Special to the Gazette
The Jamaica Plain Neighborhood Council (JPNC) voted on five zoning matters at its monthly meeting this past Tuesday. On hand for the session were chair Renee Stacey Welch and fellow members Michael Reiskind, Bernie Doherty, Sarah Freeman, Caliga, Peter DeCotis, Purple Reign, Lorenzo Bartoloni, Nick Chaves, Willie Mitchell, Esther Beillard, Danielle Somer-Kieta, Gert Thorn, and David Baron.
The members heard from Zoning Committee Chair Dave Baron, who presented the report of his committee’s actions at its two meetings on April 2 and April 16 regarding five matters. (Ed. Note: See accompanying stories for the full details of those two meetings.)
Separate votes were not taken on the first four of the five items. Rather, the full JPNC unanimously ratified the decisions of the Zoning Committee on those four as a package. However, the JPNC took a separate vote on the fifth application that was presented by Baron.
The first item pertained to a request by the homeowners of 19 Cheshire St. to extend their living space into the attic of their duplex condo. A variance was needed because the new living area would cause their residence to exceed the Floor Area Ratio (FAR) that is permitted under the city’s zoning ordinance.
The Zoning Committee unanimously had voted to recommend granting the variance and the full JPNC did so as well. The owners now must take the local board’s favorable recommendation to the City of Boston Zoning Board of Appeals (ZBA) in order to obtain their variance.
The next matter was a request from the homeowners of 19 Greenley Place who wish to demolish an existing deck and construct a new enclosed deck with a roof
and screens, as well as a new carport with a rubber roof deck, and replace a window on the second floor with a door.
A variance is required because the new deck and carport will be within 7.5 feet of a neighboring property, which is less than the 10 feet of setback required under the zoning ordinance. The Zoning Committee had unanimously approved this application and the full JPNC did so as well.
The third zoning matter pertained to the project at 90 Allandale St., where the owner is seeking to demolish an existing single-family residence and construct four, 2.5 story townhome duplexes (for a total of eight units) on the 97,000 sq. ft. property.
Almost half of the land area (40,000 sq. ft.) on the property would be turned over to the supervision of the Boston Wilds Program. This area would be left as open space on the portion of the property where there is an intermittent stream.
The developer is seeking 18 variances, most of which are technical in nature (front yard setback not in conformity with modal building setback; main doors not facing front lot line; rear yard insufficient; side yard insufficient).
However, the property lies within an area zoned for single-family residences and therefore the two-family duplexes are a forbidden use. In addition, the project runs afoul of the ordinance that forbids two or more dwellings on the same lot. The developer had noted at the Zoning Committee meeting that they could subdivide the 97,000 sq. ft. lot to construct five, single-family homes.
The Zoning Committee voted 4-3 to deny the application, with the opponents citing the single-family restriction per the zoning ordinance. The full JPNC also voted to reject the proposal. Despite the rejection, the developer can go before the Boston ZBA to obtain the requested variances.
The next matter involved the long-planned major development at 3390-3390R Washington Street, the location of BMS Paper and Market. The owner of the property (who is the proprietor of BMS Paper and Market) is seeking to construct two large apartment buildings behind his existing structure at 3390 Washington St. (which itself would be expanded to include a bakery and to add a second floor for a restaurant).
The front apartment building would consist of 39 apartment units and the rear building would consist of 43 units for a total of 82 rental units (of which 17% would be set aside as affordable per the city’s inclusion law) with 87 parking spaces.
A number of variances are needed, including forbidden use (multi-family dwelling); conditional use (restaurant); excessive building height; excessive FAR; rear yard insufficient; and two or more dwellings on the same lot.
Baron noted that neighbors and community groups such as the Stonybrook Neighborhood Assoc. spoke in favor of the project. The Zoning Committee unanimously voted in favor of the application and the full JPNC did so as well.
The fifth matter involved the controversial use of the property at 81 South Huntington Ave., which presently is being operated by Victory Inc. as a temporary homeless shelter. Victory is seeking to convert the 41-unit building from a temporary homeless facility into a permanent supportive housing facility for which it needs a conditional use permit for its proposed change of use.
After hearing objections from many of the neighbors (see accompanying story) the Zoning Committee voted 7-5 in favor of the project. After Welch made a motion for a seperate vote on this matter, the full JPNC voted 9-3-1 to affirm the Zoning Committee’s favorable recommendation. Victory now must go before the ZBA to obtain its conditional use permit.