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HomeMy WebLinkAbout1947-01-03"LOU .� BOARD OF APPEALS MEETING ' January 3, 1947 A meeting of the Board of Appeals was held in the Selectmen's Room, Town Office Building, on Friday evening, January 3, 1947. Mr. Locke, Mr. Redman, Mr. Nickerson and Associate Members Lynah and Ripley were present at the hearing. The Clerk was also present. The meeting was called to order at 8;00 P.M. Mr. Locke stated that in view of the fact that Win- throp H. Bowker has resigned as Chairman of the Board of Appeals, effective December 31, 1946, it became necessary to elect a new 'Chairman. Upon motion of Mr. Nickerson seconded by Mr. Ripley, it was unanimously voted that Mr. Errol H. Locke be the newChairman of the Board of Appeals. At 8;07., hearing was declared open upon the petition of Gail W. Smith for permission to use the existing building located at 238 Wood Street, Lexington, owned by said petitioner, for a research laboratory. Notice of the hearing was read'.: by Mr. Nickerson. ' There were eleven persons present at this hearing. Notices of this hearing have been mailed to the owners of all property deemed by the Board to be affected thereby, as they appear on the most recent tax list. Mr. Gail W. Smith, 174 Wood Street, Lexington, read the following statement; My.name is Gail W. Smith, Wood Street, Lexington. I have a statement which,I shall read and which I should like to have made a part of the Board's record of action in this matter. I have petitioner the Board of Appeals on behalf of my wife, Helen M. Smith, and myself for permission to use the building and real estate at 238 Wood Street, Lexington, Massachusetts, which I pur- chased from the United States Government last August, for a research laboratory. The land in question is, as you may know, located near the Lexington -Bedford line and consists of about forty-five acres. On the high point of this land are located the buildings which were constructed by the United States during the recent war for radar work. 231: (1) One of these buildings is the so-called "Diesel building" which consists of a sigglb large room and was to be used to house a Diesel power unit for use in supplying power to the large build- ing in case of a power failure; (2) The large building which is approximately 75t by 1151 in size and which was to be used for the radar work. Both buildings are of brick and reinforced concrete construction. From my knowledge of construction, I would say that they are very well and solidly built. In fact, I have been informed by experts that they represent the very best in Type A or First Class construction. The large building contains two stories, one of %h ieh is underground, and a total of fifty rooms. Neither build- ing has any windows. The arrangement of rooms in the large building is peculiar. Neither building is appropriate for permanent residential use. In 1946 the United States Government declared this real estate, including the buildings, to be surplus property. Mrs. Smith and I, as the former owners, had a priority to purchase the parcel on which the buildings are located, and in August,'1946, we did purchase the land and build- ings from the Government. At the request of the Govern- ment we also purchased the adjoining parcels which are included in the forty -five -acre tract. I believe this situation is somewhat different from what it would be if we were applying for a permit to build the buildings now on our property. The buildings are in existence, and we have the problem of working out some effective use of the. We have had many of our friends in Lexington look at this property with the idea of trying to find the most effective use, but at the same time a use Beford proceeding further, I think you mit be interested in some the background this of as to property. Approximately one-half of the land, including the land on which the buildings are located, was owned by Mrs. Smith and me prior to the war. In 1943 the United States Government started condemnation pro- ceedings in the United Stated District Court at Boston to take our land, and we, in October, 1943, executed a deed of the land to the United States, The United States also acquired the adjoining parcels which are included in the forty -five -acre tract andproceeded to construct the two buildings on our land for radar work; (1) One of these buildings is the so-called "Diesel building" which consists of a sigglb large room and was to be used to house a Diesel power unit for use in supplying power to the large build- ing in case of a power failure; (2) The large building which is approximately 75t by 1151 in size and which was to be used for the radar work. Both buildings are of brick and reinforced concrete construction. From my knowledge of construction, I would say that they are very well and solidly built. In fact, I have been informed by experts that they represent the very best in Type A or First Class construction. The large building contains two stories, one of %h ieh is underground, and a total of fifty rooms. Neither build- ing has any