420 Harvard Street (JFK Crossing)

Property Owner, 420 Harvard Associates, LLC is proposing to construct a 6-story 4.5-story mixed-use building to include 36 25 rental units (2 of which are separate building on 49 Coolidge building), ground floor retail space, and 35 23 below-grade parking spaces at 420 Harvard Street (and 4 surface parking spaces at 49 Coolidge portion of project) in the JFK Crossing neighborhood.  On February 25, 2016 the Town of Brookline was notified in accordance with Massachusetts General Law Chapter 40B that a Comprehensive Permit Site Approval Application for this proposed project was submitted to Massachusetts Housing Partnership (MHP) under the Permanent Rental Financing Program (PRFP).  The property owner is seeking, and must be granted, a site approval letter ("Project Eligibility Letter") prior to the submission of a Comprehensive Permit Application to the Brookline Zoning Board of Appeals.

If you have any questions, please contact the Planning Department at 617-730-2130 or Maria Morelli, Senior Planner, mmorelli@brooklinema.gov.

ZBA VOTED: Approval with Conditions (1/23/2017) 

Key project deadlines and materials are available below. 

February 25, 2016: Applicant submitted Project Eligibility Letter application to Massachusetts Housing Partnership (MHP)
March 15, 2016: Board of Selectmen Public Hearing (Presentation of Preliminary Plans and Public Comment)
March 25, 2016: Board of Selectmen issue Project Eligibility Response letter to MHP
May 17, 2016: Project Eligibility Letter issued by MHP
May 31, 2016: Comprehensive Permit Application submitted to the Town and accepted
June 27, 2016: ZBA opens public hearing
July 25, 2016: ZBA hearing: testimony from boards, staff, public
August 30, 2016: See AGENDAS on Town Calendar for specific topics
September 13, 2016
September 26, 2016
October 19, 2016
November 2, 2016
November 22: Continued to 11/30/16
November 30, 2016
December 12, 2016
December 28, 2016: Deadline to close / Hearing closed
January 23, 2017: Public Meeting / Board deliberation and possible vote on Decision (VOTED: APPROVAL WITH CONDITIONS)
February 6, 2017: Decision filed with Town Clerk. Twenty-day appeals period begins. After appeals period ends, Applicant will file decision with Registry of Deeds Norfolk County.

DECISION FILED
Decision on Comprehensive PermitApplication for JFK Crossing - 420 Harvard Associates LLC 

PRIOR DRAFTS OF DECISION 

For January 23, 2017 Public Meeting
The Public Hearing was closed on December 28, 2016. No new testimony will be accepted at public meetings. Public meetings are open to all who wish to attend and observe the Board's deliberation.
Draft Decision dated January 19, 2017
Exhibit 1 Approved Waivers and Waiver Key Site Plan
Exhibit 2 Terms for replacement regulatory agreement
Exhibit 3 Notice of Public Hearing

For December 28, 2016 Hearing:
Draft Decision dated December 28, 2016 at 3:35 pm (applicant, staff, Town Counsel)
Draft Decision dated December 28, 2016
Exhibit 1 Waivers dated December 28, 2016
Exhibit 2 Terms to be included in replacement regulatory agreement
Exhibit 3 Notice of Public Hearing
Applicant's calculation of height for building at 420 Harvard - December 28, 2016
Building Commissioner's approval of height methodology - December 28, 2016
Correspondence from Mass Housing Partnership - December 28, 2016
Chief of Environmental Health - December 28, 2016

For December 12, 2016 Hearing:
Draft Decision dated December 9, 2016
Exhibit 1 Draft Waivers dated December 9, 2016
Exhibit 2 Terms to be included in replacement regulatory agreement

PRESENTATIONS
June 27, 2016
    > Description: Applicant presents proposal to ZBA.
July 14, 2016
    > Description: Planning Dept to Planning Board
July 25, 2016
    > Description: Planning Dept on behalf of Planning Board
July 25, 2016
    > Description: Testimony from Community
September 13, 2016 
    > Description: Amended plans to ZBA
September 26, 2016
    > Description: Traffic based on 9/13/16 plans
November 30, 2016
    > Description: Applicant's presentation of waivers

