The Cummins & Regis development scheme proposes a vibrant, mixed-use building at the intersection of Cummins Highway and Regis Street in Mattapan Squares, spanning Transition Residential S0 to R1 zoning under Article 60, featuring 6,085 SF of community retail on the ground floor with amenities like a lobby, bike storage, loading, and an active recreation open area, above which rise three residential levels housing 19 family-sized units (10 two-bedroom and 9 three-bedroom, totaling 37,309 SF) plus a fourth-floor resident deck and community room, all within a 46.5-foot, four-story structure clad in masonry veneer, fiber cement siding with aluminum reveals, and standing seam metal panels, strategically variance-requesting for a 9,247 SF floorplate, 50% lot coverage, and 20% permeable area to optimize urban density while aligning with existing buildings, enhancing street-level activation, and providing generous rear (27′) and side yard setbacks amid pergolas, planters, and green roofs.