If there is a case study for why housing development is delayed – and stalled in Jamaica Plain – it’s 3326 Washington St., first proposed in February 2019, with no end in sight.

This was apparent at the Boston Planning Department-hosted “Informational update meeting” on May 18.

As reported in The Bulletin, Marc Kaplan bought the planned and fully permitted five-story, 43-unit apartment building in August 2024 for $ 2.1 million; as he told The Bulletin at the time, he wanted to invest in multi-family housing.

Kaplan also inherited the affordable agreement signed in 2022 which was generous; ten units, four at 30 percent area median income (AMI), three at 50 percent AMI and three at 70 percent, all self-financed.

But Kaplan could not get the financing. On Oct. 27, 2025, he submitted a notice of project change of the affordable agreement to Planning: three units would be Section 8 vouchers, three units would be bought out in the city’s “cash in lieu of” program, and the remainder at 70 percent AMI.

Kaplan and his attorney Jeff Drago carefully explained the reasons to the Jamaica Plain Housing Committee (JPHC) on Dec. 16, 2025.

This caused great public outrage, and for reasons unclear, hit a nerve in the Mayor’s Office of Housing (MOH) to the point where it abruptly (within minutes) pulled the change notice off the Boston Planning and Development Agency Board (BPDA) agenda on Jan. 13.

Chief of Housing Sheila Dillon came before the Feb. 17 JPHC to explain why Kaplan needed to revise the agreement, and District 6 City Councilor Ben Weber filed an order for a four-hour April 2 council hearing to also find out why.

In between there were reports of MOH meetings with Kaplan, Kaplan meeting with MOH, and JP housing advocates and Kaplan meeting.

Kaplan came back at the informational meeting with a substantially revised agreement: an increase in the number of apartments from 43 to 46 and three more two-bedroom units.

The compromise agreement is now nine on-site affordable units: Two at 30 percent AMI, two at 50 percent AMI, two at 70 percent AMI, and three project-based Section 8 vouchers.

If Kaplan reached this compromise with the consent of JP housing advocates during these winter-spring meetings, it didn’t work.

Twenty-five people signed on to the virtual meeting and only four spoke in favor.

“I’ve met with affordable advocates a couple months ago,” Kaplan said.

Shiela Dillon and MOH Housing Policy Manager Andy Feldman were both on the call as well as State Rep. Samantha Montano.

Kaplan in his customary mild manner was as honest as he was in December.

“I purchased this in 2024, but I couldn’t make the numbers work with the high interest rate and the construction cost up 40-to-50 percent,” he said.

“I’ve tried to save $1million with design changes [balconies removed, fifth floor pushed back] but it was not enough. I had to look at the affordable agreement.”

“Talking with Sheila and the community, this is a very fair compromise proposal. Able to come up with 30 percent AMI and Section 8 for very low-income people,” Kaplan said.

“I’m very pleased I was able to do this,” Kaplan said.

David Brewster did not seem very pleased.

A resident of Gartland St since last July, Brewster was apparently feeling energized by his recent election to the Jamaica Plain Neighborhood Council (JPNC) – with 65 votes.

Admitting he was not a developer, Brewster questioned the high interest rate (”outdated”) and the net operating income (“outdated calculations”).

Brewster questioned Kaplan’s debt service and criticized him for not having “actual numbers” and for “not going to any financial institutions.”

“Can you secure funding in three months?” Brewster asked. “Prove you’re really trying.”

JPNC member Purple Reign was also feeling her oats as the highest vote-getter (168 ) at the recent election.

Reign said she thought Kaplan was trying.

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“You’re going in he right direction. I applaud you for trying,” she said. “I just pray you hear us. I’m glad you came tonight.”

Kaplan was feeling the rare kumbaya.

“Thank you Purple,” he said. “I hope I get to meet you one day.”

Chris Vaugn, Eric Herot and Rani Schloss spoke in favor.

“Stop holding up the process,” Schloss said. “Banks won’t support the project. This is not going to get built with more delay.”

Lisa Thompson of Forest Hills Street said she had no problem with delay.

“You’re not making enough progress,”she said. “I’m not satisfied with the compromise. You signed a legal agreement.”

“You’re going for profit. It’s your responsibility.”

“It’s not for profit.” Drago said. “The issue is funding. It’s harder to get funding.”

Thompson’s two minutes was typical of much of the rhetoric on the call: Helen Matthews repeated her thrice-told tale about gentrification and the effects on BIPOC people; Maria Christina Blanco told again of how her married daughter has to stay with her at their Cornwall St co-op because housing is so expensive.

Reva Levin of Forest Hills Street may have inadvertently added some comic relief. The last time Levin was seen, she was being escorted out of the March 17, 2017 BPDA meeting, that voted on Plan JP Rox, for disruption.

Nine years later Levin was moved to join the call on 3326 Washington St. but she was unhappy the balconies had been removed.

“It looks like a hospital,” she said.

Kaplan wrapped up the meeting.

“I appreciate your willing to stand by me to get financing,” he said. “I’m happy to meet again.”

“I don’t think there’s a way to go for more affordability. I would do more but it’s not possible. [Other] developers go with 70 percent. I’ve done more with this than that,” Kaplan said.

For a project that’s gone on for seven years, Planning and MOH seem willing to add more time.

Planning Dept Project Manager Camille Platt DeCosta – who like Kaplan also inherited 3326 Washington St. – closed out the meeting by promising “another public meeting in three to four weeks.”

“The developer will file a Small Project Change and there will be a thirty-day comment period, and then an Article 80 public meeting,” DeCosta said.

The 17-page Small Project Change was submitted to the Planning Dept. on May 20. The comment period ends June 19.