[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6587611,"mediaKeyId","5574797-12388ca992bd5496e7dbb99e31792e95","parentId",5574797,"title","Trammell Crow proposes 752‑unit redevelopment at former Armstrong site; planning board continues review","audioSeconds",7686,"startMs",1202000,"endMs",8888000,"viewUrl","/Search/View?dp=1&key=5574797-12388ca992bd5496e7dbb99e31792e95&start=1202&end=8888","thumbnailUrl","https://assets.pipeline.soar.com/5574797-12388ca992bd5496e7dbb99e31792e95/thumbnail_1202000.jpg","articleUrl","/articles/6587611/Town-of-Braintree/Norfolk-County/Massachusetts/Trammell-Crow-proposes-752unit-redevelopment-at-former-Armstrong-site-planning-board-continues-review","mediaUrl","https://secure.pipeline.soar.com/6587611-8b65c6d6fc16a418128236c3bbb9e531/orig.mp4?Expires=1771186236&Signature=K1LVPKxlYKajYGYRlC6rC5qcye5~nCrUJOGMKKiSTwLJpe6dVHHRgQe70RzB4n7GNp6us8Dwf1-MfXEQlsgJxcHgtPYzCEWolg87KT4d0hrEoJRa7GjKrkv-o3piWiz3g9W~t8JzpwMwG14ixR4h08GARansWBvN4H1FlEiis8wJo2t4OUreVEIEG32yy2Jm3j3~WASD54BXyX8pzhZSqIoMkNvCVVYokk7cSM6hMDED-eEDUrJsdB0BBubhvTLOyfQ9PG9yKJx1FfrD1CQy7fvBAFcwTGEk9Ozt7e~~3UYbsQfMxjLIoGaTyhK1hVanOWi0Boz5aaFqWPOuwHu9Eg__&Key-Pair-Id=KUT5TJCACFTXG","author","Braintree","date","2025-08-13T17:44:34Z","article","Trammell Crow Residential and its consultants presented a proposal to redevelop the former Armstrong factory site at 10 Plains Street into a 752‑unit multifamily complex during the Braintree Planning Board public hearing on Aug. 12.

The applicant, represented by attorney Frank Marinelli, said the project is a by‑right multifamily development under the town’s MBTA Communities Multifamily Overlay District. Marinelli described the plan as a two‑phase project with 427 units in phase one across five four‑story buildings and 325 units in phase two in a single four‑story building with an integrated garage. \"The proposal is by right under zoning,\" Marinelli told the board. He and the development team said the project would preserve and add open space, treat on‑site stormwater and connect new trails to the existing river boardwalk.

The nut graf: The proposal would replace industrial structures and impervious surfaces with housing, landscaping, public walking access and stormwater controls. Developers say the project will create significant tax revenue and public amenities; residents and civic groups raised concerns about traffic, municipal services, school impacts and how public use of the riverwalk will be preserved.

The development team described technical details in separate presentations. Architect Steve Shetler said buildings are designed as multiple, smaller four‑story blocks oriented to the river with pedestrian paths and multiple entrances. Civil engineer Nick Delacaba said the site is divided into three zoning‑compliant lots and proposed 1,055 parking spaces with 74 reserved spaces banked for future need. Delacaba described decentralized infiltration systems and five underground infiltration chambers on the eastern half of the site to treat runoff, and said stormwater systems were designed to meet state and local performance standards.

Wetlands scientist Andrew Thibault said the team completed an updated wetland delineation after the river restoration work. He said the plan reduces impervious cover by about 2.4 acres, with most of that reduction (about 2.1 acres) inside the 200‑foot riverfront jurisdictional area. Thibault said the filing with the Conservation Commission treats the project as a riverfront redevelopment and asserted the plan will produce a net benefit to the resource by moving development farther from the river and adding stormwater treatment.

