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Board asks for redesign of upper flats and storage plan, continues 403–405 Broadway case
Summary
The Planning Board continued consideration of a proposal at 403–405 Broadway after raising concerns about apartment sizes, noise control for an expanded function space and insufficient storage plans.
Attorney James Cipolletta and architect David Choi presented Case 2025‑19, an application for 403–405 Broadway to split an overly large third‑floor apartment into two smaller units and to extend second‑floor function space above the kitchen.
The applicants emphasized that the changes would be within the existing footprint and that required building code measures (sprinklers, insulated floor assemblies with an STC rating of 55 or greater for sound attenuation, and fire separation) would be provided. Board members questioned bedroom sizes (one third‑floor bedroom footprint was described as 87 sq ft), the practicality of adding a function space without additional back‑of‑house storage and refrigeration, occupant load and egress, and whether the central demising wall was structural.
Members directed the applicant to redraw the third floor to produce a more balanced layout (suggestions included two two‑bedroom units rather than a 2/3 split), to add a dedicated storage area for the function use and to provide clearer, legible plans for board review. The board continued the case to the next meeting so the applicant can return with updated drawings.
No vote on the merits was taken; the case was continued.
