Zoning Board of Appeal Hearing

August 11, 2026

Case: BOA-1349675 Address: 4 Dever Street Ward 15 Applicant: Joseph Farrell

Case: BOA-1599560 Address: 7-9 Park Street Ward 3 Applicant: Paul Alan Rulfo

Case: BOA-1304433 Address: 10 Thompson Square Ward 2 Applicant: George Morancy, Esq

Case: BOA-1153496 Address: 59 Hillock Street Ward 20 Applicant: Kevin Cloutier, Esq

Case: BOA-1625948 Address: 115-121 Boston Street Ward 7 Applicant: George Morancy, Esq

Case: BOA-667111 Address: 151 Liverpool Street Ward 1 Applicant: Anthony Leccese, Esq

Case: BOA-1369555 Address: 2207 Dorchester Avenue Ward 17 Applicant: Shlomo Geva

Case: BOA-1626437 Address: 58 Cedrus Avenue Ward 18 Applicant: James Declesiate

Case: BOA-1348765 Address: 155 Portland Street Ward 3 Applicant: Andrew Copelotti, Principal

Case: BOA-1822390 Address: 276-278 Washington Street Ward: 3 Applicant: Jack Moriarty Article(s) Art. 38 Section 18 Use: Conditional Fast food/Take out use Conditional Purpose: Changing occupancy from retail chocolate store to café with takeout. Proposed work scope consists of tenant fit out of an existing commercial space for a new food service coffee shop retail tenant, and all associated modifications to the space

Case: BOA-1839200 Address: 587-587A East Broadway Ward: 6 Applicant: Aaron Steeves Article(s) Article 68, Section 8 Side Yard Insufficient Purpose: Build a bulkhead per plans

Case: BOA-1807140 Address: 269 Silver Street Ward: 6 Applicant: Timothy Love Article(s) Article 68, Section 33 Off-Street Parking & Loading Req Section 68-33. - Off-Street Parking and Loading Requirements. Table G. Rounding rule from Article 2 indicates 2 parking spaces are required for the dwelling this is ancillary to. Article 68, Section 7 Use Regulations Use Regulations Applicable in Residential Subdistricts, TABLE A - South Boston Neighborhood District Use Regulations Residential Subdistricts, Ancillary use – Conditional Purpose: Installation of curb cut and driveway. The owners of this property live in an adjacent property at 122 F street. They currently use it as backyard space and to park a car. They will continue to use it in that same capacity.

Case: BOA- 1829000 Address: 1411-1413 Dorchester Avenue Ward: 15 Applicant: Xuanhang Tran Article(s) Art.65 Sec.08 Conditional Purpose: Change of occupancy from a furniture store (Lexor Store) to a takeout coffee shop remodeling bathroom, wet bar, painting, and other carpentry work according to the plan attached.

Case: BOA- 1833903 Address: 107 Russett Road Ward: 20 Applicant: Adimir Toska Article(s) Article 56, Section 8 Floor Area Ratio Excessive Article 56, Section 8 Bldg Height Excessive (Stories) Article 56. Section 8 Side Yard Insufficient Purpose: Proposed new dormers on left and right side.

Case: BOA#1877958 Address: 4 Haynes Street, Ward 1 Applicant: Jeffrey Drago, Esq Violation 9th 780 CMR 1011 Stairways 1011.12.2 Roof access: Where a stairway is provided to a roof, access to the roof shall be provided through a penthouse complying with section 1510.2 9th Edition 780 CMR CHPT Chapter 15 1510.2 Penthouses: penthouses in compliance with 15 sections 1510.2.1 through 1510.2.5 shall be considered as a portion of the story directly below the roof deck on which such penthouses are located. All other penthouses shall be considered as an additional story of the building. 9th 780 CMR 705 Exterior Walls 705.2 Projections (decks) shall not extend any closer to the line used to determine the fire separation distance than shown on table 705.2. According to the table the projection (decks) are not permitted. Note 1: decks on 4th floor have egress purposes. Note 2: decks are fire retardant treated wood framing as per drawings. Purpose: Amendment to seek building code relief per ERT1393612 for two roof access hatches in lieu of a code required penthouse/headhouse serving the occupied roof (2015 IBC §§1011.12.2 and 1510.2) eplan BBRS