Traffic consultant Robert Michaud summarized a traffic impact assessment and said daily vehicle trips under a full build would be similar to current daily trips generated by the existing commercial uses on the site. Michaud said the project’s estimated ~3,400 daily trips would be nearly identical to current daily volumes and that peak hour increases were modest and concentrated in outbound morning traffic toward Route 3. He identified the Plain Street–Hancock Street intersection as the location likely to experience the most pressure and said signal retiming and optimization could mitigate predicted delays. Michaud also described a post‑occupancy monitoring plan and a transportation demand management program that would include bicycle facilities, EV stations and unbundled parking.

On fiscal impacts, Marinelli said a consultant’s report filed with the board projects gross annual property tax revenues near $3 million at buildout and net revenues to the town in a range the consultant estimated at $1.2 million to $1.9 million annually after municipal costs. He said one‑time building permit fees could approach $3 million and water/sewer connection fees another ~$1 million. The team said they would seek an order of conditions from the Conservation Commission and that town peer reviewers will evaluate traffic, stormwater and fiscal reports.

Public comment spanned more than an hour. Speakers in opposition raised concerns about water and sewer capacity, school enrollment projections, traffic and the scale and commercial mix of the project. Pat Mulkerin, a building‑trades union representative, urged stronger commitments on union labor, accessibility and construction standards. Several residents criticized the architectural character, the scale of density, and the plan’s effect on traffic and town services. Councilor Meredith Bridal (District 5) urged the board to require community benefits tied to the project’s scale, including street and pedestrian improvements, public programming at the riverwalk and traffic safety investments.

Other residents expressed support. Matthew Sisk, a longtime Braintree resident and fisheries board member who said he speaks personally, urged approval in part because the redevelopment would open views and stewardship for the restored river and fish ladder. Supporters also said the site had been blighted for decades and that redevelopment could support nearby small businesses.

The Planning Board did not vote to approve or deny the application at the Aug. 12 meeting. After discussion, the board voted to continue the public hearing to Sept. 9 to allow peer reviews to be completed and to let the applicant and staff address traffic, stormwater, wetlands and pedestrian‑connectivity concerns raised by the public and departments.

What’s next: The board will receive peer review reports and follow‑up materials; the applicant and town peer reviewers will respond, and the board will consider additional hearings and targeted meetings before any final decision. The public record for the application remains open.","mediaType","Video","parentTitle","Braintree Planning Board Meeting 8.12.25","oneSentenceSummary","Trammell Crow Residential and its consultants presented a 752‑unit, two‑phase redevelopment plan for 10 Plains Street that would add public riverwalk connections, open space and stormwater improvements; the Planning Board continued the hearing to Sept. 9 for peer review and further comment.","taxTitle","Town of Braintree , Norfolk County, Massachusetts","taxId",57175,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587598,"Planning Board approves two special permits and sets meeting calendar; several hearings continued to Sept. 9",1045,9292000,10337000,"/Search/View?dp=1&key=5574797-12388ca992bd5496e7dbb99e31792e95&start=9292&end=10337","https://assets.pipeline.soar.com/5574797-12388ca992bd5496e7dbb99e31792e95/thumbnail_9292000.jpg","/articles/6587598/Town-of-Braintree/Norfolk-County/Massachusetts/Planning-Board-approves-two-special-permits-and-sets-meeting-calendar-several-hearings-continued-to-Sept-9","https://secure.pipeline.soar.com/6587598-c754e7f069f93305a31a966657182d53/orig.mp4?Expires=1771186236&Signature=YpBzJMZoa8qmrQprpWlRCV2p3uaHuwn~fLSVQETDtIe-UuGN0lalIV6OvpyuNlcCr917nQqVMlQkMn3jHoYVEmbMRSk~hXe7jbmArEw45h67CFClEdF0POlgJ7Q9TKPPLFmSZdkctchOGYOn-wKe5rRKC6ss-DEF9ZHDn0hS0YSreZoJkvD1~iHZom2tcrhZRuLsMv5I7fxAiGrvbvBZ0E97xCfjS5lGqPdq5H-3r9ActqMIgQ1Rye1PdtL35kkptRdSh0Tamf6pIMK69FTs1QE2zD-Y2U2w7vSJWpkY5xEDhEERA47r4IOj5d7jPYOwbnu5ryJTjZbPNzL76iRSyw__&Key-Pair-Id=KUT5TJCACFTXG","At its Aug. 12 meeting the Braintree Planning Board took a series of procedural and permit votes on smaller but active agenda items and set the next continuation date for multiple public hearings.

