Brutalist 133 Federal St. Apartment Conversion Goes to Landmarks Commission Oct. 27

The plan to turn 133 Federal Street, the Brutalist former Blue Cross-Blue Shield Building in Boston’s Financial District, into about 155 apartments goes before the Boston Landmarks Commission on Tuesday, Oct. 27. The commission’s design review hearing starts at 4 p.m. and is being held only online, on Zoom.

What the Landmarks Commission will review

According to the commission’s posted agenda, the applicant is Mai Luo of 133 Federal LLC. The proposed work is the “rehabilitation of the existing Brutalist style property for residential use on upper floors, with continued first-floor retail uses.”

The exterior changes listed on the agenda are:

• new secondary glazing panels at the existing windows,
• new window openings at the thirteenth-floor level, and
• new rooftop mechanical equipment.

Because the building is a designated Boston Landmark, changes to its exterior need the commission’s approval. The agenda says the public can join the hearing at zoomgov.com/j/1656109496 or by calling 1 (646) 828-7666 and entering meeting ID 165 610 9496. Written comments can be sent to blc@boston.gov. The commission’s business meeting, where votes on the day’s design reviews are recapped, follows at 6 p.m.

The 155-unit plan for 133 Federal Street

The Boston Planning Department’s project page describes the proposal as the conversion of an existing office building to about 155 apartments under the city’s Downtown Office to Residential Conversion Program. The listing gives a gross floor area of 93,023 square feet on a 20,157-square-foot lot.

Under the city filing, 20% of the units would be income-restricted. That breaks down as 17% deed-restricted units affordable to households earning up to 60% of the area median income, plus 3% offered at fair market rent and reserved for people with housing vouchers.

Bisnow reported in September that Kendall Capital, led by Luo, bought the 12-story building for almost $16 million in December and plans to finance the project in part with historic tax credits. Citing Banker & Tradesman, Bisnow reported that construction could take 16 to 24 months and that most units would be studios, with rents from $2,500 to $4,500.

A Paul Rudolph landmark

The building was completed in 1960 and designed by architect Paul Rudolph, who also designed the state-owned Hurley and Lindemann buildings, according to Bisnow. The Boston Landmarks Commission designated it a landmark in 2024; the city’s study report for that designation is posted on boston.gov.

Part of a wider downtown conversion push

The city’s conversion program offers tax breaks to owners who turn older downtown offices into housing. As of late summer, it had fielded 28 applications totaling 2,420 proposed units, and only one had finished construction, Bisnow reported. Other proposals include a 476-unit plan by Vanbarton Group in Back Bay and a 258-unit conversion at 294 Washington St.

The push comes as office vacancies remain high. See our coverage of Greater Boston’s record office vacancy and the downtown office market in Q3 2026. The 20% affordability share follows the city’s rules, now at the center of the debate over Boston inclusionary zoning.

Other items on the commission’s Oct. 27 agenda include new Dunkin’ signage at 1962 Beacon St. in Brighton and garden and path work at the Loring-Greenough House in Jamaica Plain.

Sources

• Boston Landmarks Commission: Notice of public hearing, Oct. 27, 2026: proposed work, applicant, Zoom details.
• Boston Planning Department: 133 Federal Street project page: unit count, floor area, affordability.
• Bisnow: Downtown Office Building Proposed For 155-Unit Residential Conversion (Sept. 28, 2026): purchase, rents, timeline, architect, program totals.

Additional sources

• City of Boston: Blue Cross Blue Shield Building study report (2024): landmark designation document.
• Banker & Tradesman: Residential Conversions Trigger Updates to Historic Buildings: background on historic conversions.