windows. The arrangement of rooms in the large building is peculiar. Neither building is appropriate for permanent residential use. In 1946 the United States Government declared this real estate, including the buildings, to be surplus property. Mrs. Smith and I, as the former owners, had a priority to purchase the parcel on which the buildings are located, and in August,'1946, we did purchase the land and build- ings from the Government. At the request of the Govern- ment we also purchased the adjoining parcels which are included in the forty -five -acre tract. I believe this situation is somewhat different from what it would be if we were applying for a permit to build the buildings now on our property. The buildings are in existence, and we have the problem of working out some effective use of the. We have had many of our friends in Lexington look at this property with the idea of trying to find the most effective use, but at the same time a use `232 Oc con which would be in every way compatible with the best interests of the immediate neighborhood, as well as the Town of Lexington. Of the various proposals which have been made to us, we felt that the proposal of Mr. Bradley Dewey of Dewey & Almy Chemical Co. of Cambridge, to use the premises for a research laboratory was the best. We have therefore entered into a tentative agreement with Dewey & Almy, contingent upon the granting of a permit by this Board of Appeals, to lease the property to Dewey & Almy for ten years, with an option to pur- chase. Under our agreement with Dewey & Almy, no use could be made of the premises Mich would result in a nuisance. A representative of the Dewey& Alm? Chemical Co. will give you further details about the proposed lab- ratory. I understand it will be a modern laborktDry in every way. It should be beneficial to the town of Lexington. It will bring high grade citizens to the town --doctors and scientists Professors from M. I. T. will collaborate at the labratory. I think there is a definite public interest in research ' today. I also believe the town should be interedted In this petition from the standpoint of the tax situation. As the property stands now, it is an expensive white elephant, and unless an effective use can be found for it, I don't believe anything but a nominal tax assessment can be justified. on the other hand,, if the proposed use as a laboratory is authorized, a reasonable and substantial assessment would be justified. I should also like to consider for a moment acme of the alternatives which might be considered if this petition should not be granted. I have in mind the possible use of the property as a meeting hall or a clubhouse or perhpas,its use as a henhouse, deep-freeze locker and warehouse in connection with my poultry farm. I believe none of these possible alternatives would be as, -desirable from the stand- point of the immediate neighborhood, and the town of Lexington as a whole, as the proposed use as a research laboratory. The proposed laboratory would be operated in every way like a research laboratory of a college or iiniversity, and there would be nothing in such use which would impair the status of the neighborhood. ' 260 ' It is costing me considerable to finance the purchase of this property, and up the present I have not been able to work out any effective use for the property. I think the situation is unique. Certainly there is no similar situation in the entire town, and it is unlikely that one will ever arise in the future. Under all the peculiar circumstances which are present here, and in view of the nature of the proposed use of the property, I think this Board would be justified in granting our petition to vary the application of the Zoning By -Laws. Now I should like to introduce Mr. John A. Lunn, Vice President of Dewey & Almy Chemical Co., who will give you more details concerning the proposed labor- atory. Mr. John A. Lunn, V ce President of the Dewer & Almy Chemical Company, 37 Larch Road, Cambridge. Possibly you gentlemen know as well as I do what constitutes or comprises a research laboratory in the chemical field. During the war we developed, as a sample of what type of research we might do in Lexington, synthetic rubber. We have the only synthetic rubber plant in New England. It is to start this research that we want the laboratory. First we make small-scale experiments in glass consisting of appartus which makes up to one pint. •From this, we move to the next step which is a five -gallon sample. In the five -gallon type we have various types of stainless steel and other mat- erials. The final step os the manufacture of the 50- gallon samples. This enables us to send samples to the trade or to be used in our own department and to give us an inside to the next step - large production manufacture. To the question which you will probably ask - What about obnoxious odors? I think upon occasion many chemical laboratories will set up such an odor, but I think if I tell you that we are located in a very populated section of Cambridge and have lived in peace with our neighbors for twenty odd