Votes at a glance

- 400 Franklin Street (Escapology of Braintree LLC): The board closed the public hearing and voted to approve the special permit and site‑plan review for an indoor escape‑room business in an existing 3,977‑square‑foot retail unit. The board directed planning staff to draft a decision for formal adoption at the Sept. 9 meeting. Attorney Carl Johnson and applicant Donnie McLaren described operational details and safety practices; Mr. McLaren said similar facilities operate in Tewksbury and Waltham and that the rooms are ADA‑adjustable. The applicant indicated intentions to apply for a liquor license; the board noted any alcohol service would require appropriate review and conditions.

- 160 Granite Street (Bayshore Athletic Club relocation): The board closed the hearing and voted to approve the special permit and site‑plan review to allow the interior rehabilitation of the former retail space for a commercial fitness club. The applicant, Timothy Dowling, said he intends to move his long‑standing business to the Granite Street location; staff will draft a written decision for the Sept. 9 meeting.

Procedural continuations and minutes

- The board approved the July 8 meeting minutes.
- The board continued multiple public hearings and ongoing items (including the large 10 Plains Street proposal and a retaining‑wall/grading permit at 55 King Hill Road) to Sept. 9 to allow staff to prepare draft decisions, incorporate peer reviews and to give applicants time to submit follow‑up materials.

What this means: The board’s approvals for 400 Franklin and 160 Granite were conditional on standard site‑plan and public‑safety findings; staff will prepare draft decisions for the board to sign at the next meeting. Larger matters remain under review and will return with peer‑review materials and revised plans.","The board approved special permit and site‑plan review votes for an indoor escape‑room business at 400 Franklin St. and a relocation of Bayshore Athletic Club to 160 Granite St., and continued multiple ongoing hearings — including the Plains Street redevelopment and a retaining wall application — to Sept. 9 for decisions and draft findings.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587603,"Planning Board approves partial release of developer surety for 9‑11 Independence Ave, with $4,000 retained for landscaping",835,281000,1116000,"/Search/View?dp=1&key=5574797-12388ca992bd5496e7dbb99e31792e95&start=281&end=1116","https://assets.pipeline.soar.com/5574797-12388ca992bd5496e7dbb99e31792e95/thumbnail_281000.jpg","/articles/6587603/Town-of-Braintree/Norfolk-County/Massachusetts/Planning-Board-approves-partial-release-of-developer-surety-for-911-Independence-Ave-with-4000-retained-for-landscaping","https://secure.pipeline.soar.com/6587603-0b90816b8b5e5a4b1cd3e27e5cbe9706/orig.mp4?Expires=1771186236&Signature=Dt3soTsVILk2xQ-hpnOK4Z8eb9aaCrDqEMiLRjya-S9ubqoEM4PH2klijlMceyf0GLJizrgJY8ZXkeoJB8nny115Eb9jSLPgtQQQikBlFKR7mcdOQqbGmh6tJKCs~ZToXwfQuJaJt6SxgJRS3kZRiCw9ZVdoYRI70taIJN-g~pmvWZdB9DXtLRyvVTWNC8wa3~fqtR-byedESZdjzjNqlMzCikMjL7W-C-bDWxBdKZRpUUox18qXBBVWrTuqaNQGTX09G8aIg3otL~GF8ZXvkqWKFmbRkF-B-cpchr1y4uyKR~YZb-Tts4IWT1c68R3jg9hfxqchLjn9oaYZVLXwtA__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board voted on Aug. 12 to partially release about $120,000 in developer surety held since 2015 for the 34‑unit project at 9‑11 Independence Ave, but it will withhold $4,000 to cover replacement of dead trees in the rear parking‑lot planting beds.