UPDATED PLANS AND DOCUMENTS
July 11, 2016 - Response to Application Completeness 
August 10, 2016 - Amended (Access on Fuller)
August 10, 2016 - Access on Coolidge - presented but not part of amended plan
August 20, 2016 - Updated Traffic Study
August 2016 - Updated Shadow Studies
Site Control: P&S
September 13, 2016 - Amended submission to ZBA
September 20, 2016 - Parking Narrative
September 20, 2016 - Transportation Demand Management Plan
October 13, 2016 - Response to Prelim. Traffic Peer Review
October 13, 2016 - Additional traffic data requested by peer reviewer
October 17, 2016 - Updated garage and parking plans
October 17, 2016 - loading bay analysis
October 17, 2016 - garage parking analysis
October 19, 2016 - site section of ramp
October 28, 2016 - Architectural plans
October 28, 2016 - Unit mix
October 2016 - Shadow Studies 7 am to 8 am

APPLICANT'S REQUEST FOR WAIVERS FROM LOCAL REGULATIONS
Waivers - November 30, 2016
Waivers Key on Site Plan - November 30, 2016
Latest Plans  - October 28, 2016
Director of Engineering and Transportation - November 30, 2016
Building Commissioner - November 30, 2016
Applicant's height calculations--for Building Commissioner's review

PEER REVIEWS
Site/Building Design

Clifford Boehmer, AIA - August 29, 2016
Clifford Boehmer, AIA - November 2, 2016

Traffic
James Fitzgerald, P.E. - September 23, 2016
James Fitzgerald, P.E. - October 19, 2016

LETTERS TO ZBA
Boards, Commissions, Departments
Planning Board
Director of Engineering and Transportation - November 30, 2016 (waivers)
Director of Engineering and Transportation - November 30, 2016 (public safety) - typo corrected
Building Commissioner - November 30, 2016
Dep. Supertintendent Myles Murphy, Police Dept. - December 9, 2016
Dep. Fire Chief Kyle McEachern - December 9, 2016
Director of Engineering and Transportation - December 12, 2016 (stormwater)
Chief of Environmental Health - December 28, 2016

Judi Barrett, ZBA 40B Consultant to ZBA)
Pro Forma: Triggers, Process, Risks  - October 26, 2016
Commercial Uses in Residential Districts (Jepson v ZBA Ipswich -2007) - December 12, 2016 

Public Comment
Savikar Kanchanavanit (2 emails) - June 2016
Tom Gunning - June 30, 2016
Lynn Rosenberg - July 12, 2016
Jerry Katz - June 2016
Kent Mitchell - July 18, 2016
Bernice Rose - July 18, 2016
Quen Law - July 19, 2016
Mary Nickeron - July 19, 2016
Hayley Greenberg - July 19, 2016
Annette Pringle - July 20, 2016
Jacques Weissberger - July 20, 2016
Christine Adams - July 20, 2016
Nancy Bennett - July 20, 2016
Charles Morgan - July 20, 2016
Judith Vanderkay - July 20, 2016
George Abbott White - July 20, 2016
Michael Garon - August 1, 2016
Tom Gunning - August 2, 2016
Anita Johnson - August 3, 2016
Tom Gunning - August 23 and August 28, 2016
Kent Mitchell - August 29, 2016
Colm McMahon - August 29, 2016
Tom Gunning - August 29, 2016
Tom Gunning - August 30, 2016
Henry Law - August 30, 2016 
Stephen Popper - August 30, 2016
Henry Law - September 13, 2016
Henry Law - September 15, 2016
Tom Gunning - September 14 and 15, 2016
Tom Gunning - September 15 and 16, 2016
Tom Gunning - September 27, October 6, October 7, 2016
Tom Gunning - October 19, 2016 presentation (20 MB)
Mark Rosen - November 2, 2016
Tom Gunning - November 22, 2016
Petition from Cohen Residences (112 Centre Street) submitted by Tom Gunning - November 30, 2016
Colm McMahon - December 4, 2016
Jason Talerman, Esq. - December 12, 2016
Michael Jacobs - December 12, 2016
Nancy Bennett - December 12, 2016

HEARING TRANSCRIPTS
June 27, 2016
     > Description: Applicant presents proposal to ZBA.
July 25, 2016
     > Description: Testimony from boards, staff, public
August 10, 2016
     > Description: Applicant presented updated plan to ZBA
August 30, 2016
     > Description: Preliminary report from architectural peer reviewer
September 13, 2016
     > Description: Applicant presented updated plans to ZBA
September 26, 2016
     > Description: Preliminary report from traffic peer reviewer
October 19, 2016
      > Description: Traffic and parking