Commission denies variance for new building at Morningstar, approves one‑bed increase with health‑inspection condition

Neighbors and historic‑preservation advocates turned out in force Oct. 10 to oppose proposed construction within the rear open space of Morningstar, a long‑standing residential care facility on Shotwell Street. The Planning Department recommended approving an increase from 29 to 30 licensed beds but asked the commission to eliminate the proposed new single‑family caretaker dwelling because it would reduce the facility’s primary outdoor open space and be incompatible with the surrounding historic pattern.

Owner Flor Mateo and project architects described design revisions and said an on‑site caretaker residence would improve on‑site management and resident care. Neighbors and a coalition of surrounding residents urged the commission to preserve the open yard used by the facility’s residents and to deny the new construction. They raised sanitation and management concerns and argued the block’s historical pattern — much of which dates to the 19th century — would be harmed by infilling the open space.

The zoning administrator recommended denying the variance request for the new building and the commission concurred. Commissioners split on the separate question of adding a single licensed bed: the commission approved the one‑bed increase but amended the approval to require that staff coordinate with the Department of Public Health (and other applicable state/local authorities) to perform an inspection and confirm the proposed subdivision and room layouts meet regulatory and care standards prior to implementation. The motion passed 5‑1 with Commissioner Hillis opposed on the bed increase; the variance request for the caretaker dwelling was denied.