134-138 BABCOCK PLACE

Project Name: Babcock Place
Applicant:   Babcock Place, LLC (Samuel Slater)
Initial Proposal:  62 rental residential units, 31 parking spaces
Proposal as of 1/17/2018: 45 rental residential units, 36 parking spaces (final)
Comprehensive Permit Issued / Decision Filed with Town Clerk 4/5/2018
Decision filed with Norfolk County Register of Deeds 4/26/2018

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

KEY DATES
NOTE: The official mechanism for notification in accordance with the Open Meeting Law is the Town Calendar not this web page. 

November 2016: The applicant has submitted their Site Approval Application to MassHousing
January 20, 2017: The Town submitted their comments to MassHousing. Letter Here
March 15, 2017: The Applicant submitted ZBA application for a Comprehensive Permit
April 13, 2017: ZBA Public Hearing is opened and continued (no Board Discussion or Testimony)
May 10, 2017: ZBA Hearing: Administrative details, Application overview, Chapter 40B overview
June 21, 2017:  Continued to July 24. No Board discussion.
July 24, 2017: Testimony from staff, boards, commissions
August 23, 2017: Testimony from architecture, traffic, parking peer reviewers
October 2, 2017: Review revised plans in response to ZBA charge. Plans here. ZBA Presentation HERE
November 6, 2017: Continued to November 8, 2017--no discussion
November 8, 2017: Continued to November 27, 2017--no discussion
November 27, 2017 (7:45 pm) : Revised plans (architecture only) and peer review
December 4, 2017: Continued to December 11 
December 11, 2017: Continued to December 13
December 13, 2017: Continued to January 17
January 17, 2018: Continued to January 29
January 29, 2018: Dec 13 plans/Jan 17 revisions, tree protection plan/foundation method, peer review
January 30, 3018: Continuation of January 29 hearing and topics
March 7, 2018: CONTINUED TO MARCH 14
March 14, 2018*: Applicant's Request for Waivers from Zoning, General By-Laws, Draft Conditions
        *ROOM CHANGE: SCHOOL COMMITTEE ROOM ON FIFTH FLOOR - Will not be televised.
March 19, 2018: Draft Conditions 
March 26, 2018: DECISION: APPROVED WITH CONDITIONS / PUBLIC HEARING CLOSED
April 5, 2018: COMP PERMIT GRANTED / DECISION FILED - 20 day appeal period starts

NOTE: No evidence or testimony from the Applicant and the Public may be submitted to the ZBA after the close of the public hearing. The ZBA has 40 days after the close of the public hearing to deliberate, render its Decision, and file it with the Town Clerk. Deliberations are open to the public.

 ZBA DECISION 

Notice of Decision (mailed to abutters within a 300-foot radius)

Decision Filed with Town Clerk on April 5, 2018

Request to Modify landscaping plan 5/30/2018

Decisions of the Board of Appeals become final in twenty days after the Decision has been filed with the Office of the Town Clerk, unless within that time an aggrieved person appeals to Norfolk Superior Court or Massachusetts Land Court pursuant to Massachusetts General Laws, Chapter 40B, Section 21, and so notifies the Town Clerk by serving a copy of the complainant within said twenty days. 




WAIVERS AND CONDITIONS

Submissions and drafts for March 14, 2018 hearing through close of public hearing/deliberations

PLANS
Plans - February 14, 2018
   o  Additional spot elevations, re height of fence / wall at driveway (C-200, C-300)
   o  Height methodology
 
WAIVERS
Draft Request for Waivers from Local Regulations - February 26, 2018
Draft Request for Waiver from Local Regulations - Revised March 6, 2018 (Waivers C, D)
Draft Request for Waivers from Local Regulations - Revised March 14, 2018 (Added Waiver J-1)

CONDITIONS
Draft 1 for discussion at March 14, 2017 Hearing
Exhibit 1: Waivers - see above
Exhibit 2: Terms to be included in Town's Regulatory Agreement - March 15, 2018

LETTERS TO ZBA FROM STAFF AND TECHNICAL CONSULTANTS
Building Commissioner Memo to ZBA, re Waivers - March 6, 2018
Building Commissioner Memo to ZBA, re Waivers - March 14, 2018




Town Response to MassHousing: Letter Here - 1.20.17

Additional Letters submitted to MassHousing in addition to above letter:
PowerPoint Presentation on Trees
John R. Anderson, MD and Jodie Manasevit

ZBA APPLICATION AND DOCUMENTS (Comprehensive Permit)

Plans Submitted with ZBA Application:
Plans submitted on 7-19-2017 in response to application completeness: here

Plans submitted on 9-26-2017 in response to ZBA charge for review at hearing on 10-2-2017: here



