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 email Maria Morelli, Senior Planner.

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

Key project deadlines and materials are available.

• 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: View 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 Permit Application for JFK Crossing - 420 Harvard Associates LLC

• Scanned Version of Decision Filed with Town Clerk on February 6, 2017 (PDF)
  • Modified Decision November 2017
• Notice of Decision (PDF) mailed to abutters February 6, 2017 within 300-foot of both parcels (420 Harvard Street and 49 Coolidge Street) - 20-day appeals period begins

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 (PDF)
• Exhibit 1 Approved Waivers (PDF) and Waiver Key Site Plan (PDF)
• Exhibit 2 Terms for replacement regulatory agreement (PDF)
• Exhibit 3 Notice of Public Hearing (PDF)

For December 28, 2016 Hearing:

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

For December 12, 2016 Hearing:

• Draft Decision dated December 9, 2016 (PDF)
• Exhibit 1 Draft Waivers dated December 9, 2016 (PDF)
• Exhibit 2 Terms to be included in replacement regulatory agreement (PDF)

PRESENTATIONS

• June 27, 2016 (PDF)
  > Description: Applicant presents proposal to ZBA.
• July 14, 2016 (PDF)
  > Description: Planning Dept to Planning Board
• July 25, 2016 (PDF)
  > Description: Planning Dept on behalf of Planning Board
• July 25, 2016 (PDF)
  > Description: Testimony from Community
• September 13, 2016 (PDF)
  > Description: Amended plans to ZBA
• September 26, 2016 (PDF)
  > 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 (PDF)
• August 10, 2016 - Amended (Access on Fuller) (PDF)
• August 10, 2016 - Access on Coolidge (PDF) - presented but not part of amended plan
• August 20, 2016 - Updated Traffic Study (PDF)
• August 2016 - Updated Shadow Studies (PDF)
• Site Control: P&S (PDF)
• September 13, 2016 - Amended submission to ZBA (PDF)
• September 20, 2016 - Parking Narrative (PDF)
• September 20, 2016 - Transportation Demand Management Plan (PDF)
• October 13, 2016 - Response to Prelim. Traffic Peer Review (PDF)
• October 13, 2016 - Additional traffic data requested by peer reviewer (PDF)
• October 17, 2016 - Updated garage and parking plans (PDF)
• October 17, 2016 - loading bay analysis (PDF)
• October 17, 2016 - garage parking analysis (PDF)
• October 19, 2016 - site section of ramp (PDF)
• October 28, 2016 - Architectural plans (PDF)
• October 28, 2016 - Unit mix (PDF)
• October 2016 - Shadow Studies 7 am to 8 am (PDF)

APPLICANT'S REQUEST FOR WAIVERS FROM LOCAL REGULATIONS

• Waivers - November 30, 2016 (PDF)
• Waivers Key on Site Plan - November 30, 2016 (PDF)
• Latest Plans - October 28, 2016 (PDF)
• Director of Engineering and Transportation - November 30, 2016 (PDF)
• Building Commissioner - November 30, 2016 (PDF)
• Applicant's height calculations--for Building Commissioner's review (PDF)

PEER REVIEWS

Site/Building Design

• Clifford Boehmer, AIA - August 29, 2016 (PDF)
• Clifford Boehmer, AIA - November 2, 2016 (PDF)

Traffic

• James Fitzgerald, P.E. - September 23, 2016 (PDF)
• James Fitzgerald, P.E. - October 19, 2016 (PDF)

LETTERS TO ZBA

Boards, Commissions, Departments

• Planning Board (PDF)
• Director of Engineering and Transportation - November 30, 2016 (PDF) (waivers)
• Director of Engineering and Transportation - November 30, 2016 (PDF) (public safety) - typo corrected
• Building Commissioner - November 30, 2016 (PDF)
• Dep. Superintendent Myles Murphy, Police Dept. - December 9, 2016 (PDF)
• Dep. Fire Chief Kyle McEachern - December 9, 2016 (PDF)
• Director of Engineering and Transportation - December 12, 2016 (stormwater) (PDF)
• Chief of Environmental Health - December 28, 2016 (PDF)

Judi Barrett, ZBA 40B Consultant to ZBA)

• Pro Forma: Triggers, Process, Risks (PDF) - October 26, 2016
• Commercial Uses in Residential Districts (Jepson v ZBA Ipswich -2007) - December 12, 2016 (PDF)

Public Comment

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

HEARING TRANSCRIPTS

• June 27, 2016 (PDF)
  > Description: Applicant presents proposal to ZBA.
• July 25, 2016 (PDF)
  > Description: Testimony from boards, staff, public
• August 10, 2016 (PDF)
  > Description: Applicant presented updated plan to ZBA
• August 30, 2016 (PDF)
  > Description: Preliminary report from architectural peer reviewer
• September 13, 2016 (PDF)
  > Description: Applicant presented updated plans to ZBA
• September 26, 2016 (PDF)
  > Description: Preliminary report from traffic peer reviewer
• October 19, 2016 (PDF)
  > Description: Traffic and parking
• November 2, 2016 (PDF)
• November 30, 2016 (PDF)
• December 12, 2016 (PDF)
• December 28, 2016 (PDF)
• January 23, 2017 (PDF)