operated by Thomas Edison himself, the site has been cut off from the community for over 120 years. The plant closed in 2006, but then sat dormant for a decade

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until we acquired it in 2016 and began permitting the master plan. Between 2021 and 2024, we successfully abated and demolished the defunct plant while preserving four magnificent historic turbine halls that we look forward to

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opening to the public as the project is redeveloped. As Zoe mentioned, we've held three IG meetings, three public meetings, uh hosted public site tours, inviting our neighbors in to experience the unique history of the site during this phase 2 process. We also held eight BCDC

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meetings and received unanimous approval from them last summer. We're very grateful for all the excellent feedback we've received throughout the process from the community, uh city staff, uh local leaders, and elected officials, and it has helped to make our project a better project. Next slide, please.

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At full build, the project includes six new buildings and the four historic turbine halls, new roadways and open spaces, including a waterfront prominade and the Edison plaza with a new section of the harbor walk all connected to the existing park resources in the

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neighborhood. Next slide, please. The phase one approved in 2023 contains two new commercial buildings, blocks D and F that you can see here in blue and the adapted reuse of the three Edison turbine halls down the middle of the

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site. Next slide. The phase two before you today contains three residential buildings with up to 636 units, including 16% affordable and workforce units, a hotel involving the adaptive reuse of the 1898 turbine hall,

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and a commercial building at the summer at the corner of Summer and East first streets. This phase also includes two acres of open space, new streets inside the site, and extensive public realm improvements to both sides of the existing East First Street. Next slide, please.

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Now, I'll just walk you briefly around the phase 2 components. Here you can see block A located at the corner of M and East first streets across from Christopher Lee playground. It's planned as a sevenstory residential building with up to 220 units. It has a masonry

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base and design elements that reflect the surrounding urban context. Next slide. And on the opposite corner, block B is a 10-story building with approximately 250 units. Its massing relates to both the adjacent turbine hall 3 you can see in

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the image uh as well as to the existing residential buildings across the street with a setback on East First Street that pushes the bulk of the mass into the site and away from the neighborhood. Next slide. At the corner of Summer and East First Street, block C is a commercial

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building, again with a setback from the neighborhood on East First Street and an active ground plane to help guide pedestrians into Turbine Alley, a pedestrian-only path that leads from the neighborhood and down to the waterfront. Next slide.

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And finally, block E is a combined residential and hotel building designed with a warm colored facade elements facing the neighborhood and connected to the 1898 building. Next, which will be preserved and adaptively

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reused as part of the hotel component, housing the hotel lobby, the lobby bar, and event spaces such as a ballroom overlooking the waterfront on the north side of the building. Next slide. With phase two, we'll also deliver animating public realm components inside

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the site, such as this pocket park at the northeast corner of block B, which connects down to turbine halls that you can see in the image, as well as leads people across the street. Next slide, please. To the Edison Plaza, nestled between blocks E and F, providing a green

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connection from the neighborhood and guiding folks down to the waterfront. Next slide, please. And lastly, at the northern end of block E and the 1898 building will deliver this dynamic waterfront overlook emphasizing the beauty of these historic structures and providing an outdoor

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space for events. Next slide, please. From a sustainability perspective, the phase 2 project is designed to align with the city of Boston's carbon neutrality and climate ready goals. The residential buildings will be all electric, passive house certified, and

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will achieve at least lead silver. The block C commercial building will achieve lead gold and we're committed to achieving lead platinum on at least one of the buildings across the master plan site. We've also committed to 100 kilowatts of on-site renewable energy generation and are currently planning

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for that on a large PV array on block F, our largest building on site, which is part of phase one. Next slide, please. As we advance design, we're evaluating and incorporating a number of sustainable measures to reduce water and energy use, construction waste, and

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embodied carbon, and are considering health and environmental product declarations to ensure we select products that are healthy for the planet and the building users. Next slide, please. In terms of community impact, the project has so much to offer. A $74

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million investment in abatement, demolition, and remediation of the site. Approximately 100 units of affordable and workforce housing, over $20 million in housing and job linkage payments, significant construction and permanent job creation, $20 million in investment

