Zoning Board of Appeal - 2025-12-16
Meeting Intelligence Preview
Meeting Summary
The Boston Zoning Board of Appeal approved multiple residential and commercial projects on December 16, 2025, including a 78-unit affordable senior housing development at 1198 Center Street, a 92-unit office-to-residential conversion at 85-99 Berkeley Street, and a controversial birthing center at 14 Winthrop Street in Roxbury. The board also approved several smaller residential projects and use changes across Boston neighborhoods.
Key Decisions (30)
Senior Housing at 1198 Center Street
Approved 78-unit 100% affordable senior housing development by Hebrew Senior Life/Kepu Senior Life. 16 units at 30% AMI, 62 units at 50% AMI. Five-story building with 17 parking spaces on underutilized parking lot adjacent to Hebrew Senior Rehabilitation Center campus.
Office-to-Residential Conversion at 85-99 Berkeley Street
Approved conversion of existing office building to mixed-use with 92 residential units (41 studios, 42 one-bedrooms, 9 two-bedrooms) on floors 2-6, maintaining 1st floor office space (Mass tenant) and adding ground-level retail. 18 affordable units included. Part of city's office-to-residential conversion program.
Birthing Center at 14 Winthrop Street
Approved use variance for Neighborhood Birth Center, a 6,800 square foot two-story facility with four birth suites and four exam rooms, 14 parking spaces. Operated by midwives for low-risk births. Project significantly reduced from original 20,000 square foot proposal.
Six-Unit Residential at 106 Selden Street
Approved construction of three-story multifamily building with six homeownership units and six parking spaces by MASVY under Welcome Home Boston Phase 2 program. Four units affordable at 80% AMI, two units at 100% AMI.
Mixed-Use Development at 29-33 Romsey Street
Approved two companion cases for 29 units total: 7 three-bedroom market-rate townhouses at 29 Romsey with garage parking, and 22 rental units (21 two-bedrooms, 1 studio) at 33 Romsey with 11 garage spaces. Over 40% affordability (12 income-restricted units). Replaces vacant buildings including former Rice Ambets Cove.
Renovation at 49 Oakview Terrace
Approved full gut renovation of 1896 single-family home with rear extension and 3rd floor dormers. Owners moving from 37 Oakview Terrace to renovate abandoned property.
Restaurant at 10-18 Barton Street
Approved 2,900 square foot Jamaican dine-in restaurant with liquor bar (Merle Kitchen) at Ground Level of mixed-use building at 4 Corner Plaza. Approximately 77 seats.
Groundwater Conservation at 20 Milford Street
Approved GCOD compliance for groundwater conservation system at rear of property. Holland Companies representing Joseph Holland.
Business Name Change at 445-451 Columbia Road
Approved change of business name for existing establishment.
Gym Use at 2A Ross Moore Road
Approved change of use from bar/tavern to boxing gym (Boston's Boxer Club) with two residential units above.
Liquor Store at 162-172 South Street
Approved A and G Liquor Store in commercial plaza, Jamaica Plain. Previous use was hair salon.
Personal Training Studio at 764-764A Tremont Street
Approved change of occupancy from hair salon to personal training studio. No interior changes required.
Office Expansion at 70 Burbank Street
Approved 188 square foot expansion of basement courtyard space into conference/training space for Fenway Forward (formerly Fenway Community Development Corporation) in existing 35,000 square foot mixed-use building.
Residential Renovation at 35-37 Bradford Street
Approved expansion of single-family residence with ADU addition, roof deck above garage, and setback modifications. Corner lot in South End near Peters Park.
Residential Conversion at 233 Main Street
Approved change of use from retail to residential studio apartment (313 square feet) on ground floor of 9-foot-wide building in Charlestown. Existing apartment upstairs is 308 square feet.
Lodging House Expansion at 851 Beacon Street
Approved expansion of lodging house from 15 to 20 lodgers by converting ground floor beauty salon space to additional room.
Restaurant at 1673-1679 Washington Street
Approved conditional use for ground floor restaurant with takeout in South End. Chef's counter (12 seats), dining (20 seats), bar (7 seats), lounge (10 seats), standing (6), plus attached bakery cafe (28 seats). Total capacity 96.
Nursing Home Expansion at 174 Forest Hills Street
Approved ground floor expansion of Laurel Ridge Rehab (120-bed skilled nursing facility) by infilling existing porte cochere. Adding approximately 1,500 square feet for new rehab space and amenities.
Residential Renovation at 1750-1758 Dorchester Avenue
Approved interior renovation converting four large residential units (two 3-bedrooms, two 4-bedrooms) into eight two-bedroom units. Facade improvements included. Mixed-use building with three commercial units on ground floor.
Proviso Removal at 411 Adams Street
Approved removal of proviso for existing restaurant to obtain permanent certificate of occupancy.
Third Unit Legalization at 3 Rosella Street
Approved legalization of existing third unit in attic floor of two-family building, plus basement extension of first floor unit.
Outdoor Dining at 391 Hanover Street
Approved conditional use for 38 seasonal outdoor dining seats on private property for restaurant that opened in 2020.
Residential Conversion at 94-96 Endicott Street
Approved conversion of closed ice cream shop on first floor to residential unit in North End. Upper floors contain existing two-bedroom, two-bath units.
Six-Unit Building at 704-706 Metropolitan Avenue
Approved new three-story six-unit residential building with parking on vacant 6,600 square foot lot in Hyde Park. All two-bedroom units approximately 1,040-1,050 square feet. Units 3-6 have rear balconies and front decks.