Case: BOA-1873156 Address: 8 Lawrence Street Ward 2 Applicant: Coliseum Development Advisors, Inc Articles Article 62, Section 25 Roof Structure Restrictions Requesting relief for a proposed roof deck in a restricted roof district Purpose: Install roof deck on flat pitch roof

Case: BOA-1849569 Address: 560-562 Tremont Street Ward 3 Applicant: Choe Rouke-Nicholas Articles Article 64, Section 8 Use Regulations Not conforming to accessory use requirement per Section 8 2.5 (b) Limitation of Area. Any such accessory use on a lot shall be limited to no more than twenty five percent of the floor area of principal or main use(s) to which such use is accessory. Purpose: Change of occupancy from 3 Apts., Retail Store and Restaurant to 3 Apts., Retail Store w/ Accessory Art Use & Restaurant

Case: BOA-1864808 Address: 460 West Broadway Ward 6 Applicant: Superior Realty Co, Inc. Articles Art 68 Sec 7 Use: Forbidden Art 68 Sec 8 app in res sub dist Insufficient side yard Art 68 Sec 8 app in res sub dist Max allowed building height has been exceed Art 68 Sec 8 app in res sub dist Excessive f.a.r. Art.68 Sec. 33 Off Street Loading Req. Insufficient loading areas Art. 09 Sec. 02 Nonconforming Use Change Pre existing nonconforming structure and Use > 25% Forbidden Purpose: Proposed adaptive re use of vacant former bank building. Erect rear and vertical addition to increase height to four stories; change legal use and occupancy to court and offices/support space for use by the Trial Court of the Commonwealth, with garage parking spaces as per the attached plans*Application assigned to FD on 5/12/26

Case: BOA-1838044 Address: 42 Lambert Street Ward 9 Applicant: Gary Webster Articles Article 50, Section 29 Rear Yard Insufficient Applicant will need to seek relief for insufficient rear yard setback. Article 50, Section 29 Floor Area Ratio Excessive Applicant will need to seek relief for excessive floor area ratio (FAR). Article 50, Section 29 Front Yard Insufficient Applicant will need to seek relief for insufficient front yard setback. Article 50, Section 29 Lot Width Insufficient Applicant will need to seek relief for insufficient lot area. Purpose: Combine existing vacant lots at 40 (PID 0903600000) and 42 (PID 0903599000) Lambert Street and propose new construction. Two family townhouse style. e(Plan)Filed.

Case: BOA- 1856279 Address: 66 Rutland Street Ward 9 Applicant: Gaurav & Naiya Mittal Articles Art. 64 Sec. 09 Town House/Row House Extensions into Rear Yard Art. 64 Sec. 09 Dim Applicable in Residential Sub Districts. Excessive f.a.r Art. 56 Sec. 64 34 Restricted roof structure district Newly proposed dormer Purpose: Permit Amendment to ALT1810969 to add a dormer at the roof level and bracket supported balcony on Second Floor at the rear of the house. Relief is required for FAR and extension into the rear yard. Construct a roof deck above the dormer.*Application assigned to

Case: BOA-1827453 Address: 11 Ashley Street Ward 10 Applicant: Social Impact Collective, Inc. Articles Article 55, Section 9 Lot Frontage Insufficient You need relief from the BOA for the said violations Article 55, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violations Article 55, Section 12 Lot Size Insufficient You need relief from the BOA for the said violations Purpose: Bedroom addition/extension over an existing 2 story rear portion of home. Scope also includes a new mudroom, entry stair reconfiguration, and new exterior balconies.

Case: BOA-1868487 Address: 388 Arborway Ward 11 Applicant: Groma Boston Growth Fund III Articles Art. 29 Sec. 04Greenbelt Protection Overlay District Applicability You need relief from the BOA for the said violations Article 55, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violations Art. 55, Section 8 Use: Forbidden You need relief from the BOA for the said violations Purpose: Legalize and expand the existing lower level unit, improving egress and add space to unit from walkout basement. Exterior envelope of building to remain as is for footprint, walls and roof. Presently building is 2 residential units and proposed use to be 3 residential units 

