1299 Beacon Street

Project Name: 1299 Beacon Street
Comprehensive Permit (Chapter 40B affordable housing)

STATUS

• ZBA Approved with Conditions 10/2/2019 
• Decision filed with Town Clerk 11/7/2019 
• Notice of Decision mailed to abutters within 300 ft radius 
• Initial Proposal: 108 units (12 stories) of age-restricted rental housing on 18,632 sf lot; 2 levels of retail; 2 levels of below grade parking (183 parking spaces for residential and retail)
• Revised Proposal: 74 units (8-10 stories) of age-restricted rental housing; 2 levels of retail 2 levels of below grade parking (99 parking spaces for residential and retail)
• Revised Proposal (July 10, 2019): 65 units (8-9 stories) of age-restricted rental housing; 2 levels retail; 2 levels below grade parking (57 parking spaces)
• Revised Proposal (July 15, 2019): 55 units (8-9 stories) of age-restricted rental housing; 2 levels retail; 2 levels below grade parking (57 parking spaces) ZBA APPROVED 10/2/2019

Applicant: Brighton Allston Properties, LLC (Raj Dhanda)
Location: 1299 Beacon Street (between Trader Joe's and Post Office)

Contact the Zoning Board of Appeals or the Planning Department

If you have any questions for staff or comments for the ZBA, please email Senior Planner Maria Morelli at [email protected]. The Planning Department main number is 617-730-2130.

ZBA TIMELINE 

The timeline (PDF) features all stages of the 40B process and indicates the stage of the project at this time.

KEY DATES

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

Site Eligibility Stage

• August 16, 2016: The applicant will present the Site Eligibility proposal for the Board of Selectmen. Notice of Hearing (PDF) The Board of Selectmen will draft comments to submit to subsidizing agency and consider public comments. To submit comments directly to MassHousing on site eligibility, please download these instructions to submit comments directly to MassHousing (PDF).
• September 6, 2016: Board of Selectmen discusses Town's Response to MassHousing (due September 9).
• January 3, 2016: Board of Selectman discusses Town's Response to MassHousing in regard to REVISED Site Eligibility proposal dated November 4, 2016. See BOS Calendar for agenda.

ZBA Application - ZBA Public Hearing

Hearings are held in Select Board's Hearing Room, Sixth Floor, Town Hall, unless otherwise noted. See Town Calendar.

TRANSCRIPTS are available about two weeks after a hearing. Links to full transcripts are provided at the bottom of this page.

• March 23, 2018: The Applicant submitted ZBA application for a Comprehensive Permit
• April 18, 2018: ZBA Public Hearing is opened and continued (no Board Discussion or Testimony)
• April 25, 2017: Continued to May 9, 2018
• May 9, 2018: Applicant presents proposal. The ZBA's 40B consultant presents an overview of Chapter 40B. Transcript here. (PDF)
• May 30, 2018: ZBA Site Visit - Open to public (Because this is not a public hearing, no testimony will be accepted during the site visit.)
• June 13, 2018: ZBA Hearing / Staff Report / Public Comment
  > NOTE: June 13 hearing is Room 111 first floor of Town Hall and cannot be televised.
• July 11, 2018: ZBA Hearing. Testimony from Town Depts and traffic/parking peer reviewers)
  >Public comment confined to technical questions for peer reviewers
  Sept 5, 2018: ZBA Hearing. Testimony from design peer reviewer and Town Boards
  > Public comment confined to technical questions for peer reviewer
• October 17, 2018: CONTINUED TO NOVEMBER 28, 2018
• November 28, 2018: CONTINUED TO JANUARY 14, 2019
• January 14, 2019: CONTINUED TO JANUARY 30, 2019
• January 30, 2019: Architecture 
• February 13, 2019: Hearing CONTINUED to Feb 27
• February 27, 2019: CONTINUED 
• April 3, 2019: CONTINUED TO APRIL 24 (no hearing)
• April 24, 2019: Traffic / Parking / Site Logistics / Public Safety / Rubbish-Recycling / Geotechnical / Stormwater / Prelim Building Code
• May 1, 2019: Geotech/Build. Code, Site Circulation/Logistics, Trash, Parking
• June 3, 2019: Revised plans and peer review
• July 10, 2019: Parking, geotech, construction management planning
• July 15, 2019: Response to ZBA charge (parking ratio)
• September 16, 2019: Will be CONTINUED to September 18 (not hearing on 9/16)
• September 18 (not 16), 2019: Soil test, Waivers, Conditions
• October 2, 2019: Conditions
• Public Hearing scheduled to close (180 days from opening + 274 day extension): October 3, 2019

