2026-03-03 – Planning Board Meeting – Meeting Minutes

BROCKTON PLANNING BOARD MINUTES

Tuesday, March 3rd, 2026 – 6:00 PM

Chair Toni Goncalves opened up the meeting with a Roll Call…

Members present are:

  • Toni Goncalves – Planning Board Chair

  • Iolando Spinola – Planning Board Vice-Chair

  • Marty Crowell – Planning Board Member

  • Matthew Gallagher – Planning Board Member

  • James Sweeney – Planning Board Member

  • Evan Sears – Planner II

  • Brendan Weeks – Deputy Fire Chief

  • Isaiah Thelwell – Administrative Assistant

    1. Review and Acceptance of Meeting Minutes February 3rd, 2026

      A motion was made (Gallagher) and seconded (Crowell) to approve the February 3rd, 2026, Meeting Minutes. The motion passed by unanimous roll call vote.

    2. Request for Lot Release Braemoor Road

      Planner Evan Sears reported that lots 6, 7, and 8 are requested for release, with four lots remaining. He noted that the value of one of these lots is sufficient to cover the remaining project work.

      A motion was made (Sweeney) and seconded (Gallagher) to release lots 6, 7, and 8. The motion passed by unanimous roll call vote.

    3. Definitive Subdivision Property: 33 Custer Street Parcel ID#: 070-085

      Applicant: Edson Teixeira

      Representative: J.K Holmgren Engineering

      Scott Faria with J.K. Holmgren Engineering presented a definitive subdivision plan to divide an approximately 15,000-square-foot property into two lots, creating a buildable lot alongside an existing home. He explained that the subdivision would allow the applicant to proceed to the Zoning Board of Appeals for frontage and area variances to construct a new single-family home. The Board discussed required waivers, including frontage, utilities, streets, and curbs/sidewalks, noting that most conditions already existed and the waivers were procedural, except for frontage, which was significantly below the required 175 feet but consistent with the surrounding neighborhood.

      A motion was made (Sweeney) and seconded (Crowell) to approve the definitive subdivision for 33 Custer Street. The motion passed by unanimous vote.

      Waivers Granted:

      • Section IV (B) Streets

      • Section IV (F) Utilities

      • Section V (C) Curbs and Sidewalks

      • Frontage

    4. Site Plan Review (Accessory Dwelling Unit) Property: 33 Boyden Street

      Parcel ID#: 009-187

      Applicant: John Crowley Construction, Inc

      The Board reviewed a site plan application for 33 Boyden Street for the construction of an accessory dwelling unit (ADU). Applicant John Crowley presented the proposal, explaining the ADU would be approximately 495 square feet and initially intended to house a daycare currently operating in the main dwelling, with long-term plans for residential use. The Board raised concerns regarding whether an ADU could be used for business purposes under Massachusetts law, concluding it must be used for residential purposes and incorporating this as a condition.

      Parking requirements were discussed, with the applicant indicating compliance through existing and proposed spaces.

      A motion was made (Sweeney) and seconded (Gallagher) to approve the site plan with the stipulation that the ADU be used in conformance with Massachusetts state law. The motion passed by unanimous vote.

    5. Site Plan Review (40R) Property: 60-68 Legion Parkway

      Parcel ID#: 091-050; 091-039; 091-051; 091-052

      Applicant: Neighborworks Housing Solutions, Inc

      Rob Corley, CEO of NeighborWorks Housing Solutions, introduced the proposed “Liberty on Legion” development on Legion Parkway on behalf of NeighborWorks Housing Solutions, highlighting the organization’s long-standing presence in Brockton and its portfolio of mixed-use and residential projects, including Sycamore on Main, the Lincoln School redevelopment, and the Montello project. He explained that the project site, currently occupied by a former Harbor One Bank (Now Eastern Bank) building, would be redeveloped into a five-story mixed-use building consisting of 54 residential units, approximately 2,700 square feet of ground-floor bank space for Eastern Bank, 10,400 square feet of office space for NeighborWorks, and 74 structured parking spaces. Tim Doherty, Director of Development of NeighborWorks Housing Solutions, provided an overview of the site layout, building design, and operational plan, noting the