Planning staff reported that the development was largely completed and that the developer, Thomas Fitzgerald, has transferred ownership responsibilities to the homeowners association. Inspector and consultant site visits found four dead trees in two landscape islands at the rear parking area. Attorney Michael Modestino, representing the current owner, said the association controls the property and the owner lacks legal authority to enter and replace landscaping without the association’s approval. George Clements, who assisted with project completion in earlier years, said landscaping was originally signed off at planting but that trees had since died and recommended a practical solution.

Clements said the town’s tree replacement ordinance sets a $300 replacement value per tree, which would total about $1,200 for four trees. The board’s discussion balanced the developer’s request for release of the surety with the association responsibility for maintenance. The board voted to release most of the surety and withhold $4,000. Attorney Modestino said his client would send a letter to the homeowners association notifying it of the deficiency and the available funds for replacement if the association does not act.

The motion to partially release the surety and retain $4,000 passed unanimously. Staff will prepare the release paperwork and the director will coordinate issuance of the funds in accordance with the board’s action.","The board approved returning most developer surety for a 2015 condominium project at 9‑11 Independence Avenue while withholding $4,000 to address dead trees identified in rear parking islands and to encourage the homeowners association to restore the landscaping.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6587608,"Planning Board extends grading permit for 99 John Paul Circle six months",163,100000,263000,"/Search/View?dp=1&key=5574797-12388ca992bd5496e7dbb99e31792e95&start=100&end=263","https://assets.pipeline.soar.com/5574797-12388ca992bd5496e7dbb99e31792e95/thumbnail_100000.jpg","/articles/6587608/Town-of-Braintree/Norfolk-County/Massachusetts/Planning-Board-extends-grading-permit-for-99-John-Paul-Circle-six-months","https://secure.pipeline.soar.com/6587608-addbdb564128a81d643a220ab03bdbad/orig.mp4?Expires=1771186236&Signature=e1WXeUDPzBnAaiV9L1djknzkC8E9PnlvYM1nCp1LCLDBkZLsohmCvTgZ0AbKkD3BHIvFoZcTojYeT5WeiiwBFwYznOCKJ4ReaGUkQ4~ksQk7rfU7raQB1KsXRn0soDj6M69pH6RDhj26KhXVZPXgD2NEb9L-Pkp5V4yAZd1uif6kaKGFdzzly64l27AWutP1vqB-QyHkc~mnIL8LiyM76DGCk2JKl0pLSVe5dEcPa1XB5g8QbB~pgVrAdu~bCsb8RVSHVf~tOZHmzx7ptZMcZjxzWaJj6I1Qc2CPlAO-HsGN-bEsb6rJUn6LOJNoqPT9QEaxsrpJv6ODtj0LAFDIUg__&Key-Pair-Id=KUT5TJCACFTXG","The Braintree Planning Board on Aug. 12 voted to extend the expiration date of a grading permit for 99 John Paul Circle by six months to allow the homeowner to proceed with work after delays in securing a contractor.

Planning Director Peter Matczak told the board the permit, originally issued in January 2024, had expired on Jan. 9, 2025, and that no work had begun. Matczak said the homeowner had encountered difficulty procuring a contractor but has since hired one and applied for a building permit. \"They already have filed for a building permit,\" Matczak said, recommending a six‑month extension so the work can proceed.

Member Kent moved to extend the permit for six months; the motion was seconded and approved unanimously by the four voting members present. The director will document the extension and coordinate with building inspection staff before issuing any building permits tied to the grading work.

The extension is administrative in nature; no changes to the approved grading plan were presented at the hearing.","The Braintree Planning Board voted unanimously on Aug. 12 to extend a grading permit for 99 John Paul Circle by six months to allow the homeowner time to begin work after hiring a contractor.","actionData","errors"]

Article not found

Trammell Crow proposes 752‑unit redevelopment at former Armstrong site; planning board continues review

Planning Board approves two special permits and sets meeting calendar; several hearings continued to Sept. 9

Planning Board approves partial release of developer surety for 9‑11 Independence Ave, with $4,000 retained for landscaping

Planning Board extends grading permit for 99 John Paul Circle six months