Planning Board: Brookline Place redevelopment

A weekly meeting of the Planning Board on Thursday, January 22, started at 7:30 pm in the northern first-floor meeting room at Town Hall. The agenda was a two-family conversion on Babcock St. and the board’s formal review of plans for Brookline Place redevelopment, being proposed by Children’s Hospital, the property owner. Lara Curtis Hayes, a senior planner in the Department of Planning and Community Development, and Polly Selkoe, the assistant director for regulatory planning, presented the cases.

Children’s Hospital was represented by Charles Weinstein, vice president for planning and development, by Sam Norod and Tim Talun of Elkus Manfredi Architects, by Mikyoung Kim of Mikyoung Kim Design, landscape architects, by Skye Levin of Howard/Stein-Hudson, traffic engineers, and by George Cole of Stantec Consulting. Developers for Brookline Place had held a series of six meetings over last summer and fall with a design advisory team appointed by the Planning Board, including board member Mark Zarillo and Linda Hamlin, the board’s chair.

Members of the public–only four–were outnumbered by developer representatives and Brookline staff, including Kara Brewton, the economic development director. Rather than indicating lack of interest, slim attendance more likely reflected satisfaction with the project and its designs, negotiated with public input and participation.

BrooklinePlaceAerialFromNw20141212

Source: Town of Brookline, MA, from Children’s Hospital

Building a plan: The rendering shown is an aerial perspective from around 2,000 feet above Town Hall on Washington St. showing the Brook House in the background and the existing 10 Brookline Place, formerly Hearthstone Plaza, to the right. The 2-story former Water Department near Brookline Ave.–now an early-education and day-care center–is hidden in this view by offices at 1 Brookline Place.

While the main outlines of the project had been explained to town meeting last May, when it approved zoning changes, the building shapes and appearances and the landscaping developed during extended reviews. Plans call for removing two low-rise structures now at 2 Brookline Place and the adjacent 4 Brookline Place, replacing them with an 8-story office tower, and adding a 6-story wing, toward Washington St., to the existing two wings of 6-story offices at 1 Brookline Place. A 3-story garage is to be replaced by a larger, 5-story garage.

Current plans most nearly reflect a “boulevard concept” presented last summer. They feature a lawn across Pearl St. from the MBTA Green Line stop and many other landscaping elements. At the most recent meeting of the Transportation Board, those board members generally seemed to favor leaving views of the lawn unobstructed from Brookline Village by moving a taxi stand across the street, beside the Green Line stop.

Planning a building: Planning Board members took note of public improvements to be funded by Children’s Hospital under a development agreement with Brookline. They include removal of a long-disused pedestrian overpass across Route 9, built about 40 years ago and closed up after it harbored muggings and vandalism. Funds are to be contributed for street reconfigurations and improvements, including a traffic signal at Brookline Ave. and Pearl St. and signal coordination for Route 9 and nearby streets.

Planning Board members seemed as interested as Transportation Board members had been in traffic issues, but they were not able to make much headway during a meeting filled with other concerns. Ms. Hamlin noted that so far there had been little involvement by Station St. business operators, on the other side of the MBTA stop. The Planning Board is to revisit those issues soon, perhaps at its next meeting.

Screening along the Pearl St. face of the new garage and on the face adjacent to the lawn attracted interest. Mr. Norod, the architect, said that designs were preliminary and might change. The “framing” along Pearl St. and the “staircase” pattern adjacent to the lawn, he said, are intended to be “visually interesting.” The paths across the property will be open to the public and will be maintained by the building owner. The ground floor of the 8-story tower will house restaurants and retail shops.

Not shown in the rendering are large signs proposed for the roof of the 8-story tower and in other places, advertising Children’s Hospital. They were on the agenda to be considered for special zoning permits. Other permits are needed for parking, setbacks and projecting signage and for design review of a major-impact development. Participation by the design advisory team was an element of design review. Jonathan Simpson, a Planning Board member, asked about shadow studies. Ms. Kim said some studies had been done, but she spoke only about shadows inside the Brookline Place property and showed no studies at the meeting.

According to Mr. Weinstein and Mr. Norod, Children’s plans to develop in stages: first removing the low-rise buildings at and near 2 Brookline Place, then putting up 3-level, outdoor automobile stackers there to house vehicles temporarily that now use the current garage. Afterward, the current garage is to be removed and the new one built, and finally the new 8-story office tower at 2 Brookline Place and 6-story wing at 1 Brookline Place will go up. The Planning Board recommended approval of permits to the Zoning Board of Appeals but is seeking conditions, including review by Planning of final designs.

– Beacon staff, Brookline, MA, January 23, 2015


Two Brookline Place / Children’s Hospital, Town of Brookline, MA, January, 2015

Planning Board: offices and parking at Brookline Place, Brookline Beacon, April 11, 2014

Brookline Place project: three concept plans, Brookline Beacon, September 16, 2014

Craig Bolon, Gateway East: an idea whose time has gone, Brookline Beacon, October 17, 2014

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