Proposed views from High Street, and Green Street / Memorial Hall
46 High Street
In 2022 a developer proposed a renovation project for the historic 1850 building at 46 High Street and proposed to convert the 5 unit building into 3 condos, and add a new 3 unit building to the back of the lot, next to Memorial Hall at 14 Green Street. The Charlestown Preservation Society (CPS), Charlestown Neighborhood Council (CNC), Memorial Hall and the abutters at #44’s and 52 High Street all supported the restoration and contextually appropriate new build project. However, the Boston Planning and Development Agency (BPDA) and ultimately the Zoning Board of Appeals (ZBA) denied the project and the project fell through.
Earlier this year, the 46 High Street property was purchased by a Somerville based developer who has proposed a 9-unit project that demolishes all of the historic interior, original windows and rear roofline of the building, adds on a 52’ tall addition to the rear that overlooks Memorial Hall’s Veterans Memorial and towers over the 44 High Street building by 1 story. The project requires zoning relief from the 6 violations that prevent the project from moving forward. That process required for zoning relief includes a community process where abutters meetings are facilitated by the Mayor’s Office of Neighborhood Services (ONS), and design review with the Charlestown Preservation Society’s Design Review Committee and the Charlestown Neighborhood Council’s Development Committee. The intent for these meetings is for the developer to gain community support for the project, and that support or opposition helps the ZBA determine whether relief should be granted.
Both CPS and CNC committees met with the developer and their architects three times. While many welcomed changes were made to the aesthetics of the project, none of the violations were resolved and the developer chose to move forward with a ZBA hearing in August. The August hearing was deferred due to opposition from the abutters, CPS, CNC and the BPDA. Prior to the deferred October hearing, one unit of housing was eliminated shifting bedrooms to other units to increase the size of other units so that a portion of the back addition could be lowered, and front and side setbacks were increased. These changes did not resolve any of the violations, but it did gain the support of the BPDA. The CNC, CPS and the abutters continued to oppose the project and the October hearing was deferred to December, and the December hearing has now been deferred to January.
The Charlestown Preservation Society is in opposition of the project currently proposed at 46 High Street in Charlestown for the following reasons:
- Violation: “Usable Open Space Insufficient”. Current “usable open space” is 7515 square feet and contains mature trees and vegetation. No hardship exists to support zoning relief for this violation.
- Violation: “Roof Structure Restrictions, Height Excessive (stories), Height Excessive (ft)”. Prior to the August ZBA hearing, the BPDA recommended “DENIAL WITHOUT PREJUDICE” and because of that, the project was deferred until October and then again to December. Changes to the project did not resolve any of the substantial violations, and reasons stated for the denial recommendation in August such as “due to the excessive height of the proposed building and nonconformity with the surrounding context. The Proponent should consider a project in better alignment with the Urban Design Guidelines from PLAN: Charlestown, including covered parking, increasing permeability and open space, and better aligning the proposed addition with the neighboring property.” However, the BPDA’s recommendation was changed to “APPROVAL WITH PROVISO(S)” after the project was reduced by 1 unit, a small portion of the rear addition was reduced in height and one parking spot was removed increasing the permeability of the site. The massing of the project remains out of context with direct abutters and should not be granted zoning relief. A previous project (11/2022) on this same site was recommended for denial by the BPDA and ultimately denied by the ZBA because it crowded Memorial Hall, 14 Green Street, a neighboring 1792 wood, non-residential structure. Another project in the vicinity (10 Thompson Square) was recommended for denial when it was taller than an abutting building by 1/2 story. Recommendations from the BPDA should be consistent amongst similar projects. We ask that you revert to the BPDA’s August recommendation for denial because none of the violations were resolved.
- “Nonconforming Use Change, Use: Forbidden (MFR)”. With so much land available on this site, there is so much potential for a good project, the direct abutter (#44 High Street) was able to produce 10 units of housing from an identical historic building, on a similar sized lot – all within the massing, height and contextual limits of the neighborhood.
The BPDA updated and codified Charlestown’s planning and updated the Urban Design Guidelines through PLAN: Charlestown, a neighborhood-wide comprehensive community process just 1 year ago. They chose to retain conservative zoning in this historic area of the neighborhood, and we ask that the BPDA review projects consistently between neighborhood projects, and with respect to the neighborhood’s zoning that has allowed many, many housing projects “as-of-right”, and that the ZBA uphold our zoning and deny the zoning relief at this time.
We welcome a project on this site that is modern but contextually appropriate with the neighborhood, that does not compromise the quality of life of its neighbors, and retains most – if not all – of the historic building’s original material.
If you’d like to learn more about this project, or are interested in a free no-obligation advisory review with our Design Review Committee, email us at info@charlestownpreservation.org
To send your comments about the project, email Sean Breen Charlestown’s Liaison to the Mayor’s Office: sean.breen@boston.gov and copy jason.ruggiero@Boston.gov.
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