Case: BOA-1837050 Address: 17 Copley Street Ward 11 Applicant: Ellena Haile Articles Article 55, Section 9 Side Yard Insufficient You need relief from the BOA for the said violations Article 55, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violations Art. 55, Section 40 Off Street Parking Insufficient You need relief from the BOA for the said violations Art. 55, Section 8 Use: Forbidden You need relief from the BOA for the said violations Purpose: Conversion of an existing two family dwelling into a three family home, featuring a rear addition and new dormers. The single car driveway will also be extended to provide two tandem parking spaces

Case: BOA-1747507 Address: 32 Whiting Street Ward 12 Applicant: Wendy Rist Articles Art. 09 Sec. 02 Nonconforming Use Change Art. 50, Section 28 Use: Forbidden 8 unit, multi family dwelling is forbidden Art. 50 Sec. 29Lot Area Insufficient Article 50, Section 29 Add'l Lot Area Insufficient Article 50, Section 29 Floor Area Ratio Excessive Article 50, Section 29 Usable Open Space Insufficient Art. 50 Sec. 43Off street parking insufficient Purpose: legalize existing basement apartment, change occupancy from 7 residential units to 8 residential units, as per plans

Case: BOA-1863179 Address: 772-778 Adams Street Ward 16 Applicant: Edward Brooks Articles Art. 09 Sec. 01 Extension of Non Conforming Use Article 65, Section 15 Use: Conditional Purpose: Adding outdoor patio to private/public land

Case: BOA-1847298 Address: 97 Millet Street Ward 17 Applicant: Christopher McEachin Articles Article 65, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violation Purpose: Two story mudroom and bedroom addition at rear/side of the existing residence.

Case: BOA-1834435 Address: 72 Readville Street Ward 18 Applicant: Michael P. Bannon Articles Article 69, Section 9 Rear Yard Insufficient You need relief from the BOA for the said violations Article 69, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violations Article 69, Section 9 Lot Area Insufficient You need relief from the BOA for the said violations Article 69 Section 29.4Off Street Parking Location You need relief from the BOA for the said violations Purpose: Raze existing dwelling on site. Erect new single family dwelling upon lot newly created through lot consolidation and subdivision action. Filed in companion with ALT1810562, ALT1810560, ALT1810554, as well as companion ERT at 74 Readville street (to be filed).

Case: BOA-1834445 Address: 74 Readville Street Ward 18 Applicant: Michael P. Bannon Articles Article 69, Section 9 Rear Yard Insufficient You need relief from the BOA for the said violations Article 69, Section 9 Floor Area Ratio Excessive You need relief from the BOA for the said violations Article 69, Section 9 Lot Area Insufficient You need relief from the BOA for the said violations Article 69 Section 29.4 Off Street Parking Location You need relief from the BOA for the said violations Purpose: Raze existing dwelling on site. Erect new single family dwelling upon lot newly created through lot consolidation and subdivision action. Filed in companion with ALT1810562, ALT1810560, ALT1810554, as well as companion ERT at 74R Readville Street (ERT1825020).

Case: BOA-1834452 Address: 5 Waterloo Street Ward 18 Applicant: Michael P. Bannon Articles Article 69, Section 9 Lot Area Insufficient You need relief from the BOA for the said violations Article 69, Section 9 Lot Width Insufficient You need relief from the BOA for the said violations Article 69, Section 9 Lot Frontage Insufficient You need relief from the BOA for the said violations Article 69, Section 9 Usable Open Space Insufficient You need relief from the BOA for the said violations Purpose: Combine existing Parcel 1812672000 and existing Parcel 1812671001 into one 12,392 SF lot. Re subdivide the combined lot into three new lots. Per Plan, "Lot C" will be 4,153 SF and existing two family dwelling to be addressed as 5 Waterloo will remain; no new work proposed on the structure. 

Case: BOA-1830082 Address: 21 Cotuit Street Ward 20 Applicant: Ermal Taraj Articles Article 56, Section 8.2 Lot Frontage You need relief from the BOA for the said violations Article 56, Section 8 Rear Yard Insufficient You need relief from the BOA for the said violations Article 56, Section 8 Front Yard Insufficient You need relief from the BOA for the said violations Article 56. Section 8 Side Yard Insufficient You need relief from the BOA for the said violations Article 56, Section 8 Floor Area Ratio Excessive You need relief from the BOA for the said violations Article 56, Section 8 Lot Area Insufficient You need relief from the BOA for the said violations Article 56, Section 8 Lot Width Insufficient You need relief from the BOA for the said violations Purpose: This will be a new single family house and will not include any installation or modification of ESS nor will require an automated parking system or lift.