Presentations

Planning Department: July 11 Design Analysis Report and Presentation - Maria Morelli, Senior Planner

• Planning Department presentation to Brookline Preservation Commission - Maria Morelli, Senior Planner
• Design Peer Review Report and Presentation - Sept. 5, 2018

APPLICATION PLANS AND HEARING MATERIALS

October 2, 2019 Hearing

NOTE PUBLIC HEARING CLOSES October 3, 2019. No testimony will be accepted after October 3.

• CURRENT Revised Draft Conditions V3  and Exhibit 4-Abutters in 100 foot radius (certified by Assessor)
  • Applicant's proposed changes to Draft v3 for ZBA's consideration. Technical response from staff pending for ZBA's consideration.
• Exhibit 1: Waiver Requests Approved by the ZBA 9/18/2019
• Exhibit 2: Terms to be included in Town Regulatory Agreement
• Exhibit 3: Notice of Public Hearing (to open public hearing April 18, 2018)
• Draft Conditions (old)

DOCUMENTS REFERENCED IN DECISION - reviewed in prior hearings

• parking demand management August 13, 2019 | program mix
• rubbish and recycling management
• ground plane: integrated site plan choreography
• geotechnical: foundation methods, construction means/methods, water table, hazardous material, soil types, soil testing 
  • Geotechnical Report January 2019 (Four levels subgrade) - Plans revised for 2 levels and reviewed by geotechnical peer reviewer July 2019
  • Applicant's Soil Lab Test and GEI Summary report (July 2019) Reviewed by geotech peer reviewer September 18, 2019
• Stormwater Report
• prelim construction management planning July 30, 2019

September 18 (not 16), 2019 Hearing

1 - Soil Testing

• Applicant's Soil Lab Test and GEI Summary report (July 2019)
• Independent Geotech Peer Review (response to applicant's soil test)

2 - Waivers (Applicant's request for waivers from zoning consistent with the latest plans)

• Draft version 1: Comments from staff to be posted
• Architectural plans
• Site plans and civil engineering drawings
• Landscape plan
• Waivers key
• For reference only (reviewed by ZBA at previous hearings)
  • Components related to plans:
  • parking demand management August 13, 2019 | program mix
  • rubbish and recycling management
  • ground plane: integrated site plan choreography
  • geotechnical: foundation methods, construction means/methods, water table, hazardous material, soil types, soil testing
  • stormwater management
  • prelim construction management planning July 30, 2019

3 - DRAFT Conditions [Procedural History and Findings Only]

JULY 15, 2019 Hearing

• Unit count and parking spaces
• Updated floor plans
• Waivers list

JULY 10, 2019 Hearing

Applicant Materials

• Architecture/Parking: See PLANS under JUNE 3, 2019 Hearing
• Updated Construction Management Plan -June 11, 2019
  • UPDATED Construction Management Plan (response to 7/9 Geotech peer review + Autoturn analyses) - July 9, 2019
• July 3-8, 2019 soil tests [Lab results will be available week of July 16.]
• Parking Demand Management
  • Parking Garage Plan (revised)
  • Parking demand management memo
  • Case studies: no parking for retail

Peer Review

• Geotech (July 9)
• Parking (July 8)

June 3, 2019 HEARING

Applicant Materials

• Revised architecture elevations and floor plans/parking plans, illustrations of functions on ground plan. JUNE 3, 2019 PRESENTATION TO ZBA
  • Summary of changes:
  • 8 and 10 stories reduced to 8 and 9 stories (-10,000 sf)
  • 74 units reduced to 65 units
  • Garage reduced from 3 subgrade levels to 2
  • Parking spaces reduced from 87 to 52
  • Retail use excludes all food use
  • Retail space increased from 5000 sf to about 6600 sf (one to two levels)
  • Stepback at Sewall facade increased from 3 ft to 6 ft (at third floor and up instead of fourth and up). Additional volumes reduced on Sewall facade.
  • Loading area made deeper
• Updated traffic counts: reduced housing, no food use (plus comparison of Senior Housing w/ Apartment use codes)
• Updated parking demand narrative
• Construction management planning
• Soil testing: schedule during hearing
• Updated trash/recyclables management
  • Management plan
  • Trash room drawing
  • Loading dock drawing

