40 Centre Street 40B

Property Owner, Roth Family, LLC is proposing to construct a 6-story residential building to include 40 rental units and 25 ground level parking spaces at 40 Centre Street in the Coolidge Corner neighborhood. On January 28, 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 MassHousing under the New England Fund Program. 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.

STATUS

  • February 2017 ZBA VOTED: Approval with Conditions
  • 2017: ZBA Decision Appealed
  • 2022: Appellate Court sustained the judgment of the trial court in favor of the developer.  The neighbors filed an application for Further Appellate Review with the Supreme Judicial Court, but that application was deferred. 
  • August 4, 2022: ZBA Public Meeting. ZBA voted Proposed Change (Modification 1)  Substantial
  • October 24, 2022: ZBA Hearing opened and continued 
  • November 14, 2022: ZBA Hearing: Proposed Change to decrease parking from 25 to 16 

Modification 1 (2022)


November 14, 2022 ZBA PUBLIC HEARING

  • Proposed Change; Reduce parking from 25 to 16 spaces

HEARING Transcript | Recording 

APPLICANT MATERIALS

STAFF REPORTS

BACKGROUND

October 24, 2022 ZBA PUBLIC HEARING

  • Proposed Change; Reduce parking from 25 to 16 spaces

August 4, 2022 - ZBA PUBLIC MEETING (Administrative Decision / No testimony)

  • Purpose: ZBA to determine if proposed change is Insubstantial or Substantial pursuant to 760 CMR 56.05(11)
  • Proposed Change: Reduce parking from 24 spaces with stackers to 16 spaces without stackers

APPLICANT MATERIALS

STAFF REPORT

BACKGROUND

PUBLIC COMMENT

Initial ZBA Decision (2017)

Key project deadlines and materials are available below.

January, 2016: Applicant submitted Project Eligibility Letter application to MassHousing.
February 23, 2016: Board of Selectmen Public Hearing (Developer Presentation and Public Comment)
March 8, 2016: Brookline Board of Selectmen approve and submit response letter to MassHousing regarding this Application for Chapter 40B Site Eligibility
March 16, 2016: Project Eligibility/Site Approval Letter issued by MassHousing
April 26, 2016: Application for Comprehensive Permit Submitted and Accepted by Town
May 23, 2016: Open of Board of Appeals Public Hearing on Comprehensive Permit Application
June 2, 2016: Planning Board reviews comments to ZBA.
June 20, 2016: Testimony from departments, boards/commissions, public before ZBA.
August 1, 2016: Urban Design Peer Review preliminary report to ZBA
August 15, 2016: See AGENDAS on Town Calendar for specific topics.
September 1, 2016
September 12, 2016
September 27, 2016
October 5, 2016: Continued to 10/26/16
November 21, 2016
November 28, 2016
December 13, 2016
December 21, 2016
January 3, 2017 - Public Hearing closed. ZBA voted Approved with Conditions.
February 8, 2017 - Decision filed with Town Clerk. Twenty day appeals period begins.

DECISION FILED
Decision on Comprehensive Permit Application for 40 Centre

DRAFT DECISION
For January 3, 2017 Hearing:
Town Counsel opinion on findings - December 29, 2016 (PDF)
Draft Decision (PDF)
Exhibit 1 Approved Waivers (PDF)
Exhibit 2 Terms to be included in replacement regulatory agreement (PDF)
Plans referenced (no change since last hearing): (PDF)

  • existing site plan
  • proposed site plan
  • architectural plans
  • landscape plan

For December 19, 2016 Hearing:
ZBA Packet (PDF): Includes updated draft conditions and waivers and exhibits; Staff correspondence; Applicant comments for Exhibit 2.
Plans referenced (PDF):

  • existing site plan
  • proposed site plan
  • architectural plans
  • landscape plan

For December 13, 2016 Hearing:
Draft Decision dated December 9, 2016 (PDF)
Exhibit 1 Draft Waivers dated November 28, 2016 (PDF)
Exhibit 2 Terms to be included in replacement regulatory agreement (PDF)

