28 Petronelli Way, Brockton is a 5,619 square foot lot on which sits a large brick building which, according to the City of Brockton, contains four floors and a total of 18,762 square feet of space. The building was originally built in 1890 and was probably developed with the intent of being a social gathering place for Brockton’s wealthy shoe manufacturers. The building’s top floors, the third and fourth floors, were originally built for use as a theatre. An open balcony on the fourth floor wrapped around the exterior walls of the building on the three sides of the building that didn’t house the theatre itself in order to maximum the seating and viewing potential of the space but it’s since been framed into the building, probably to save on heating costs.
The inscription on the front of the building, S.P.T.A.S., are the initials of the St. Patrick’s Total Abstinence Society, a Catholic organization, which may have helped to spearhead the eventual passing of the 18th Amendment of the United States Constitution which effectively banned the production, transport and sale of alcoholic beverages.
The building was later owned by Guerino “Goody” Petronelli, Patrick “Pat” Petronelli and Marvelous Marvin Hagler. Marvin Hagler must’ve, at some point, legally changed his name to Marvelous Marvin Hagler because that’s how he’s listed on the deed and that’s how he signed the deed. Goody and Pat Petronelli were the famous trainers of famous boxers like Marvelous Marvin Hagler and Kevin McBride. The three partners may have been forced to sell the property due to financial constraints; they sold it for only $120,000 in 1998.
Because of the property’s history, it may be an excellent candidate for the Massachusetts Historic Tax Credit Program in which up to 20% of the cost of certified rehabilitation expenditures in state income tax credits may be granted. Also, the Brockton City Council, in December, approved a state initiative that provides tax credits to encourage market-rate housing in Gateway Cities like Brockton. The Enterprise ran a piece entitled “Tax credits encourage market-rate housing in downtown Brockton“.
The property is located in the C-3 Zone which includes all uses in the C-1 and C-2 zones. The property is located within the Downtown Brockton Smart Growth Overlay District, more importantly, which opens up 28 Petronelli Way to residential uses by right according to Rob May, the Director of Planning and Economic Development for the City of Brockton.
Sec. 27-28. – C-1 Zones, neighborhood commercial zones.
- 1. Principal permitted uses.
- a. Greenhouse having a retail outlet on the premises.
- b. Bakery with sale of bakery products on the premises only.
- c. Barbershop, beauty shop, massage or similar personal service shops.
- d. Catering shop.
- e. Dressmaking, tailoring, shoe repairing, repairing of household appliances and bicycles and other uses of a similar character, provided that not more than five (5) persons shall be employed on the premises during a single shift.
- f. Drugstores of less than six thousand (6,000) square feet of floor area.
- g. Laundromats and shops for the delivery or picking up of laundry and dry cleaning.
- h. Medical and dental offices and other professional and business offices.
- i. Reserved
- j. Retail stores of less than eight thousand (8,000) square feet in floor area.
- k. Offices, banks or lending institutions.
- l. Membership associations, corporations or clubs.
- m. Churches and religious institutions.
- n. Public and parochial schools and educational facilities.
- 2. Permitted accessory uses. Customary uses and structures which are clearly incidental to the principal use.
- 3. Permitted special uses. The following special uses are permitted, under the provisions of Article V, pursuant to Article VII.
- a. Joint-occupancy uses.
- b. Package liquor store.
- c. Restaurant or coffee shop, or take-out establishment, provided that the serving of food or beverages to patrons waiting in parked automobiles shall not be permitted.
- d. Restaurant or coffee shop, or take-out establishment, provided that the serving of food or beverages to patrons waiting in parked automobiles shall not be permitted.
- e. Pay telephones.
(Code 1965, § 27-28; Ord. No. D55, 9-12-77; Ord. No. D132, 8-27-81; Ord. No. D182, 11-16-84; Ord. No. D254, 7-29-88; Ord. No. D375, 9-28-95)
Sec. 27-29. – C-2 Zones, general commercial zones.
- 1. Principal permitted uses.
- a. Any use permitted in the C-1 Zone, except that the limitations upon floor area and number of employees need not apply.
- b. Automobile, farm implement or trailer display, repair or servicing and sales room, new or used.
- c. Business, dancing or music schools.
- d. Frozen food lockers.
- e. Reserved
- f. Radio and television broadcasting stations, studios and offices.
- g. Retail store or shop.
- h. Parking lot or garage.
- i. Wholesale establishment including storage and display.
- j. Carpentry, painting, plumbing or tinsmithing shop.
- k. Testing laboratory.
- l. Printing or engraving.
- m. Hardware or building material sales.
- n. Amusement and recreation service such as theatre, ballroom or bowling alley.
- o. Business service shop such as blueprinting, accounting, duplicating or employment agency.
- p. Repealed.
- q. Undertaking establishment or mortuary.
- r. When not employing more than nineteen (19) persons on the premises, in a single shift, not including persons whose principal duties are off the premises, and providing all materials are stored and all shop work is done within a building:
- 1. Dyeing and cleaning establishment or laundry.
- 2. Painting, plumbing, carpentry or tinsmithing shop.
- 3. Radio or television repair shop.
- 4. Dressmaking, millinery or tailoring establishments.