Amendment to Traffic Study Auto Turn - August 11, 2017

Site Control - Amendment to P&S (August 16, 2017)

Parking Needs at 118-130 Babcock [120 Babcock], per ZBA request - August 23, 2017

3D Model (SketchUp)- August 2017: Please contact the Planning Dept

PLANS SUBMITTED NOVEMBER 15-17, 2017

Architecture
Stormwater, Foundation, Geotechnical
Landscaping 
Traffic / Parking 
Trash / Recycling

Preliminary Building Code Analysis
3D Model: Please contact the Planning Department

PLANS SUBMITTED DECEMBER 6-12, 2017

Revised Landscape Plan 12/6/2017

(See staff review under LETTERS TO ZBA)

ZBA Presentation - Received December 11, 2017 (15 MB)

MATERIALS FOR JANUARY 29, 2018 Hearing

From Applicant:

ZBA Presentation - December 13, 2017 (2.5 MB) (fifth floor stepped back; rear yard  SB =16 to 21 feet)
Trash / Recycling 
Arborist Report / Tree Protection Plan v2 (figure fixed 11:40 am) - January 17, 2018 (Howard Gaffin)

Geotechnical Plans: different foundation methods - January 16, 2018 (McPhail Assoc.)

Stormwater:
January 25, 2018 Revised Report (in response to Peter Ditto's memo Jan 7, 2018, Tom Brady memo Jan 17, 2018)

Technical Reviews:

Traffic Peer Review (James Fitzgerald/Environmental Partners Group)
Parking Peer Review (Arthur Stadig / Walker Consultants)
Architecture Peer Review (Clifford Boehmer / Davis Square Architects) - January 24, 2018
Public Health Department - January 26, 2018
Fire Department - New letter 1/17/18
Building Department - Fire Safety - 1/17/18
Stormwater Review (Director of Engineering and Transportation) - January 7, 2018
Traffic Review (Director of Engineering and Transportation)
Town Arborist / Landscape Architect (review of arborist report / new foundation method)

INDEPENDENT TECHNICAL PEER REVIEWS

Site/Building Design
August 23, 2017 Presentation
October 2, 2017 - Presentation
Architecture Peer Review (Clifford Boehmer / Davis Square Architects) - January 17, 2018

Traffic
Report to ZBA - August 23, 2017
Traffic Peer Review (James Fitzgerald/Environmental Partners Group) - January 17, 2018

Parking
Report to ZBA - August 23, 2017 - revised
Parking Peer Review (Arthur Stadig / Walker Consultants) - January 17, 2018

LETTERS TO ZBA

From the Applicant

From Staff, Boards, Commissions
Planning Department: Question of New Nonconformities at 120 Babcock 
Police Department Comments - July 20, 2017
Fire Department - July 20, 2017
Peter Ditto (DPW) - July 21, 2017 - Stormwater
Planning Board - July 23, 2017
Preservation Commission - April 2017
Town Arborist and Landscape Architect - December 5, 2017
Town Arborist and Landscape Architect (revised plans) - December 8, 2017
Stormwater Review (Director of Engineering and Transportation) - January 2018
Fire Department - New letter 1/17/18
Building Department - Fire Safety - 1/17/18
Town Arborist / Landscape Architect (review of arborist report / new foundation method) - Jan 17, 2018
Building Commissioner Memo to ZBA, re Waivers - March 14, 2018


From the Public
Edward and Kimiko Yee - May 4, 2017
Stedman Street residents - May 9, 2017
Abby Cox (18 Osborne Road)(TMM-8) - May 9, 2017
Jim and Clara Batchelor (29 Manchester Road) - May 10, 2017
Carrie Staff et al - May 31, 2017
Linda Olson Pehlke, TMM Pct. 2 - June 13, 2017
Yukiko Ueno Egozy (34 Manchester Road) - July, 10,2017
Rob Sherry (235 Freeman Street) - July 7, 2017
Marla Zucker (229-5 Freeman Street) - July 10, 2017
TMM Pct. 2 & 8
Marilyn Daniels and Sylvia Zack (12 Manchester Road) - July 11, 2017
Jodie Manasevit (119 Stedman Street) - July 11, 2017
Gina Crandell, TMM 8 & David Roochnik (117 Stedman Street) - July 12, 2017
Kerry Loughman& Kal Zabarsky (4 Stedman Street) - July 12, 2017
David & Melissa Trevvett (177 Babcock Street) - July 13, 2017
Drs. Christine M. and Brian B. Goldman (121 Stedman Street) - July 13, 2017
Cynthia Lee (191 Babcock Street) - July 13, 2017
Janet McIntosh and Thomas Jehn (177 Babcock St. #3) - July 13, 2017
Carrie & Guy Staff (123 Stedman Street) - July 11, 2017