Case: BOA-1848753 Address: 24 Stimson Street Ward 20 Applicant: Andreas Hwang Articles Article 56 section 15 Use Regulations Residential use on 1st/Ground story level Conditional. Purpose: Clarification: Change use and occupancy of the daycare on the ground floor into an additional residential unit to total 14 units within the structure for ZBA approval. Original scope: Change first floor commercial unit to residential unit. 13 residential units and 1 commercial unit permitted under ERT1446222. 

Case: BOA-1840166 Address: 90-92 L Street Ward 6 Applicant: Matnah Corp. Articles Art 68 Sec 7 Use: Forbidden Large restaurant is Forbidden. Purpose: Interior renovation of an existing commercial space to convert laundromat (M) into ice cream and coffee shop (A 2). Includes layout updates, new finishes, and installation of new equipment.

Case: BOA- 1833292 Address: 336 East Street Ward 6 Applicant: Joseph L. Doering & Tyler Case Articles Article 68, Section 8 Usable Open Space Insufficient Article 68, Section 8 Rear Yard Insufficient Purpose: Deck repair: Remove rotten deck and erect a new deck.

Case: BOA-1827083 Address: 350 Athens Street Ward 6 Applicant: Luke Fallon Articles Art 68 Sec 29 Roof Structure Restrictions Max allowed height on parcel has been exceeded Art 68 Sec 8 app in res sub distInsufficient additional lot area per unit Art 68 Sec 8 app in res sub dist Excessive f.a.r. Art 68 Sec 8 app in res sub dist Max allowed height in the subdistrict has been exceeded Art 68 Sec 8 app in res sub dist Insufficient usable open space per unit Art 68 Sec 8 app in res sub distInsufficient front yard setback Art 68 Sec 8 app in res sub dist Insufficient rear yard setback Art 68 Sec 8 app in res sub dist Insufficient Side yard setback Art. 68 Sec. 33 Off Street parking Req. Insufficient parking Art. 68 Sec. 33 Off Street parking Req. 5. Design and clear maneuvering areas (tandem) Purpose: A new construction, six (6) unit residential condominium building w/elevator, including: • Residential lobby • Bicycle parking and mechanical space • Ground floor parking garage for six (6) vehicles • Dedicated private outdoor deck space for each condominium unit

Case: BOA-1857851 Address: 368 Athens Street Ward 6 Applicant: Ann Marie Bayer Articles Art 68 Sec 8 app in res sub dist Insufficient min. lot area Art 68 Sec 8 app in res sub distInsufficient side yard setback Art 68 Sec 8 app in res sub dist Insufficient rear yard setback Art. 68 Sec. 33 Off Street parking Req. 5) Design space sizes 100% compact 8'x18' Purpose: Combine two lots at 364 and 368 Athens St to create one parcel and build a new six-unit residential building with on grade garage parking with six residential units, as per plans

Case: BOA-1855511 Address: 555-567 East Broadway Ward 6 Applicant: 567 East Broadway LLC Articles Article 68, Section 8 Bldg Height Excessive (Feet) Article 68, Section 29 Roof Structure Restrictions Purpose: Nominal Fee Letter. Add a new, exclusive use roof deck on the roof of Unit No. 565. 

Case: BOA-1850638 Address: 442 East Fifth Street Ward 7 Applicant: Joe Santoro Articles Article 68, Section 7.2 Basement Units Forbidden Article 68, Section 8 Floor Area Ratio Excessive Article 68, Section 8 Usable Open Space Insufficient Article 68, Section 8 Rear yard Insufficient You need relief from the BOA for the violations Art. 69 Sec. 33 Off street parking req. You need relief from the BOA for the violations Purpose: Renovate existing unfinished basement to an apartment. Changing from a 3 family to a 4-family residence Includes exterior patio and steps to grade.