Lot Subdivision at 120-122 Wood Avenue
Approved subdivision of 7,133 square foot corner lot to create new 3,181 square foot lot at 120 Wood Avenue for new two-family building. Unit 1: 1,200 square feet (2 bed/2 bath), Unit 2: 1,329 square feet (2 bed/2 bath).
ADU Addition at 26 Wyndham Street
Approved two-story ADU addition to existing one-family home in Allston. Addition includes bedroom, office, bath, and kitchen on first floor; three bedrooms, office, and second bath on second floor.
Residential at 288 Bridgeman Road
Deferred due to updated plans not yet reviewed by plans examiner. Front motor alignment parking and rear setback relief requested.
Development at 154 Terrace Street
Deferred at request of Boston Planning Department pending vote on notice of project change.
Project at 33 Princeton Street
Deferred due to architect's scheduling conflict with court appearance.
Renovation at 183 Saint Mottal Street
Deferred to allow proponent to schedule advisory hearing with Boston Landmarks Commission.
Zoning Changes (10)
106 Selden Street, Dorchester
MASVY
14 Winthrop Street, Roxbury
Neighborhood Birth Center
233 Main Street, Charlestown
Elena and James Melconian
851 Beacon Street
Jan Skepta
162-172 South Street, Jamaica Plain
Alexander G. Michelle and Bara St. Julian
764-764A Tremont Street
Not specified
94-96 Endicott Street, North End
Not specified
704-706 Metropolitan Avenue, Hyde Park
Andrew Shetna
120-122 Wood Avenue, Hyde Park
Torres family
26 Wyndham Street, Allston
Francis Huang
Development Activity (14)
Hebrew Senior Life Senior Housing
78 units, 100% affordable senior housing. Five stories. 16 units at 30% AMI, 62 units at 50% AMI. 17 parking spaces. Age and income restricted.
Berkeley Street Office Conversion
92 residential units (41 studios, 42 one-bedrooms, 9 two-bedrooms) on floors 2-6. 18 affordable units. Ground floor retail. First floor office retained (Mass tenant). 45 bike parking spaces below grade.
Neighborhood Birth Center
6,800 square foot two-story birthing center with four birth suites, four exam rooms, 14 parking spaces. Midwife-staffed facility for low-risk births.
Welcome Home Boston Phase 2
Three-story multifamily with six homeownership units and six parking spaces. Four units at 80% AMI, two units at 100% AMI.
Romsey Street Development
Two buildings: 7 three-bedroom townhouses with garage parking at 29 Romsey; 22 rental units (21 two-bedrooms, 1 studio) with 11 garage spaces at 33 Romsey. 12 income-restricted units (40%+ affordability).
Oakview Terrace Renovation
Full gut renovation of 1896 single-family home with rear extension and 3rd floor dormers.
Merle Kitchen Restaurant
2,900 square foot Jamaican restaurant with liquor bar, 77 seats at 4 Corner Plaza.
South End Restaurant
Restaurant with chef's counter (12 seats), dining (20 seats), bar (7 seats), lounge (10 seats), standing (6), plus bakery cafe (28 seats). Total capacity 96.
Laurel Ridge Rehab Expansion
1,500 square foot expansion of 120-bed skilled nursing facility by infilling porte cochere for new rehab space and amenities.
Dorchester Avenue Renovation
Interior renovation converting four units to eight two-bedroom units in mixed-use building with facade improvements.
Metropolitan Avenue Residential
New three-story six-unit building with parking on 6,600 square foot vacant lot. All two-bedroom units approximately 1,040-1,050 square feet.
Wood Avenue Subdivision
Lot subdivision creating new 3,181 square foot lot for two-family building. Unit 1: 1,200 sf (2/2), Unit 2: 1,329 sf (2/2).
Wyndham Street ADU
Two-story ADU addition to existing single-family home with bedroom, office, baths, and kitchen.
Murphy's Funeral Home Site
22 units mentioned as upcoming project near Romsey Street development.
Market Signals (8)
Housing Demand
City's office-to-residential conversion program is generating projects, with 85-99 Berkeley Street converting office space to 92 residential units including 18 affordable.
Housing Demand
Multiple projects emphasizing affordability requirements, with 40%+ affordable units at Romsey Street and 100% affordable senior housing at Center Street indicating strong policy push for income-restricted housing.
Housing Demand
ADU additions and unit conversions being approved across neighborhoods (Wyndham Street, Rosella Street, Dorchester Avenue) reflecting demand for smaller, more affordable housing options.
Commercial Demand
Ground floor retail and restaurant uses being approved in South End and Dorchester, with new Jamaican restaurant at 4 Corner Plaza and chef's counter restaurant on Washington Street.
Infrastructure
DCR investing in intersection improvements at Center Street and Walter Street in Roslindale, including signalized crosswalks, benefiting adjacent senior housing development.
Sentiment
Birthing center at 14 Winthrop Street generated significant community opposition over commercial use in residential zone, but received 215 letters of support and backing from multiple elected officials including Congresswoman Pressley.
Sentiment
Hyde Park Neighborhood Association unanimously opposed six-unit development at Metropolitan Avenue citing density concerns, but board approved with planning department support.
Housing Demand
Charlestown planning department opposed residential conversion at 233 Main Street citing Plan Charlestown 2023 concerns about loss of commercial space, but board approved due to lack of successful commercial tenants over 30 years.