A long-vacant block at the entrance to Boston's North End is nearing redevelopment, but the project has prompted disagreement over how a contemporary building should fit its surroundings. The nearly completed Cross Street development stands between Hanover Street and Salem Street, across from the Rose Kennedy Greenway, on the site of a former grocery and liquor store.
A Gateway Years in the Making
According to NBC Boston, longtime North End businessman and developer Frank DePasquale has promoted the project as a new gateway to the neighborhood, with plans for shops, restaurants, apartments, and a culinary school. DePasquale purchased the vacant 60–80 Cross Street property — formerly home to Martignetti Liquors — for $8 million in 2023, according to Universal Hub. The site had sat empty for years, and it wasn't the first attempt to redevelop it: a different developer had proposed a “North End Piazza” there in 2018, complete with a Citizens Bank and a Starbucks, but that plan collapsed after strong neighborhood pushback.
The site's redevelopment has a history of neighborhood debate. Boston's Zoning Board of Appeal approved DePasquale's project on November 19, 2024, granting variances for building height, floor area ratio, a roof deck, and rear property line setbacks, per Universal Hub's reporting. To address Salem Street condo owners' concerns about sunlight, rooftop HVAC placement, and fire-escape egress, DePasquale removed a proposed third story, leaving a two-story design before approval, according to the Tracy Shea Team.
A Finished Facade, Divided Reaction
With construction nearing completion, the building's gray exterior has become a focus of debate. In interviews reported by NBC Boston, Melody and Rob Skinner criticized its appearance and questioned whether the contemporary design suits the North End's surroundings.
Other people interviewed by NBC Boston were more receptive. Jake Smith, who moved out of the North End last year, and David Toro welcomed the project; Toro said its occupants would help shape the place. Mason also objected to the design but suggested changing the gray exterior's color rather than removing the building.
Zoning Rules Allow Modern Design
The dispute reflects a tension in the rules governing neighborhood design. Article 54 of the Boston Zoning Code sets standards intended to promote compatibility with the North End's character, including guidance on facades, materials, and design, while taking a site's characteristics into account, according to NBC Boston. The code discourages designs that artificially imitate historic styles and permits contemporary architecture in the historic North End. The district's height limit is 55 feet and its floor area ratio limit is 3.0, according to the Boston Planning & Development Agency; DePasquale received variances from zoning requirements in 2024.
The project received approval from Boston's zoning board and planning department, with neighborhood groups providing input during the process, NBC Boston reports. The outlet said it was still waiting for responses from multiple city boards and departments that could clarify whether the building as completed differs from the design initially approved.
What the Approval Process Establishes
Boston's codified Article 54 provides for Article 80 design review for specified projects in the North End Neighborhood District, according to the Municode Library. That general provision does not establish which reviews applied to Cross Street. The City of Boston says its historic preservation commissions review exterior changes to properties within their respective jurisdictions; its general guidance does not establish whether this property falls within one. The city's Zoning Board of Appeal tracker says an approval, including one with a proviso, may require additional steps before permitting can continue. That guidance describes the process generally; it does not by itself establish the Cross Street project's specific conditions, later revisions, or final permit status, according to the City of Boston Zoning Board of Appeal Tracker.
Business Owners and a City Councilor Weigh In
Some North End business and political figures have focused on the site's revitalization rather than its appearance. Anthony Radzikowski, owner of Ernesto's Pizza, told NBC Boston that the redevelopment improves a prominent block that had been an eyesore for years. Boston City Councilor-at-Large Erin Murphy said projects of this scale can be risky investments, but believes they are improving the neighborhood and expressed confidence in DePasquale.
DePasquale himself is aware of the criticism, NBC Boston reports, but declined to comment further beyond saying people should wait until the project is finished before judging it. The building's culinary anchor, La Scuola, was created in partnership with Dolce & Salato, a culinary institute based in Maddaloni, Italy, offering professional chef training and daily Italian cooking classes, according to CBS News. DePasquale had announced in November 2025 that he was targeting a June 2026 completion, hoping to open ahead of the 2026 FIFA World Cup matches and the U.S. Semiquincentennial celebrations.
Political Backing and a Broader Track Record
The project has drawn support from Beacon Hill as well. Massachusetts State Representative Aaron Michlewitz, who chairs the House Ways and Means Committee, endorsed the Cross Street revitalization, calling DePasquale an ideal proponent to restore a blighted entrance parcel to the North End, per Universal Hub.
DePasquale's footprint in the neighborhood extends beyond Cross Street. As Hoodline previously reported, he also bought a Prince Street property and provided a 10-year rent-subsidized lease at $1 per month to establish the North End's first dedicated history museum, which opened in July 2026. Whether that same investment will translate into public goodwill for the grey building at Cross Street remains, for now, a matter of dispute among the neighbors walking past it every day.