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in the local community in the form of a scholarship fund, payments for improvements to adjacent cityoint parks, internships, apprenticeships, job fairs, and free parking for South Boston residents. nearly six acres of open space, a new link in the Harborwalk,

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substantial transportation and transit improvements both on-site and in the surrounding neighborhood, and of course, the significant investment in the preservation of the turbine halls, which contains civic space for the community and a historic interpretive plan that celebrates the amazing history of this

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site. Next slide, please. If we're fortunate enough to receive the board's approval this evening, we look forward to beginning the transformation of this former industrial site into a mixeduse community integrated into the surrounding neighborhood, providing waterfront access, community amenities,

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and offering new economic opportunities. Thank you. >> Okay, thank you. Um, okay. So, since this is a public hearing, we're going to take public testimony first. So, if you'd like to testify in person, please step up to the podium and announce your name, affiliation, and your position on the proposed project uh when you're

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called to speak. If you're on Zoom and would like to testify, please raise your virtual hand. And >> good evening, Madam Chair, members of the board, Director Shen, my name is Tom Ward. I'm the vice president of the Iron Workers Union. I live in the city. Um,

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this is a very familiar site to me and to many of us in this room. we drive by and shake our heads at this project at a lack of um development. So, I'd like to thank the developers, the team here

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today. Um I was at the meetings, I don't know how long ago now, but I was with it for it then and I'm for it now. Um it's time to build. It's quite impressive that the community concern package that they've developed here and um I rise in

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favor. Thank you. >> Thank you. >> Good afternoon, Madam Chair, members of the board, Director Shen, my name is Daniel Daly. I'm a lifelong Boston resident. I'm also a business representative for Local 103 with the electricians. And uh just to echo what

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Tom said, this is a great project ready to go. It is taking a blighted site and making it a destination in our city. And I'm in full support of this project. Thank you. Okay. >> Thank you. Madam Chair, members of the board, Director Shed, my name is Mark Delassio.

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I'm a business agent for the Carpenters Local 327 in Boston. And uh like my colleagues before, uh we I represent a lot of hardworking carpenters that live and work in the city of Boston. And the this project here will create much needed jobs for our members. Uh I want

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to commend the development team for their commitment to responsible development. And uh we're in favor of this project. Thank you. >> Thank you. Uh, anybody else in the room that would like to testify? >> Yes. Thank you, Madame Chair. Uh, Guy Rossman. If you could please unmute yourself.

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>> Hi. Yes. Uh, my name is Guy Rossman. I'm a resident of the city of Boston, um, withite here, local 26, the hotel workers, and just want to say and get on record that we are in strong support of this project. Thank you. >> Thank you, Mr. Rossman. Uh, Brian Putney, would you please unmute

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yourself? Hello. Um, I am my name is Brian Putney. I appreciate the members of the board, Madam Chair, for allowing us to speak today. I am a member of the South Boston community. Have been with my family for the past decade. Um, and just wanted to

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express my support of this project um, and everything it's doing to the surrounding area. Thank you. >> Thank you, Mr. Putney. Mary Fisky, would you please unmute yourself? Yes, good evening. Thank you so much for this opportunity to speak in support of

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this program, um, this development. Um, I am a South Boston resident. Uh, actually I live on M Street, very close. So, I'm speaking as a resident, lifelong of South Boston, but also as a longtime member of the nonprofit community in South Boston. Um, this development team

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has been extremely responsive to the community, to the needs of the community, especially the nonprofit providers, and uh, we are I'm speaking for myself, but also the South Boston Neighborhood House. We are very much in favor, and I thank you for this opportunity to speak.

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>> Thank you. Thank you. Steven Lynch, would you please unmute yourself? >> Yeah. >> Hello there. Can you hear me? >> Yes. Yes, Mr. Lynch. >> Okay. Thank you. We have Steve Lynch. I'm the United States congressman for the eth congressional district. Uh I

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live uh in South Boston. I've been to many many many of the public uh meetings on this. I I think the city's done a great job in providing access to neighbors and and giving them, you know, full voice in terms of what they'd like to see here. I think the end project

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represents uh the the the wishes of the community. I think the developers done a nice job in listening and trying to turn those ideas into reality. Uh I'm old enough to remember uh you know this plant uh when it uh burned oil. Uh even