Case: BOA-1854862 Address: 120-120D Old Harbor Street Ward 7 Applicant: 120 Old Harbor Street LLC Articles Article 68, Section 29 Roof Structure Restrictions Proposed building height (40 feet), exceeds the height of the existing building (17 feet Article 68, Section 8.3 Location of Main Entrance Unit entrances face the right-side yard Article 68, Section 8 Side Yard Insufficient Article 68, Section 8 Rear Yard Insufficient Article 68, Section 8 Add'l Lot Area Insufficient Purpose: DEMOLISH EXISTING STRUCTURE AND ERECT NEW 4 STORY, 5 TOWNHOUSE BUILDING W/GARAGES, REAR AND ROOF DECKS AS PER PLANS SUBMITTED.

Case: BOA-1861457 Address: 2173-2189 Washington Street Ward 9 Applicant: Eric Robinson Articles Art. 50, Section 10 Use: Conditional Culinary trade school Art. 50 Sec. 43 Off street parking insufficient No parking spaces provided for the new use Art. 50, Section 43 Off Street Loading Insufficient No loading bays provided Art. 50 Sec. 38 Design Review Property is in a Boulevard Planning District Purpose: Change of occupancy to include culinary trade school. Renovation to a second and third floor of an existing building. No work to be conducted outside of the existing building envelope. Removing school use from the existing building's occupancy. eplan BOA Subject to Small Project Review.

Case: BOA- 1869100 Address: 18R Plain Street Ward 16 Applicant: David J Higgins Articles Article 65, Section 9 Rear Yard Insufficient Applicant will need to seek relief for Rear Yard setback. Article 65, Section 42.13 Two or More Dwellings on Same Lot Applicant will need to seek relief for Two or More Dwellings on the Same lot. Article 65, Section 9 Lot Area Insufficient Applicant will need to seek relief for Lot Area Insufficient. Article 65, Section 9 Lot Width Insufficient Applicant will need to seek relief for Insufficient Lot Width. Article 65, Section 9 Lot Frontage Insufficient Applicant will need to seek relief for Insufficient Lot Frontage. Article 65, Section 9 Bldg Height Excessive (Stories) Applicant will need to seek relief for Excessive Building Height (stories). Article 65, Section 9 Front Yard Insufficient Applicant will need to seek relief for Insufficient Front yard setback Article 65, Section 9 Side Yard Insufficient Applicant will need to seek relief for Insufficient Side yard setback. Purpose: We propose to combine 20 Plain Street (Parcel 1603580002) and 18 Plain Street (Parcel 1603580004) into a single lot, resulting in a total lot size of 13,707 square feet. The new house on this combined lot will be designated as 18R Plain Street, in accordance with the submitted plans. Build a single-family e Filed.

Case: BOA-1869799 Address: 18R Plain Street Ward 16 Applicant: David Higgins Articles Article 65, Section 42.13 Two or More Dwellings on Same Lot Applicant will need to seek relief for Two or More Dwellings on the same lot. Purpose:We propose to combine 20 Plain Street (Parcel 1603580002) and 18 Plain Street (Parcel 1603580004) into a single lot, resulting in a total lot size of 13,707 square feet into a single lot to be known as 18R Plain Street, Dorchester, MA 02122, The proposed project is to construct a new single-family dwelling, per the submitted plans, under ERT1743151, to be addressed as 18R Plain Street.

Case: BOA-1826508 Address: 401A-401 Chelsea Street Ward 1 Applicant: Richard Lynds Article(s) Art. 53 Sec.25 Roof Structure Restrictions Two story addition over existing dwellings main roof Article 53 Section 28 Table L EB Neighborhood Off Street Insufficient off street parking -1 space /unit required Parking Regulations Article 53 Section 29 EB Neighborhood Application of Through lot applicability requirement; Where the public street Dimensional Requirements in rear is 20'/> in width, it shall be treated as a front yard setback requirement - 4' min setback required Article 53 Section 7.2 Dimensional Regulations (NB) Max % of lot coverage allowed exceeded Article 53 Section 7.2 Dimensional Regulations (NB) Maximum allowed footage of blank wall facade has been exceeded Article 53 Section 7.2 Dimensional Regulations (NB) Min. % of permeable lot area of the lot not met Article 53 Section 7.2 Dimensional Regulations (NB) Insufficient side yard setback Article 53 Section 7.2 Dimensional Regulations (NB) Insufficient frontyard setback (Chelsea street side) - 4' min req. if structure contains residential uses Article 53, Section 7.2 EB Neighborhood Business Min. ground floor ceiling height is too low Dimensional Regulations Purpose : Clarification: Change existing occupancy of the 3 story structure presently consisting of a Store & 2 Family dwelling into a 5 story 9 unit dwelling with ground level retail per stamped plans provided. #514/2004