Peer Review Reports

• Architecture
• Traffic
• Parking
• Geotechnical (Prelim review of CMP) - June 3, 2019
• Staff Reports: Health,

MAY 1, 2019 HEARING

Applicant Materials

Geotech / Stormwater

• Civil Drawings
• Stormwater Report
• Geotechnical Report
• Preliminary Building Code Analysis April 12, 2019
• GEI Presentation

Site Circulation / Trash

• Diagrams
• Narrative
• Auto-Turn w/ Pedestrian Improvements
• Trash Plan, Containers (image), Transport on ramp (image)

Peer Review Materials

• Geotech Updated Report: THREE v FOUR levels subgrade parking (April 11, 2019)
  • Applicant's response to peer review report - April 18, 2019

APRIL 24, 2019 HEARING

• Site Plan (arch)
• Floor Plans
• Parking Plan w. trash room
• Trash Plan, Trash Room Layout 1-23-2019, Compactor Specs
• Auto-Turn Radii
• Passenger Loading
• North-South Building Section Section
• Updated Trip Generation 
• Level of Service Analysis - March 25, 2019
• Updated Parking Demand Narrative
• Geoff Engler, SEB Inc: Additional comments, re parking demand
• Narrative: Coordinated Site Logistics, Expected Changes to Public Way
• Civil Drawings
• Stormwater Report
• Geotechnical Report
• Preliminary Building Code Analysis April 12, 2019

Comments from Staff (Public Safety, Transportation, Environmental Health)

Comments from Transportation Board

• Letter to ZBA from Transportation Board - March 22, 2019

Peer Review Reports

• Traffic - Peer Review (March 2019)
• Parking - Peer Review (March 2019)
  • Applicant's response March 28, 2019 peer review report - April 10, 2019
• Geotech Interim Report: FOUR levels subgrade parking (March 28, 2019)
• Geotech Updated Report: THREE levels subgrade parking (April 11, 2019)
  • Applicant's response to peer review report - April 18, 2019

For February 13, 2019 Hearing (Traffic, Parking, Prelim Building Code)

• Updated Traffic Study (Vanasse for applicant) - restaurant space cap 3500 sf
• Traffic counts - restaurant space cap 5000 sf
• Parking Demand Narrative - restaurant space cap 3500 sf (+ 6500 sf retail)
• Parking Demand Narrative - restaurant space cap 5000 sf (+ 5000 sf retail)
• See Arch Plans (Jan 30 Hearing) for drawings.
• Staff, Boards reports and Independent Peer Reviews to come.

For January 30, 2019 Hearing (Architecture)

• Perspectives (from Applicant)
• Architecture files (from Applicant)
• Architecture Peer Review: Jan 20, 2019 Report (Cliff Boehmer)

For November 28, 2018 hearing (not held)

Parking

• parking plans
• parking demand narrativeREVISED parking demand narrative
• Parking Peer Reviewer Report -11/21/2018

Traffic

• Applicant's traffic report - 11/26/2018
• Auto Turn analysis (from applicant)
• Town Transportation Administrator's memo - 11/27/2018
• Traffic Peer Reviewer Report - 11/28/2018

Plans Submitted with ZBA Application:

• Full Comprehensive Permit Application (large file) (PDF)
• Architectural Plans (smaller file) (PDF)

Applicant's response to Application Completeness letter (clarification, outstanding and additional materials)
June 2018

• Shadow Studies (PDF) (June 5, 2018)
• Atlas Map Overlay (PDF) (June 5, 2018)
• 3D Model (contact Planning Department)
• Detailed Elevations
• Site Plan Existing Condition

From the Applicant (July 2018)

• Existing Conditions Survey
• Atlas map and Site sections
• Presentation including plans and revised parking
• Summary of changes
• Shadow Studies
• Height
• Facade details
• 3D Model: Contact Planning Department