528
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before that it it burned coal. So this was a a coal fired power plant probably the last one in the city. U we've had a lot of uh lingering health effects under that you know in that iteration. Uh this is a refreshing change. Uh there are 636

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units of of uh housing here including 100 uh below market and affordable units. Uh there's open space here. Um there's something for everyone. It's got a PLA on it. So uh a project labor agreement which allows uh our unions to

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be involved here 100%. Creates uh apprenticeship opportunities for uh everyone in the city, men and women across the city. So, it's it's it's something we desperately need right now. So, I just I just want to say I I'm in favor of this. I also submitted a a

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letter of support with with uh Councelor Flynn, with Senator Collins and Representative Beal that I think you got yesterday or or maybe today. Um and uh that that articulates further my my support. But I think this is a great

532
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great project. Uh it's like I say, it's a it's a big site. it'll be transformational for this whole area. So, I just respectfully urge you to vote favorably on on their uh their petition. Thank you. >> Okay. Thank you, Congressman. And just to confirm, we did receive um those

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those letters. Thank you. >> Thank you, Congressman Mary Brown. Would you please unmute yourself? >> Hi. Yes, this is uh Mary Brown. I'm a resident and homeowner here in South Boston. I'm raising my family here as well. Um we're active parishioners in

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the Gate of Heaven community as well and we're very much um in support of this project and looking forward to seeing it get off the ground and it'll be transformative for the families in the area and we're we're very much looking forward to it. >> Okay. Thank you.

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>> Thank you. Um is there anybody else who would like to offer testimony here in the room or online? Would you please raise your hand? Uh Eileen Smith, would you please unmute yourself? Hi. Um, good afternoon everyone. Uh, my

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name is Eileene Smith, lifelong resident. I live at 776 East Broadway. I have been an active I A member uh participating in every step of this project.

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Yes, I believe that um it is time to go forward. However, um there has been a lot of work that has gone into this project with the IAG members and some concerns of course

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still exist and I don't mean to um you know be the disappointing conversation but you know I I Melissa Shro spoke earlier and I just want to clarify we are going to have free parking for South

539
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Boston residents. How however those um are not full-time parking spaces. So, you know, just to clarify for the purposes of the record that community benefit that would be helpful. And also, um like uh Congressman Lynch, I remember

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the days when we hung out our laundry and our laundry came in with holes uh from hanging outside from the cold burning. So yes, it is going to be very beneficial and it also is going to be very difficult for uh the massive

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amounts of construction and the other um uh issue you know we have done a lot with the changing of the buildings making them all in a residential area which was a very big um suggestion and and the IG members seemed to be in

542
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agreement and we do have of course down the road more uh opportunities ities to work with other buildings. But the residential units which is necessary for the project to proceed are also something that is uh leaving um issues

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uh for some of the IG members with the uh the promise of affordability. I have a stop. >> Thank you, Miss Smith. Uh is there anybody else in the audience? Please raise your virtual hand. Par Wingle,

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would you please unmute yourself? >> Yes. Hi, I'm Par Wingle. I'm a resident in the South Boston community. Um, and I just wanted to say that I think now more than ever, especially with the World Cup, we're seeing Boston come together, and we're really seeing this community

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unify and rally around visitors and around new opportunities. And I think this project specifically is very quintessentially Boston with its both modern features and honoring, you know, the historic um neighborhood and and the historic

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features of the land. And so I think it's important that this goes through and speaking as a younger South Boston resident, um I I am in support. >> Thank you very much, Miss Wingle. Anybody else who would like to offer testimony, please raise your virtual

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hand. Madame Chair, this concludes the testimony. >> Okay. Thank you. Um, okay. We'll move to questions and comments from the board. So, any questions or comments from the board? >> I just wanted to clarify um what the

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first slide that sort of delineated the affordable units. Um, I think it was a hundred out of the 636 and there was a reference to the possibility that the developer may want to swap some on-site

549
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for a linkage payment. Is that right? No, no. Okay. So, can just clarify what that what that was. >> Hi, good evening. Man, Ela development review team. >> So, yes, there is a reference to that on the site. Um, and as stated in the board memo, currently the project intends to