- 5. Upholstering shop, not involving furniture manufacturing.
- 6. Any other general service or repair establishment of similar character.
- 2. Permitted accessory uses.
- a. Any accessory use permitted in the C-1 Zone.
- b. Other customary uses and structures which are clearly incidental to the principal use.
- c. Adult day care facilities.
- 3. Permitted special uses. The following special uses are permitted under the provisions of Article V, pursuant to Article VII.
- a. Any special use permitted int he C-1 Zone.
- b. Gasoline stations.
- c. Open air or drive-in theatres.
- d. Pet shop, animal hospital or veterinarian.
- e. Car washing establishment.
- f. Taverns and restaurants including drive-in type.
- g. Hotel, motel, motor court or lodging house.
(Code 1965, § 27-29; Ord. No. D133, 8-27-81; Ord. No. D288, 7-27-90; Ord. No. D369, 7-28-95; Ord. No. D410, 6-26-97; Ord. No. H09, § I, 8-30-12)
Sec. 27-30 – C-3 Zones, central business zones.
- 1. Principal permitted uses.
- a. Any use permitted in the C-2 Zone.
- b. Community health centers/clinics as defined in Section 330 of the Public Health Service Act (42 U.S.C. 254c).
- 2. Permitted accessory uses. Any accessory use permitted in the C-2 Zone.
- 3. Permitted special uses.
- a.Any special use permitted in the C-2 Zone, subject to the same limitations.
- b. Multi-family dwellings (three (3) or more dwelling units in a structure) subject to the space standards for the R-3 Zone (See Table 1).
- c. Clinics, except as permitted in subsection 1.b above.
(Code 1965, § 27-30; Ord. No. D254, 7-29-88; Ord. No. D344, 6-28-94)
28 Petronelli Way doesn’t include any parking but there is a City of Brockton owned parking lot that directly abuts the property. Maybe the City of Brockton will be open to negotiating a lease for parking spots? The City of Brockton leadership has been very encouraging in its support of getting 28 Petronelli Way back on the books. The Mayor of Brockton, Bill Carpenter, was a real estate agent in one of his previous lives; I’ve actually worked with him on the purchase and sale of a property located at 1 Morse Road, Easton back in 2004. I’ve met with Bob Buckley, Mayor Bill Carpenter’s Chief of Staff, and the meeting was productive. I’ve spoken with Dennis DeNapoli, the Ward 5 City Councilor, on numerous occasions. I’ve spoken with Marc Resnick, the former Executive Director of the Brockton Redevelopment Authority but I haven’t spoken with the current Executive Director, Robert Jenkins. I’ve met and spoken with Gordon Carr, the interim director of the Brockton 21st Century Corporation, on numerous occasions. Rob May, the Director of Planning and Economic Development, was essential in clarifying some major issues that I had with the information contained in this fact sheet.
- William “Bill” Carpenter – Mayor, City of Brockton – 508-580-7123 – firstname.lastname@example.org
- Robert “Bob” Buckley – Chief of Staff, Mayor’s Office – 508-580-7123 – email@example.com
- Dennis DeNapoli – City Councilor, City Council, Ward 5 – 508-588-8934 – firstname.lastname@example.org
- Gordon M. Carr – Interim Director, Brockton 21st Century Corporation – 508-586-0021 – email@example.com
- Rob May, Director of Planning and Economic Development – 508- 580-7113 – firstname.lastname@example.org
- Robert Jenkins – Executive Director, Brockton Redevelopment Authority – 508-586-3887
Fiscal Year 2015 Fair Market Rents for Brockton have been published by the United States Department of Housing and Urban Development (HUD) which oversees the Section 8 program.
- Efficiency or Studio – $862
- One Bedroom – $867
- Two Bedroom – $1,133
- Three Bedroom – $1,446
- Four Bedroom – $1,531
Downtown Brockton is enjoying a moderate revitalization with the construction and rehabilitation of existing properties. The rehabilitation of a former shoe manufacturing building at 124 Montello Street, the Station Lofts Apartments, developed by Capstone Communities into 25 residential units has been a success. The construction and rehabilitation of an entire block of properties anchored by the former The Enterprise building, Centre 50 and Enso Flats, developed by Trinity Financial into 113 residential units and an additional 52,000 square feet of commercial space will be a success. As of today, February 15th, 2015, here is a list of selected properties that have recently shown activity in the downtown Brockton real estate market located within one-half mile of 28 Petronelli Way:
- 583-589 Montello Street – Under Agreement – List Price – $1,050,000 – 12 Unit Residential Property totaling 7,929 square feet.
- 7 Montello Street – Under Agreement – List Price – $1,650,000 – Mixed Use – 12 Commercial Units totaling 9,976 square feet and 19 Residential Units totaling 9,976 square feet for a total of 19,952 square feet.
- 278-286 Main Street – Under Agreement – $1,730,000 – Mixed Use – 21 Commercial and Residential Units totaling 19,400 square feet.
As you can see, 28 Petronelli Way is the next building waiting to be developed. Be a part of Brockton’s redevelopment. Make an investment in yourself, in your company and in the City of Brockton. 28 Petronelli Way is priced at only $350,000. I’ll see you at the closing table!