Zoning Board of Appeal, December 16, 2025
Approved: Conversion of ice cream shop to residential unit at 94-96 Endicott Street, 5-1
What happened
On December 16, 2025, Boston approved Conversion of ice cream shop to residential unit at 94-96 Endicott Street (5-1).
The Boston Zoning Board of Appeal heard a long December 16, 2025 docket and approved most items unanimously, including a use variance for a 6-unit affordable homeownership building at 106 Selden Street (case BOA1790998) and a contested use variance for the Neighborhood Birth Cent…
- Jurisdiction
- Boston, MA
- Date
- December 16, 2025
- Decisions
- 30 zoning decisions
- Outcome
- Approved, 5-1
Projects in this meeting (12)
Each is its own project; some span multiple hearingsOutdoor dining expansion
Approved106 Selden Street
ApprovedConversion of retail to studio apartment
Approved3 Rosella Street
Approved288 Bridgeman Road
Awaiting final voteGround-floor restaurant
ApprovedLot subdivision and new two-family
Approved 5-1Single-family expansion with ADU and roof deck
ApprovedAffordable senior housing with
ApprovedNeighborhood Birth Center
ApprovedOffice-to-residential conversion
ApprovedNew six-unit residential building
ApprovedFree sample: decision 1 of 30
Deferral of variance request at 288 Bridgeman Road
Applicant Felix Sanchez sought relief for front parking alignment and rear setbacks for a proposed project; updated plans submitted the prior day had not yet been reviewed by the plans examiner, so the board deferred the case to February 24.
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Key Decisions (30)
Deferral of variance request at 288 Bridgeman Road
Deferral at 154 Terrace Street
Groundwater Conservation Overlay District relief at 20 Milford Street
Deferral at 33 Princeton Street
Residential renovation at 49 Oakview Terrace
Use variance for 6-unit residential building at 106 Selden Street
Change of use for restaurant at 445-451 Columbia Road
New dine-in restaurant at 10-18 Barton Street
Companion Article 80 residential development at 29-33 Romsey Street
Use variance for Neighborhood Birth Center at 14 Winthrop Street
Change of occupancy to gym at 2A Ross Moore Road
Change of occupancy to liquor store at 162-172 South Street
Change of occupancy to personal training studio at 764 Tremont Street
Office expansion and open space reduction at 70 Burbank Street
Single-family expansion with ADU and roof deck at 35-37 Bradford Street
Conversion of retail to studio apartment at 233 Main Street
Lodging house expansion at 851 Beacon Street
Affordable senior housing with conditional use and dimensional relief at 1198 Center Street
Residential reconfiguration at 1750-1758 Dorchester Avenue
Removal of proviso for restaurant at 411 Adams Street
Use variance to legalize third unit at 3 Rosella Street
Nursing facility expansion at 174 Forest Hills Street
Ground-floor restaurant at 1673-1679 Washington Street
Office-to-residential conversion at 85-99 Berkeley Street
Deferral at 183 St. Mottal Street
Outdoor dining expansion at 391 Hanover Street
Conversion of ice cream shop to residential unit at 94-96 Endicott Street
New six-unit residential building at 704-706 Metropolitan Avenue
Lot subdivision and new two-family at 120-122 Wood Avenue
Two-story ADU addition at 26 Wyndham Street
Full write-ups and conditions for all 30 decisions in Pro.
Development Activity (15)
49 Oakview Terrace single-family renovation
Residential
106 Selden Street affordable multifamily
Residential
Merle Kitchen restaurant at 4 Corners Plaza
Commercial
29-33 Romsey Street residential development
Residential
Neighborhood Birth Center at 14 Winthrop Street
Commercial
10 additional development records with full detail in Pro.
Market Signals (5)
Housing Demand
Boston's office-to-residential conversion program is producing real projects, with a…
Housing Demand
Affordable and homeownership housing dominated the docket, including a 78-unit…
Sentiment
Neighborhood associations and abutters are actively opposing higher-density infill in…
2 additional market signals with full detail in Pro.
Who spoke
84 distinct speakers; 32 identified names.
All speaker roles: 7 Staff, 6 Board Member, 1 Chair, 2 Clerk, 35 Public, 9 Attorney, 9 Applicant, 14 Applicant Rep, 1 Witness.
Identified name roles: 3 Board Member, 1 Clerk, 6 Staff, 6 Attorney, 8 Applicant Rep, 7 Applicant, 1 Witness.
Speaker sample: Joe Federico, Applicant.
31 more identified names in Pro: 3 Board Member, 1 Clerk, 6 Staff, 6 Attorney, 8 Applicant Rep, 6 Applicant, 1 Witness.
Full speaker roster in Pro
Meeting audio
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Zoning terms (18)
205 recorded timestamps
- zoning (36 timestamps)
- motion to approve (10 timestamps)
- setback (15 timestamps)
- deferred (2 timestamps)
- overlay district (3 timestamps)
- approved (10 timestamps)
Decision moments (29)
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30 recorded decisions, 9 conditions across 8 decisions. Available full write-ups are included with Pro for Boston.
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