Letter to Planning Board - Gina Crandell & David Roochnik (117 Stedman Street)
John Anderson & Jodie Manasevit (119 Stedman Street); Christine & Brian Goldman
(121 Stedman Street); Carrie & Guy Staff (123 Stedman Street)


Gina Crandell, TMM8, and David Roochnik (117 Stedman Street) - July 17, 2017
John Anderson (119 Stedman Street) - July 18, 2017
Janice Dolnick and Joe Meyer (104 Babcock Street apt 1) - July 19. 2017

Greta Fox (125 Stedman Street) - July 20, 2017
Kalman Zabarsky - July 20, 2017

Jodie Mansavet (119 Stedman Street) - July 20, 2017
Cathy Kaplan - July 24, 2017

Diana Spiegel - July 24, 2017
Daniel Hill, Esq. on behalf of abutters - July 24, 2017
Daniel Hill, Esq. on behalf of abutters - August 16, 2017
Daniel Hill, Esq. on behalf of abutters - August 2,3 2017

Greta Fox (125 Stedman Street) - September 28, 2017

Hadassah Margolis (24 Stedman Street) - September 28, 2017
Joyce Jozwicki TMM 9 - September 28, 2017
Judith Vanderkay TMM 9 - September 28, 2017
Marilyn Daniels & Sylvia Zack (12 Manchester Street) - September 28, 2017
Rob Sherry (235-1 Freeman Street) - September 28, 2017

Brian Goldman (121 Stedman Street) - October 2, 2017

David Roochnik (117 Stedman Street) - October 2, 2017
Gina Crandell (117 Stedman Street) - October 2, 2017
Jodi Manasevit (119 Stedman Street) - October 2, 2017
John Anderson (119 Stedman Street) - October 2, 2017
Carrie & Guy Staff (123 Stedman Street) - October 2, 2017
Jessica Stokes (9 Auburn Place) - October 2, 2017
Marty Rosenthal - October 2, 2017
Gina Crandell TMM8 - October 6, 2017
Gina Crandell & David Roochnik (117 Stedman Street) - October 6, 2017
Jane Piercy (8 Still Street) - October 13, 2017
Neighborhood Petition - October 19, 2017
John Robert Anderson (119 Stedman Street) - October 19, 2017
John Robert Anderson (119 Stedman Street) - October 23, 2017

November 2017
David Roochnik (117 Stedman Street)- November 20, 2017
Eran Egozy (34 Manchester Road) - November 21, 2017
Alex Silver (118 Pleasant Street #3) - November 22, 2017
Jodie Manasevit (119 Stedman Street) - November 22, 2017
Keith Johnson - November 22, 2017
Sylvia Zack and Marilyn Daniels (12 Manchester Road) - November 22, 2017
Naomi Moniz (Babcock Street) - November 22, 2017
Pamela Katz (TMM Pct. 9) - November 22, 2017
Rob Sherry (235 Freeman Street #1) - November 22, 2017
Marla Zucker (229 Freeman Street) - November 22, 2017
Gina Crandell (117 Stedman Street) - November 22, 2017
Anita Johnson (TMM Precinct 8) - November 27, 2017
Yukiko Egozy (34 Manchestery Road) - November 27, 2017
Daniel Hill, Esq. on behalf of abutters - November 27, 2017
Claire Stampfer (TMM Precinct 5) - November 27, 2017
Carol Macbain & Bruce Macbain - November 27, 2017
Dorothy Torda (111 Stedman Street) - November 27, 2017
Greta Fox (125 Stedman Street) - November 27, 2017
Joel A. Feingold (TMM Precinct 1) - November 27, 2017
John L. Bowman (28 Beals Street) - November 27, 2017
Katya Moniz (187 Babcock Street) - November 27, 2017
Kevin Taback (72 Stedman Street) - November 27, 2017
Natalie Henrich (32 Abbottsford Road) - November 27, 2017
Steven Pell (116 Pleasant Street) - November 27, 2017
Susan M. Roberts, TMM Pct. 2 - November 27, 2017
Hailong Cheng (18 Gibbs Street) - November 27, 2017
Rhoda Goodwin (47 Manchester Road) - November 27, 2017
Ainat & Larry Rogel (115 Stedman Street) - November 29, 2017
Alicia DAloia (183 Babcock Street) - November 29, 2017
Carol and Michael Kort (20 Abbottsford Road) - November 29, 2017
Cathy Kaplan (95 Babcock Street) - November 29, 2017
Cynthia L. Baron (23 Manchester Road) - November 29, 2017
David and Kristina Colbert Lourie (163 Babcock Place) - November 29, 2017
Judith Vanderkay (16 Columbia Street) - November 29, 2017
Lea Mannion - November 29, 2017
Mark Rosen (Throndike Street) - November 29, 2017
Yael and Ron Vin (89 Stedman Street) - November 29, 2017
Linda Olson Pehlke - November 30, 2017