PROJECT ELIGIBILITY DOCUMENTS
Site Approval Application (PDF)
BOS Response to MassHousing (PDF)
MassHousing Site Approval Letter (PDF)

ZBA APPLICATION AND PLANS
Application (PDF)
Application Plans (PDF)
Landscape Plan (PDF)
Revised Unit Mix and Site Plan - August 25, 2016 (PDF)
Revised architectural plans - October 12, 2016 (PDF)
MDM Traffic Study - October 14, 2016 (PDF)
MDM Memo: 19 Winchester parking ratio (PDF) - October 27, 2016
Architectural Plans: November 16, 2016 (PDF)
Rubbish/Recycling Narrative: November 14, 2016 (PDF)
Mini-Mac Trash Compactor (PDF)
Parking Stacking System: one option (PDF)
Management of Mechanical Noise (PDF) - November 30, 2016
Stormwater Calculations (PDF)- December 1, 2016
Building Code Analysis (PDF)

June 8, 2016
Applicant's Response to Application Completeness (PDF) and Materials (PDF)
3D Model (PDF)

August 22, 2016
Traffic Memo from Applicant's Consultant (PDF)

APPLICANT'S REQUEST FOR WAIVERS FROM LOCAL REGULATIONS
Waivers Request - Updated November 21, 2016 (PDF)
Building Commissioner: Waivers - November 28, 2016 (PDF)
Director of Engineering and Transportation: Waivers (PDF) and Sec 6.04.4.f Review (PDF) - November 28, 2016

PEER REVIEW REPORTS
Site and Building Design
Reviewer: Clifford Boehmer, Davis Square Architects
Preliminary Report to ZBA - August 1, 2016 (PDF)
Final Report to ZBA - September 12, 2016 (PDF)

Traffic and Public Safety
Transportation Reviewer: James Fitzgerald, P.E., Environmental Partners (Quincy, Mass.)
Report to ZBA - September 1, 2016 (PDF)
Report to ZBA - October 26, 2016 (PDF)

Parking/Garage Stackers Reviewer: Arthur G. Stadig, P.E., Walker Parking Consultants (Boston, Mass.)
Report to ZBA - October 26, 2016 (PDF)
Report to ZBA - November 21, 2016 (PDF)

STAFF REPORTS
Brookline Multifamily Construction, 2000-2015 (PDF) (parking spaces to residential units)

LETTERS TO ZBA
ZBA 40B Consultant - Judi Barrett
Municipal planning and local need - August 28, 2016 (PDF)

Departments and Boards/Commissions
Planning Board - June 3, 2016 (PDF)
Planning Department - May 23, 2016 (PDF) (Application Completeness)
Department of Public Works - June 15, 2016 (PDF)
Transportation Board - June 20, 2016 (PDF)
Jonathan Simpson, Assoc. Town Counsel - June 10, 2016 (PDF)
Preservation Commission - June 15, 2016 (PDF)
Town Counsel Opinion (Transportation Board Recommendation) - August 10, 2016 (PDF)
Building Commissioner to ZBA: State Building Code - August 15, 2016 (PDF)
Dep. Fire Chief Kyle McEachern - September 12, 2016 (PDF)
Building Commissioner Daniel Bennett (off-site parking) - September 12, 2016 (PDF)
Director of Environmental Health Patrick Maloney - November 21, 2016 (PDF)
Building Commissioner: Waivers - November 28, 2016 (PDF)
Director of Engineering and Transportation: Waivers (PDF) and Sec 6.04.4.f Review (PDF) - November 28, 2016
Director of Engineering and Transportation (stormwater) (PDF) - December 5, 2016
Dep. Superintendent Myles Murphy, Police Dept. - December 9, 2016 (PDF)
Town Counsel opinion on findings - December 29, 2016 (PDF)

