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 email Senior Planner Maria Morelli.

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 (PDF),
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 (PDF) and ZBA Presentation (PDF)
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 

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 (PDF)
o Additional spot elevations, re height of fence / wall at driveway (C-200, C-300) (PDF)
o Height methodology (PDF)

WAIVERS
Draft Request for Waivers from Local Regulations - February 26, 2018 (PDF)
Draft Request for Waiver from Local Regulations - Revised March 6, 2018 (Waivers C, D) (PDF)
Draft Request for Waivers from Local Regulations - Revised March 14, 2018 (Added Waiver J-1) (PDF)

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

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

SITE ELIGIBILITY APPLICATIONS AND DOCUMENTS (PEL)
August, 2016: Site Eligibility to MassHousing (PEL)

MassHousing Site Eligibility Letter (PDF) - 2.23.17

Town Response to MassHousing: Letter Here (PDF) - 1.20.17

Additional Letters submitted to MassHousing in addition to above letter:

ZBA APPLICATION AND DOCUMENTS (Comprehensive Permit)

 Plans Submitted with ZBA Application:

Plans submitted on 7-19-2017 in response to application completeness (PDF)

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



Amendment to Traffic Study Auto Turn - August 11, 2017 (PDF)

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

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

3D Model (SketchUp)- August 2017: Please contact the email Planning Department.

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 (PDF)
(See staff review under LETTERS TO ZBA)

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

MATERIALS FOR JANUARY 29, 2018 Hearing

From Applicant:

ZBA Presentation - December 13, 2017 (2.5 MB) (PDF) (fifth floor stepped back; rear yard SB =16 to 21 feet)

Trash / Recycling

Arborist Report / Tree Protection Plan (PDF) v2 (figure fixed 11:40 am) - January 17, 2018 (Howard Gaffin)

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

Stormwater:
January 25, 2018 Revised Repor (PDF)t (in response to Peter Ditto's memo Jan 7, 2018, Tom Brady memo Jan 17, 2018)

Technical Reviews:

Traffic Peer Review (PDF) (James Fitzgerald/Environmental Partners Group)

Parking Peer Review (PDF) (Arthur Stadig / Walker Consultants)

Architecture Peer Review (PDF) (Clifford Boehmer / Davis Square Architects) - January 24, 2018

Public Health Department - January 26, 2018 (PDF)
Fire Department (PDF) - New letter 1/17/18
Building Department (PDF)- Fire Safety - 1/17/18
Stormwater Review (PDF) (Director of Engineering and Transportation) - January 7, 2018
Traffic Review (Director of Engineering and Transportation)
Town Arborist / Landscape Architect (PDF) (review of arborist report / new foundation method)

INDEPENDENT TECHNICAL PEER REVIEWS

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

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

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

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

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) (PDF)

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

Greta Fox (125 Stedman Street) - July 20, 2017
Kalman Zabarsky - July 20, 2017
J
odie Mansavet (119 Stedman Street) - July 20, 2017 (PDF)
Cathy Kaplan - July 24, 2017 (PDF)

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

Greta Fox (125 Stedman Street) - September 28, 2017 (PDF)
Hadassah Margolis (24 Stedman Street) - September 28, 2017 (PDF)
Joyce Jozwicki TMM 9 - September 28, 2017 (PDF)
Judith Vanderkay TMM 9 - September 28, 2017 (PDF)
Marilyn Daniels & Sylvia Zack (12 Manchester Street) - September 28, 2017 (PDF)
Rob Sherry (235-1 Freeman Street) - September 28, 2017 (PDF)

Brian Goldman (121 Stedman Street) - October 2, 2017 (PDF)
David Roochnik (117 Stedman Street) - October 2, 2017 (PDF)
Gina Crandell (117 Stedman Street) - October 2, 2017 (PDF)
Jodi Manasevit (119 Stedman Street) - October 2, 2017 (PDF)
John Anderson (119 Stedman Street) - October 2, 2017 (PDF)
Carrie & Guy Staff (123 Stedman Street) - October 2, 2017 (PDF)
Jessica Stokes (9 Auburn Place) - October 2, 2017 (PDF)
Marty Rosenthal - October 2, 2017 (PDF)
Gina Crandell TMM8 - October 6, 2017 (PDF)
Gina Crandell & David Roochnik (117 Stedman Street) - October 6, 2017 (PDF)
Jane Piercy (8 Still Street) - October 13, 2017 (PDF)
Neighborhood Petition - October 19, 2017 (PDF)
John Robert Anderson (119 Stedman Street) - October 19, 2017 (PDF)
John Robert Anderson (119 Stedman Street) - October 23, 2017 (PDF)

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

December 2017
Alisha & Tobia Nanda (33 Manchester Road) - December 5, 2017 (PDF)
Diana Spiegel (39 Stetson Street TMM Precinct 2) - December 5, 2017 (PDF)
Ellen & Jim Perrin - December 5, 2017 (PDF)
Kalman Zabarsky & Kerry Loughman (4 Stedman Street) - December 5, 2017 (PDF)
Marc Foster (122 Naples Road) - December 5, 2017 (PDF)
Sue Tamber Housman (46 Columbia Street) - December 5, 2017 (PDF)
Trudy & Arthur Golden (43 Abbottsford Road) - December 5, 2017 (PDF)
Gina Crandell (Stedman Street) - Landscaping (PDF)
J R Anderson (119 Stedman Street (PDF)) - December 11, 2017
James Perrin (33 Abbottsford Rd (PDF)) - December 11, 2017
Gina Crandell (Stedman Street) - December 15, 2017 (PDF)
Jane Gilman (Precinct 3) - December 15, 2017 (PDF)
Marilyn Daniels (12 Manchester Road) - December 15, 2017 (PDF)
Sue Tamber Housman - December 15, 2017 (PDF)

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

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

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

PRESENTATIONS
May 10, 2017 (PDF) - Applicant's overview of proposal
July 13, 2017 (PDF) - Planning Department's presentation to Planning Board
July 24, 2017 (PDF) - Planning Board presentation to ZBA
August 23, 2017 Presentation (PDF) - Cliff Boehmer, Arch Peer Reviewer
October 2, 2017 Presentation (PDF) - Cliff Boehmer, Arch Peer Reviewer
October 2, 2017 Presentation (PDF) - Peter Bartash, Project Architect
November 27, 2017 Presentation (PDF) - Cliff Boehmer, Arch peer Reviewer
November 27, 2017 Presentation (PDF) - Peter Bartash, Project Architect
APPLICANT'S PRESENTATION TO ZBA JANUARY 29, 2018 (PDF) - 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 (PDF): Applicant's overview of plans
July 24, 2017 Hearing (PDF): Planning Dept presentation on behalf of Planning Board
August 23, 2017 Hearing: (PDF) Testimony from traffic, parking, urban design peer reviewers
October 2, 2017 Hearing: (PDF)Applicant's presentation of new design
November 27, 2017 Hearing (PDF): Applicant's presentation of additional revisions
January 29-30, 2018 Hearings (PDF): Applicant's presentation of additional revisions; peer reviewer and staff reports