December 2017
Alisha & Tobia Nanda (33 Manchester Road) - December 5, 2017
Diana Spiegel (39 Stetson Street TMM Precinct 2) - December 5, 2017
Ellen & Jim Perrin - December 5, 2017
Kalman Zabarsky & Kerry Loughman (4 Stedman Street) - December 5, 2017
Marc Foster (122 Naples Road) - December 5, 2017
Sue Tamber Housman (46 Columbia Street) - December 5, 2017
Trudy & Arthur Golden (43 Abbottsford Road) - December 5, 2017
Gina Crandell (Stedman Street) - Landscaping
J R Anderson (119 Stedman Street) - December 11, 2017
James Perrin (33 Abbottsford Rd) -  December 11, 2017

Gina Crandell (Stedman Street) - December 15, 2017
Jane Gilman (Precinct 3) - December 15, 2017
Marilyn Daniels (12 Manchester Road) - December 15, 2017
Sue Tamber Housman - December 15, 2017

January 2018
John Robert Anderson (119 Stedman Street) - January 10, 2018
Jodie Manasevit - January 10, 2018
Linda Olson Pehlke - January 10, 2018
Marilyn Daniels - January 10, 2018
Gina Crandell - January 16, 2018
Marla Zucker - January 16, 2018
Debbie and Paul Parker-Johnson - January 16, 2018
Marilyn Daniels - January 16, 2018
Daniel Hill, Esq with Exhibit from Mark Duntemore - January 16, 2018
Gina Crandell (landscape plan) - January 17, 2018
Gina Crandell (arborist reports) - January 19, 2018
Gina Crandell - January 26, 2018
Daniel Hill, Esq./Mark Duntemann - January 26, 2018

Carol Macbain - January 29, 2018
Pamela Katz (TMM 9) - January 29,2018
John Bowman (28 Beals Street) - January 29, 2018
Rob Sherry (235 Freeman St, Unit 1) - January 29, 2018
Steven Pell (116 Pleasant Street, Unit 1) - January 29, 2018
Hadassah Margolis (24 Stedman Street) - January 29, 2018
Mark Rosen (Thorndike Street) - January 29, 2018
D.A. Levey (Beals St) - January 29, 2018
Martin R. Rosenthal (Tmm9) - January 29, 2018
Rosenthal Attachment 1
Rosenthal Attachment 2
J.R. Anderson (119 Stedman Street) - January 29, 2018
Lea Mannion (83 A Pleasant Street) - January 29, 2018
Greta Fox - January 29. 2018
David Trevvett (177 Babcock Street, Unit 1) - January 29, 2018
Alisha & Tobias Nanda (33 Manchester) - January 29, 2018
Dan Hill - Noblin Engineers (stormwater) - January 29, 2018
Ainat & Larry Rogel (115 Stedman Street) - January 29, 2018
Diana Spiegel (39 Stetson St) - January 29, 2018
Kalman Zabarsky
David Trevett
Regina Frawley
Alex Silver  - March 4, 2018
Marilyn Daniels - March 5, 2018
John Anderson - March 5, 2018

Daniel Hill, Esq. on behalf of abutters - March 14, 2018

PRESENTATIONS
May 10, 2017 - Applicant's overview of proposal
July 13, 2017 - Planning Department's presentation to Planning Board
July 24, 2017 - Planning Board presentation to ZBA
August 23, 2017 Presentation - Cliff Boehmer, Arch Peer Reviewer
October 2, 2017 Presentation - Cliff Boehmer, Arch Peer Reviewer
October 2, 2017 Presentation - Peter Bartash, Project Architect
November 27, 2017 Presentation - Cliff Boehmer, Arch peer Reviewer
November 27, 2017 Presentation - Peter Bartash, Project Architect
APPLICANT'S PRESENTATION TO ZBA JANUARY 29, 2018 - 20 MB compressed
Cliff Boehmer, Arch Peer Review - Jan 29, 2018:  TRANSCRIPTS
Transcripts are available two weeks after a hearing. All hearings are streamed live and video later archived via Brookline Interactive Group.

May 10, 2017 Hearing: Applicant's overview of plans
July 24, 2017 Hearing: Planning Dept presentation on behalf of Planning Board
August 23, 2017 Hearing: Testimony from traffic, parking, urban design peer reviewers
October 2, 2017 Hearing: Applicant's presentation of new design
November 27, 2017 Hearing: Applicant's presentation of additional revisions
January 29-30, 2018 Hearings: Applicant's presentation of additional revisions; peer reviewer and staff reports