LETTERS TO THE ZBA

From Staff

• Police Department
• Planning Department: Trader Joe's Parking and leasing at 1299 Beacon
• Building Commissioner
• Planning Department: July 11 Report and Presentation
• Transportation Administrator Preliminary Comments
• Building Commissioner - Sept. 5, 2018
• Town Transportation Administrator's memo - 11/27/2018

From Boards and Commissions

• Preservation Commission - Sept. 5, 2018

From Peer Reviewers

• Traffic Peer Review Report - July 9, 2018
• Parking Peer Review Report - July 9, 2018
• Design Peer Review Report and Presentation - Sept. 5, 2018
• Parking Peer Reviewer Report -11/21/2018
• Traffic Peer Reviewer Report - 11/28/2018
• Traffic - Peer Review (March 2019)
• Parking - Peer Review  (March 2019)

From the Public

April 2018

• Beth Kates (PDF)
• Temple Sinai (PDF)

May 2018

• Prasun Agarwal (PDF)
• Myra and Howard Berloff (PDF)
• Stacy Berloff (PDF)
• Nancy Doyle (PDF)
• Hana Drew (PDF)
• Susan Fried (PDF)
• Chryssa Georgalis (PDF)
• Cindy and Roger Goldstein (PDF)
• Jill Greenberg (PDF)
• John Mazza (PDF)
• Adam Kloczkowski (PDF)
• Stan Lagos (PDF)
• Judith Mir (PDF)
• Peggy Ann Morrison (PDF)
• Roslyn and Stuart Orkin (PDF)
• Roslyn and Stuart Orkin (5/18) (PDF)
• Robert Rosenkrantz (PDF)
• Ramesh and Lisa Shivdasani (PDF)
• Ellen Beth Suderow (PDF)
• Roberta Sydney (PDF)
• Karen Voght (PDF)
• Barbara Wexler (PDF)

July 2018

• Sherbondy
• Shivdasani
• Richard Volkin PE for Charles Heinberg
• Voght
• Gillon Assoc. for Roberta Sydney and Kyle Spellman
• Nancy Doyle

September 2018

Sullivan and Comerford P.C.

December 2018

Gillon Associates on behalf of Roberta Sydney and Kyle Spellman

January 2019

• Ramesh and Lisa Shivdasani
• 11 Longwood Condominiums  Trustees
• Janet Schwartz
• Beth Kates

February 2019

• Roslyn Orkin
• Amy Schottenfels
• Ramesh and Lisa Shivdasani
• Richard Volkin

March 2019

Sullivan & Comerford for Kyle Spellman and Robert Sydney

April - May - June 2019

• Nancy Doyle
• Roger Goldstein
• Felice Mendell
• Roslyn Orkin
• Myra Berloff
• Henry Wolstat/Marjorie Radin
• Sullivan & Comerford, P.C.
• Nancy Doyle - June 3, 2019

For July 10, 2019 Hearing

• Richard Volkin, PE, for Dr. Charles Heinberg
• Walter Comerford for Roberta Sydney and Kyle Spellman
• Alan Agresti-Jacki Levine - June 11, 2019
• Temple Sinai
• Ramesh and Lisa Shivdasani
• Roger Goldstein
• Henry Wolstat
• Gillon Associates
• Amy Schottenfels
• Scott Sherbondy

For September 18, 2019 Hearing

• Walter Comerford for Roberta Sydney and Kyle Spellman
• Nancy Doyle
• Richard Volkin,PE, for Dr. Charles Heinberg
• Whitestone Engineers for Roberta Sydney and Kyle Spellman: Environmental, Geotechnical
• Ramesh Shivdasani
• Temple Sinai
• Myra and Howard Berloff

Transcripts

Available within two weeks of hearing.

• 5-9-18 (PDF)
• June 13, 2018 Hearing
• July 11, 2018 Hearing
• September 5, 2018 Hearing
• January 30, 2019 Hearing
• April 24, 2019 Hearing
• May 1, 2019 Hearing
• June 3, 2019 Hearing
• July 10, 2019 Hearing
• July 15, 2019 Hearing
• September 18, 2019