      integration of residential, commercial, and office uses with separate entrances and shared parking that leverages differing peak demand times. He detailed the project’s compliance with the 40R Smart Growth Overlay District while outlining nine required waivers, including relief for parking (74 provided vs. 94 required), density, floor area ratio, building height, setbacks, and design standards. Doherty emphasized that the parking shortfall is mitigated by staggered demand between daytime commercial uses and nighttime residential use. The proposal also includes streetscape improvements such as widened sidewalks, landscaping buffers, and enhanced pedestrian access along Frederick Douglass Avenue. In response to initial board comments, Chair Goncalves confirmed that the applicant would return for additional approvals if project changes arise and raised concerns about traffic congestion during construction, asking how disruptions along the already busy corridor would be managed. The Board continued its review of the proposed mixed-use development, focusing on construction logistics, parking operations, and design details. Doherty explained that the construction period for the project would be about two years. The contractor, who previously worked on Campello Crossing and Sycamore on Main Street, will likely lease the adjacent square parking lot from the Parking Authority to set up construction trailers. Deliveries would probably come through Frederick Douglass Street, and a traffic plan must be approved by the traffic commission before permits are issued.

      Regarding parking, 74 spaces are provided while 82 are required. This count includes spaces used by Eastern Bank employees and customers. During the day, the upper-level parking garage will be open for business use, including bank access, and a portion will be reserved for NeighborWorks Housing Solutions staff. At night, a roll-down gate with fob access will restrict entry to residents only, ensuring they have secure parking. Any unauthorized vehicles would be towed, though past experience at Sycamore and Main indicates minimal issues.

      The apartment breakdown includes 21 one-bedroom units, 32 two-bedroom units, and 3

      three-bedroom units. The floor area ratio for the project is 2.85, exceeding the 1.25 standard in the design guidelines, due to the exclusion of the parking garage from the calculation.

      Assigned parking will be provided for residents, with a lottery system used at previous projects to allocate spots. Gates have not caused traffic issues in prior developments, and pedestrian safety will be supported by signage and sound alerts when vehicles exit the garage.

      Car ownership is expected to be moderate: applying rates from the Sycamore project, Liberty on Legion’s 54 units are projected to have about 32 cars. Residents without cars are expected to use public transit or rideshare options. Board members expressed support for the design, lighting, sidewalk improvements, and expanded tree canopy on Frederick Douglass Street.

      A letter from Mayor Moises Rodrigues was submitted and formally acknowledged by the Chair, which strongly supported the project endorsement of the proposal and highlighted its positive impact on the area.

      A motion was made (Sweeney) and seconded (Gallagher) to approve the project with standard conditions and additional requirements, including that the applicant must return to the Planning Board upon completion of ongoing technical and peer review to demonstrate that all comments have been satisfactorily addressed, and that any major revisions would require a formal modification request. The motion also required that all special conditions be completed prior to the issuance of building permits. The motion passed by unanimous roll call vote.

      Waivers granted:

      • Section 27-99 of Article 16

      • Section 27-94(2) of Article 16

      • Section 27-94(3) of Article 16

      • Section 27-96(1) of Article 16

        Design Guidelines waivers granted:

      • Section 8.7 – Calls for a Maximum Floor Area Ratio (FAR) of 1.25 for Mixed-Use developments. The proposed project provides an FAR of 2.85.

      • Section 8.7 – Calls for a Roof Setback of 8 feet above 45 feet of building height. The proposed project provides a maximum roof setback of 2–3 feet.

      • Section 8.7 – Calls for a Rear Setback equal to (Height + Length) ÷ 4. The proposed project provides a rear setback of 16 feet 7.5 inches.

      • Section 8.7.2.7 – Requires a regular rhythm of storefront entrances every 25–50 feet along block frontages. The proposed project provides entrance spacing ranging from approximately 20 feet to 85 feet.

      • Section 8.7.2.8 – Requires storefronts to be built to the property line and prohibits a front setback greater than 10 feet.

    6.      Board Business Officer Elections

1. Chair – Toni Goncalves was nominated by Sweeney, seconded by Gallagher, and elected unanimously.

2. Clerk/Vice Chair – Iolando Spinola was nominated by Sweeney, seconded by Crowell, and elected unanimously.

3. ZBA Designee – James Sweeney was nominated by Gallagher, seconded by Crowell, and elected unanimously.

4. Traffic Commission Designee – James Sweeney was nominated by Gallagher, seconded by Crowell, and elected unanimously.

A motion was made (Gallagher) and seconded (Sweeney) to adjourn the meeting. The motion was passed by unanimous vote.

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