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comply with IDP. The component that you're referencing about the off-site sort of units is something that the city has been requested to consider by the proponent. It was also shared with the IEP in a public meeting. Um, but because we were not able to sort of make a decision and sort of get to consensus on

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that specific topic with colleagues in Mo and with others in the community, we've decided to sort of defer that specific decision to a future date. And so for the moment the project will remain compliant with IDP. It's locked in at sort of 16% from the 2021 master plan and that number is being carried

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forward as well as that sort of full commitment. Um and then in the future if there is to be any decision about changing the strategy around that it will be subject to additional process as well as a vote from the board. >> Okay. Great. And so the the 8.9 housing linkage bullet

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is that that's in addition to the 14 affordable units. >> That's correct. >> Okay, perfect. >> Yeah, from the commercial stuff. Okay, thank you. I appreciate it. I appreciate the um the treatment of the historical

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features. I think it's um it looks really good and it's a great example of reuse of those structures. Thank you. Great. >> Questions or comments? >> Uh just want to make a comment. Um would like to definitely thank your team for

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everything you've done um from the planning board as well as the development team. Um this is great to see um an area that was not utilized since 2006 as I saw. Um you know, it's great to be able to see potential trades

556
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people going to work. another crane in the sky in the city of Boston and that's important. So, thank you very much for everyone and everything you've all done. >> Okay. Um yeah, and I don't I don't have any questions um or anything. Just a

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comment on um I just want to you know recognize that you know we have received all of the the comments and you know have noted the um you know the um still that that tension on the you know affordable housing and and where it's going to be. Um but I do want to confirm

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that um that this vote does not change any of that and that um again as Newport said uh you know if there is a change to that that will go be subject to a board vote and be subject to more community process. So um I just want to make sure that people know that they've be heard

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and that there's you know at the moment nothing that's that's changed. So um with that if you have any more questions or comments. >> Okay hearing and seeing none a motion is in order. So moved. >> Second. Uh, all those in favor? I opposed. Uh, the eyes have it. Uh,

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motion passes. Um, good luck moving forward. >> Thank you. Okay. >> Oh my gosh. Hi Sorry. I haven't seen you in like 10 years. It's amazing. >> Take care. Um All right.

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>> Are you there? >> I'm back. >> She's a good friend from a while ago. All right. Um Okay. So, item number 24. We have uh the contractual payments. I now need a motion to pay our bills. >> I move that we pay our bills. >> Second.

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>> Okay. Roll. Oh, no. No roll call. All those in favor? I >> I oppose. The eyes have it. Please pay the bills. And uh item number 25, director's remark. Director Shen, the floor is yours. >> Good evening, members of the board. Um I want to start my report and with a

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summary of the projects that uh was approved. Um there were five new development projects um uh amounting to a 1.5 million square foot uh that will deliver 763 new residential units of which 104 of

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them will be all will be income restricted. Um the total development cost and investment of these projects will will be approximately $1 billion when when built. >> A billion >> a billion dollars. Just make sure I got the

565
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>> And uh and these projects will put approximately 1,250 trades people to work and create 1,193 direct jobs and another 630 indirect jobs. I want to highlight two of the

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approvals. The the starting with 776 uh Summer Street, which is the phase two of a multi-phase uh plan development area. Um that is the redevelopment of the former Edison power plant in the South Boston waterfront. Um this second phase

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02:48:55.279 --> 02:49:12.479
that was approved will include four buildings of which two of them will be uh completely residential that will deliver 636 new residential units. 16% as you heard will be dedicated to incomerestricted units. Um and even

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though we have not finalized with the development team how they will meet their IDP requirement, there is a commitment that they will return to the board when those that plan is clear. Um of course there will be another new hotel uh hotel and residential u

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building and then a commercial building that would be part of this approval. Um the the important part is that this approval will be an important step in um having developers to be able to actually put their uh to put their um to continue

570
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their uh search for financing. Um critical because there's been over $70 million invested in just the remediation and cleanup of the site. Um, not to mention that when built that there will be as part of this phase uh two acres of

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open space uh as well as improved uh public realm, sidewalks and roadways. Uh, one of the most important community benefits I think you heard tonight is that the project will provide job opportunities in the trades specifically actually for local veterans and high

