If the Jan. 6 Impact Advisory Group (IAG) meeting about Joe Vozzella’s plans to build a seven-story, 165-unit apartment house on his monuments shop property at 3841 Washington St. is any indication, he should have smooth sailing.

Attended by four IAG members, there was nothing but warm praise for the proposed building designed by RODE architects.

Lucia Pena Banda was the Boston Planning Department host and she opened it up with some new features for the virtual meeting, sort of like the previews before the movie.

First on the screenshare: “What is Article 80?” This Article sets rules for proposed buildings over 20,000 square feet or more than 15 stories. It also opens the “negotiation process” for community benefits.

Next up, “What are the different types of projects?” First. 20,000 to 50,000 square feet is a small project and includes one community meeting. Second, 50,000 square feet or more covers a large project which includes “public meeting(s) and an impact advisory committee.”

Finally, the meeting covered: “What’s happening in your neighborhood?” Events included a Floral Design Event for seniors held on Jan 8, a Winter Bike Ride held on Jan. 10, and a reminder that the deadline for Sunflower Beautification Grant Applications is Jan 14.

Then Banda added the notice asking for feedback “testing out new ways for public process.”

The Bulletin reported the design of the building on Oct. 18 and as the project architect Zach Kichin explained, nothing has changed. The project notification form was filed on Dec. 10, 2025.

Kichin described a U-shaped building with the taller wing facing Forest Hills.

He emphasized the use of a variety of setbacks especially on floors five, six and seven; the seventh floor will have a: “generous setback” and a wide corner roof deck.

“We’ve oriented the building to maximize sunlight,” Kichin said, “with the series of setbacks.”

Despite the building’s close proximity to the MBTA Commuter Rail Line, the architects are taking advantage of the Arnold Arboretum across the tracks; each apartment on the rear will have its own balcony – 39 in all – an unusual amenity for a Jamaica Plain building.

Alone among the new buildings on this stretch of Washington Street outside of Forest Hills, such as number 3815 built in 2012, 3841 emphasizes the streetscape.

As Kichin explained, the Washington Street side will have a 16-foot-wide sidewalk with street trees and lighting. This will face a courtyard with the one-story ground-floor pavilion for the 5,200 square feet of retail space between the two apartment wings.

MDLA is the landscape architect. The firm designed the courtyard with a raised oval planting bed featuring ornamental trees and a wide, shaded green buffer around the side and rear walls to soften the surface parking lot. There will be a garage with 33 spaces.

“This is an active main street,” Kichin said. “It’s not in the [BPDA] Streets + Squares plan. The zoning is Jamaica Plain light industrial.” Among the zoning variances required, 35 feet is allowed, this building is 80 feet.

Kichin explained the site context: it abuts a BWSC Stony Brook culvert which parallels a concrete retaining wall along the two-track commuter rail right of way. The property adjoins the south Monument Alley owned by the MBTA as access to the railroad.

Eric Robinson of RODE said that the property is 165 feet from the property line of the Arnold Arboretum. “We’ve checked for views from the [Blackwell] footpath,” Robinson said. “We’re still studying to see how visual the building is from the footpath. We’ll walk the path with Ned [Friedman, Arboretum director] in January.”

When Banda opened the virtual floor for comments, resident Steve Gag came on enthusiastically.

“I’m very pleased with what I see. I like the massing, the way it fits into the neighborhood,” he said. “I live on South Street. It’s a great amenity to the neighborhood. More housing. More greenspace. My only question is how accessible to the public is the open space? On Washington Street?”

“Absolutely open. It’s part of the public realm,” Kichin said. “We want to be a good civic neighbor. It’s a good addition to the stores.”

Resident Ben Bruno agreed with Gag. “I’m so glad you’re doing this, Mr Vozzella,” he said, “It’s looking really good.”

Michael White asked if the T bus stop now in front of the monument shop could be moved closer to the crosswalk further down the street. White also asked if Vozzella could make a “monetary contribution” for the Arboretum walkway extension from the new Arboretum Road archway to Flora Way.

The developer’s attorney George Morancy said, “we will take into consideration” the walkway contribution.

Morancy added that he has been in touch with Raul Diverge, the deputy director of real estate for the MBTA, about the bus stop as well as the rear retaining wall and Monument Alley.

Banda closed out the meeting saying a full Article 80 public meeting would be held on Tuesday, Jan. 13 with the comment period ending on Monday, Jan. 19.

This row of Washington Street just south of Forest Hills Square is finally getting recognized 14 years after the pioneer building (3815 Washington) opened for Harvest grocers (now the Croft School) in 2012.

Arboretum Road was repaved with curbs, trees and lights in 2024, and in April 2025 the Arboretum gateway arch entrance was opened with a walkway to the Blackwell footpath and the South Street gate. A second walkway to Flora Way is planned as was mentioned in the public testimony.

The 1.14-acre Todesca Equipment lot at the rear of Vozzela’s property and fronting Arboretum Road is up for sale.

The property is in two lots separated by the Stony Brook culvert on a paper street called Lanesville Terrace behind Gourmet Caterers.

The property – largely empty with piles of rubble against the railroad bank – was put up for an onsite auction Dec. 10, 2025 by JJ Manning Auctioneers.

According to Jerry Manning in a phone call with The Bulletin on Jan. 7, “The $4 million minimum wasn’t met, but we’re talking with two interested parties. It’s still available. It’s an up-and-coming neighborhood.”