Members of the Public
Al Yerkes - June 12, 2016 (PDF)
Chuck Swartz - June 1, 2016 (PDF)
Neighbors for Coolidge Corner - June 20, 2016 (PDF)
Daniel Hill, attorney for concerned residents - June 20, 2016 (PDF)
Citizen Petition - June 20, 2016 (PDF)
Margery Resnick - June 20, 2016 (PDF) and attachment (PDF)
Leon Woltnick - June 20, 2016 (PDF)
Derek Chiang - June 20, 2016 (PDF)
Elissa Rosenthal - June 20, 2016 (PDF)
Minutes June 25, 2014 Public Transportation Advisory Committee (PDF) referenced in Chuck Swartz's testimony on June 20, 2016
Dan Hill, Esq. - July 29, 2016 (PDF)
Donald Sherak - August 29, 2106 (PDF)
Derek Chiang - August 30, 2016 (PDF) and Attachment (Coolidge Corner Survey) (PDF)
Donald McNamara - August 31, 2016 (PDF)
Elissa Rosenthal - August 31, 2016
(PDF)Kate Manning - September 12, 2016 (PDF)
Derek Chiang - September 20, 2016 (PDF)
Richard Simonelli - September 21, 2016 (PDF)
Coolidge Corner Coalition - September 22, 2016 (PDF)
Walter Lubars - September 22, 2016 (PDF)
Danny Danesh - September 26, 2016 (PDF)
19 Winchester Condo Trustees - September 26, 2016 (PDF)
Stephen Pendery - September 27, 2016 (PDF)
Derek Chiang - November 28, 2016 (PDF)
Elissa Rosenthal - November 28, 2016 (PDF)
Stephen Ault - November 28, 2016 (PDF)
Linda Swartz - December 9, 2016 (PDF)
Don Sherak - Letter (PDF) and Trash Data (PDF) - December 13, 2016
Derek Chiang - December 29, 2016 (PDF)
Elissa Rosenthal - January 3, 2017 (PDF)

Applicant
Robert Roth - June 8, 2016 (PDF) (response to Planning Board 6/3/16 letter)
Robert Roth - June 6, 2016 (PDF) (response to Application Completeness review)
Robert Roth - July 2016 (PDF) (response to Transportation Board Recommendation)

PRESENTATIONS
May 23, 2016 (PDF)
> Description: Applicant's presentation to ZBA
June 2, 2016 (PDF)
> Description: Planning Dept. presentation to Planning Board
June 20, 2016 (PDF)
> Description: Planning Dept presentation to ZBA on behalf of Planning Board
June 20, 2016 (PDF)
> Description: Residents' presentation to ZBA
August 15, 2016 (PDF)
> Description: Revise site plan concept from applicant
September 1, 2016
> Description: Traffic Peer Review; revised elevations from applicant (PDF)
October 26, 2016
> Description: October 12, 2016 architectural plans--view PLANS above
October 26, 2016 (PDF)
> Description: Neighbors' Concerns

HEARING TRANSCRIPTS 
May 23, 2016 (PDF)
> Description: Applicant's presentation; 40B process overview
June 20, 2016 (PDF)
> Description: Testimony from staff, boards/commissions, public
August 1, 2016 (PDF)
> Description: Preliminary report from architectural peer reviewer
August 15, 2016 (PDF)
> Description: Revised conceptual site plan
September 1, 2016 (PDF)
> Description: Report from traffic peer reviewer
September 12, 2016 (PDF)
> Description: Final report from Cliff Boehmer, design peer reviewer
September 27, 2016 (PDF)
October 26, 2016 (PDF)
> Description: Reports from traffic and parking peer reviewers, and followup from design peer reviewer
November 21, 2016 (PDF)
November 28, 2016 (PDF)
December 13, 2016 (PDF)
December 19, 2016 (PDF)
January 3, 2017 (PDF)

Recent Project Files

  1. Site Approval Application - 40 Centre Street (PDF)
  2. BOS Response Letter to 40 Centre St. PEL Application (PDF)
  3. Project Eligibility Letter (40 Centre St.) (PDF)
  4. Centre Street 40 - Comp Permit Application (2016) (PDF)
  5. Centre Street 40 - Full Comp Permit Plans (Table of Contents Link) (PDF)
  6. 13.2_Landscape Plan (PDF)
  7. Center 40_Roth_0523-2016-completeness (PDF)
  8. 40 Centre St_ZBA Presentation_FINAL_LR_0523-2016 (PDF)