572
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school students. Another project I want to uh emphasize is the uh last phase uh of the designation to the Garrison Troder Neighborhood Association for the not the redevelopment but actually the greening of the 48 Towns and Street in

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Roxbury. Um currently the vacant land uh will be converted into a community garden uh that will provide opportunities to grow fresh food uh to address uh food insecurity in the in the community. The garden will of course serve local residents, families,

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02:50:53.520 --> 02:51:10.800
seniors, uh, and nearby students and will host a variety of educational, cultural, and recreational programs that reflects the diversity of that community. Um, they will also be hosting gardening workshop, healthy cooking demonstrations, cultural celebrations,

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and music performances, and community gatherings. This is a a really good example of how the department is continuing to deploy public land for public good uh for the community. Um we also had one certificate of completion

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um uh at Alustin Lab works uh along Western Avenue. The benefits that that were delivered by this project include 17,000 square foot of new open space uh and public realm improvements that will make it safer for bikers, pedestrians um

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including a protected bike lane. Uh there would also be um a new MBTA bus station delivered as part of this project and um 2,500 square foot of new civic space and the Nexus learning lab

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which will host educational programs to teach local students and teachers about the life uh the life science industry as well as workforce seminars to make the community aware of these emerging job opportunities. Um, finally, I want to

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end uh to share a um to talk a little bit about an event that happened here last night in this boardroom, which was the g the graduation ceremony for our first cohort of the planning academy. Um there were over two dozens of um

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residents of the city that went through the program. They spent eight weeks uh every Wednesday night uh from 6:30 to I think most of the time 10:00 >> uh uh working with our staff really

581
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learning about um the basics of what um how to become participants uh knowledgeable participants in our our planning and development processes. Um this planning academy was part of the

582
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mayor's um intent and a critical component of how we we as a as a city is changing the development and planning culture um in the city and and to actually expand the diversity of

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participants in the planning process. Um critically there in addition to sort of in expanding this pool of participants, we was also an opportunity for us to really raise the level of conversation by introducing the knowledge um around

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the real estate industry, the imperative of our city uh that's so dependent on property tax values on why we have to manage growth and and you know why why we're so dependent on growth. Um but also um in this process one of the

585
02:53:53.600 --> 02:54:08.560
interesting we de the staff developed a number of exercises for the for the for the participants to learn about the complexity of the planning process and many of these exercises the um students came up with very different answers

586
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which actually is very endemic of the planning discussion because there's no right answer. uh but along the way the I think the most important part of the curriculum is to really have these participants understand that tradeoffs are necessary and compromise is

587
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necessary if we're actually to accommodate growth. Um so we look forward I I told the uh graduates that uh now the easy part is over the eight weeks is over. Now they have committed themselves to a lifelong

588
02:54:40.560 --> 02:54:57.040
uh um responsibility of participating in the planning processes you know in the in the real uh planning arena. Uh I want to thank the staff um for all the staff that have worked very hard to put on um this uh

589
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curriculum. Um it's been a a resounding success as far as we can tell. Um and because we've had so many interested uh participants, I think you remember that uh for this first cohort, we had over 400 applications, we will be running

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another cohort starting in the fall. So again, great achievement for the staff. Um, and I hope that you get a chance to sort of um meet some of these new uh newly graduated uh uh citizens or or

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active um uh citizens that will participate in our planning process. So, I end my report and thank you again for all of your service. >> Yeah, thank you. Thank you. And welcome uh to the to the planning club. >> Yeah. a uh um as a as fellow lifelong

592
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like um uh commitment to the to the city. Um this is no this is not an easy uh thing uh to to undertake and um so just uh really appreciate um all of those who participated, all of those who will participate in the future. Um I

593
02:56:08.319 --> 02:56:23.439
hope you'll find this as gratifying as um you know as we do uh in being just your neighbors participating as well. So, um, yeah, with that, I need a motion to adjourn the meeting. >> So, moved. >> Second. >> Uh, all those in favor? >> I,

594
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>> um, opposed. The eyes have it. Motion passes. Um, meeting adjourned. Uh, we'll see you next month. >> Thank you. >> Thank you. >> Yeah.