Case: BOA-1857936 Address: 151 Lenox Street Ward 9 Applicant: Tenant Development Corporation Article(s): Art. 50, Section 43 Off Street Loading Insufficient Art. 50, Section 43 Off Street Parking Insufficient Article 32, Section 4. GCOD, Applicability Article 50, Section 29 Add'l Lot Area Insufficient Article 50, Section 29 Floor Area Ratio Excessive Article 50, Section 29 Bldg Height Excessive (Stories) Article 50, Section 29 Bldg Height Excessive (Feet) Article 50, Section 29 Usable Open Space Insufficient Article 50, Section 29 Front Yard Insufficient Article 50, Section 29 Side Yard Insufficient Article 50, Section 29 Rear Yard Insufficient Article 50, Section 41 Screening and Buffering Req None provided. Article 50, Section 44.3Traffic Visibility Across Corner Purpose: Erect a new 7 story Multifamily Dwelling for 38 units on vacant land. Building is approximately 30,715 gross square foot building to contain 38 units of affordable senior housing. The residential program includes 6 studios and 32 one bedrooms. Building features bike storage and some amenity spaces. SPR, CFROD

Case: BOA- 1820617 Address: 722R East Eighth Street Ward 7 Applicant: Scott Simon Article(s): Art 68 Sec 8 Dim reg app in res sub dist Insufficient lot width frontage (i.e. 722R East 8th street) Art 68 Sec 8 Dim reg app in res sub dist Insufficient Lot size (i.e. 722R East 8th street) Art 68 Sec 8 Dim reg app in res sub dist Insufficient additional lot area remaining per unit (i.e. 722 East 8th street) Art. 68 Sec. 33 Off Street parking Req. Insufficient parking (i.e. 722R East 8th street) Article 68, Section 34 Application of Dimensional Req Two or more dwellings on the same lot (i.e. Building behind another building) Purpose: CLARIFICATION: CHANGE OF USE AND OCCUPANCY OF EXISTING DETACHED TWO-STORY CARRIAGEHOUSE to a one family with three car parking below with sprinkler protection in accordance with City of Bostons detached ADU guidelines. (This is one of two structures on the same lot and the owner resides in the three family in the front).*Application assigned to FD 4.25.25 Original scope: Add ADU to owner occupied three family *No struicutral work*

Case: BOA-1836310 Address: 44 Granger Street Ward 15 Applicant: Jen Lam Article (s Art. 09 Sec. 01Extension of Non Conforming Use Article 65, Section 15 Use: Conditional Purpose: Adding outdoor patio to private/public land 

Case: BOA- 1749423 Address: 26 Burt Street Ward 17 Applicant: David Allen Article (s): 65, Section 41Off Street Parking Regulations Insufficient parking Art. 65 Sec. 08 Forbidden8 unit dwelling forbidden in a 1 family subdistrict Art. 65 Sec. 9Residential Dimensional Reg.s Insufficient lot size Article 65, Section 9 Dimensional Regulations Excessive f.a.r Article 65, Section 9 Dimensional Regulations Number of allowed stories has been exceeded Art. 65 Sec. 9 Residential Dimensional Reg.s Insufficient front yard setback Art. 65 Sec. 9Residential Dimensional Reg.s Insufficient side yard setback Article 65, Section 9 Dimensional Regulations Insufficient rear yard setback Article 65, Section 41 Off Street Parking Regulations Design: Space size and clear maneuvering areas Purpose: To build a three level eight unit apartment with eight parking spaces at the rear of the building. Nominal fee *This application has been filed in conjuntion with application # ALT1684492 to combine 26 and 30 Burt street into one 6918sf lot existing struture to be razed on a separately filed and issued demolition permit application. **Application re/assigned to FD by PZ Department Head PW on 6/14/25