By Michael Coughlin Jr.
During its monthly meeting last week, the Harbor View Neighborhood Association (HVNA) listened to presentations regarding two new projects in the area: one on Homer Street and the other on Addison Street.
The first proposed project up for discussion was at 66 Homer Street and was presented by Attorney Richard Lynds.
As part of the proposal, the existing one-family home on the site would be demolished, and a three-story, five-unit building with five parking spaces would be built in its place.
Additionally, Lynds explained that there would be a mix of four three-bedroom units along with one two-bedroom unit and that they are intended for homeownership.
Later in his presentation, Lynds went through the zoning information for the property. Under the current zoning, the lot is in the 2F-2,000 subdistrict, whereas under new zoning developed through PLAN: East Boston, the lot is in the East Boston Residential (EBR)-3 subdistrict.
“At this time, we’re sort of in a gray area because the Boston Zoning Commission has to finalize that zoning. Until that happens, we operate under the old zoning until the new zoning is actually fully adopted,” said Lynds.
“So when we do the analysis, we sort of have to look at the old as well as the new zoning to determine which one may apply ultimately,” he added.
Lynds also explained that the lot could be subdivided under the current zoning, and two two-family homes could be built. Further, he explained that the lots could be subdivided under new zoning, and two three-family dwellings could be built without parking.
“We’re proposing five units, which is somewhere in between the old zoning and the new zoning, and we are providing parking,” said Lynds.
“We feel that this offers somewhat of a compromise between what the old zoning would allow and what the new zoning would allow as well,” he said.
As the meeting progressed, Lynds went through the projected zoning relief for the project, floor plans, and more before the floor was opened to questions and comments.
One attendee had a few questions regarding the zoning gray area Lynds had referenced, considering the proposal would require variances under current and new zoning, and had commented, “It just feels a little bit like cherry picking. With current zoning, we’re going to do this; with PLAN: East Boston, we’re going to do this.”
However, Lynds had made the assumption that those in attendance were in favor of projects with fewer units and the inclusion of off-street parking.
“Even though it doesn’t fully comply with PLAN: East Boston, it actually may be a better plan for the neighborhood,” said Lynds.
Another attendee, who thought the proposal was good overall, was concerned about the height variance that would be necessary under the new zoning.
“The moment that there is a non-compliant height in the neighborhood, every single developer is going to propose a variance on height,” said the attendee.
It should be noted that Lynds responded to this attendee and thought that they could get the height in compliance.
Other topics discussed during the question and answer portion of the presentation involved trees, roof decks, and more.
The next proposal reviewed by those in attendance was at 117 Addison Street and was also presented by Lynds.
As part of the proposal, a two-unit building would be demolished, and a four-story, six-unit building with four parking spaces would be built on the property.
According to Lynds, the unit mix includes three three-bedrooms and three two-bedrooms intended for homeownership.
Lynds again reviewed the property’s zoning information. Under current zoning, the lot is in the McClellan Highway Economic Development Area (EDA) subdistrict. Under the new zoning, the lot is in the EBR-4 subdistrict.
He then reviewed the projected zoning relief for the proposal and said, “The variances sort of disappear between the EDA as well as the EBR-4.”
Shortly after, Lynds went through floor plans, renderings, and more and then began taking questions from those in attendance.
For example, there was a question and a short discussion regarding the parking regulations under the new zoning. An attendee pointed out that under the new zoning, buildings with more than three units should have a 1:1 parking ratio.
However, Lynds offered a different interpretation. “Our position, as we’ve done with the old zoning code, is that once you hit four units, everything below that doesn’t require parking spots.”
While the attendee argued that the interpretation was incorrect, Lynds said, “We view it a little differently from a practitioner standpoint,” and expanded on his interpretation.
Before the meeting ended, other topics discussed included the rear setback, the height, and more.
Since these were the first presentations for each project, no votes were held. The next HVNA meeting is scheduled for April 1.