years, this question will be answered. Another question - are there any fire hazards in connection with the research laboratory?. of course in a laboratory there is always such a hazard .in a very small scale. We,have never had a fire or a very serious accident in our laboratory. ' I think that I might stress what Mr. Smith has already told you about the class of people who would be involved in the operation of such a laboratory. In Cambridge we 236 have seven Doctors of Science and We have 12 or 15 Master Degree men S. I think the group would be one welcome into your community. Ph. D. in Chemistry. I and several B. of which you would Mr. Errol H. Locke, Chairman of the Board of Appeals; Is it fair to ask, has anyone besides Dewe* & Almy an interest in thisproperty? Mr. Lunn: No one at all. It is entirely in our own family. Mr. Locke; I take it that on the premises you would carry on the same general type of organic research that you have carried on in Cambridge. Mr. Lunn: That is correct. Particularly in the organic field and more particularly in the field of synthetic rubber, plastics, et cetera. Mr. Locker Are there some conditions that particularly render this building adaptable to your research work. Mr. Lunn; We would not ordinarily build a build- ing without windows. Most people who work in labor- atories, as well as in factories, like to be -able to look out. The fact that it is air- conditioned and readily adaptable because of its size and ceiling heights would be adaptable for organic laboratory work. Mr. Locker What hours would the building be used. Mr. Lunn In Cambridge, from 8:30 to 5,30. Mr. Locke: game hours in Lexington Mr. Lunn: That is correct. Mr. Locke; Would there be occasions when you might operate overtime. Mr. Lunn: There might well be. Mr. Locke; How many people would be employed Mr. Lunn; I would estimate about forty. Mr. Locke; Someone from Dewey & Almy, an executive, should have to be in charge. Mr. Lunn: That is right. Mr. Locke: What is there in the way of noise pro- ducing equipment. Mr. Lunn: I doubt if anyone in the neighborhood would know that the work was going on. None that would make noise outside the building. Mr. Locke; Would there be materials to and from the building. Mr. Lunn: Very small. We would have drums of materials and sample materials going out in drums. I would say that the volume would be very small. We would have a light delivery truck coming in every day or so, but there vio uld be no heavy trucking. 1 J 27 Mr. Locke; Will there be any substantial structural changes. ' Mr. Lunn; We would not make any in the main walls of the building. We would remove m ny of the inside partitions in order to make room for appartus. Mr. Locke; How about some day requiring or desiring additional space. Mr. Lunn; That is4lways a possibility. As we see it that is some time of4 but it would be possible that we might need additonal space there for storage of materials or something of that sort. We would not like to be limited against the possibility of having some additional space. Mr. Locke; If it were granted, the erection of additional buildings would require approval by the Board of Appealsffar that purpose. Mr. Lunn; We would nojt like to be in a position of not having such an appeal granted. Mr. Nickerson; Is the building sprinklered. Mr. Smith; There are two fire hoses upstairs and down- stairs in the very center of the building. There is a six inch main from Wood Street up to the building. There are two soutside hydrants at each end of the building. Mr. Nickerson, Don't. -you have to have your building sprinklered. Mr. Lunn; We would undoubtedly install sprinklers around some of the apparatus. I believe the only thing that is flammable in the building is the roof. The rest of it is ' fireprooZ. Mr. Smith; That is so. Mr. Lynah; How many buildings on the property. Mr. Smith; Two. Mr. Lynah; How far from Wood Street. Mr, Smith;Three or four hundred feet. Mr. Locke; How much of the area of forty-five acres would be covered by your lease. Mr. Smith; The whole of it. Mr. Lynah: Is the property fenced off. Mr. Smith; It is not. You can't see it from Wood Street. Mr, Ripley; Is there plenty of parking space. Mr. Smith; There is space which would take care of twenty-five cars and it is all macadamized. Mr. Nickerson; How is it illuminated. Mr. Lunn; Fluorescent lighting. Mr. Lynah; IhAt inside changes are you proposing to make and what will be the costa Mr. Lunn; Our plan is to take out the center balcony and open the space up leaving the rooms on the sides as they are today. We will then move the equipment into that space. I am sorry I -can't give you an estimate, but would guess that it might be $ 8,000.00 or $ 100000.00. 238 Mr. Sidney A. Maxwsll, 341 Wood Street= I feel , as Mr. Smith does, that we have a building.up there that I think something should be done with. I don't think it would be wasted and I feel that this type of work would without a question of doubt fit into the general layout better than anything else that possibly could go out there. There is one thing I would like to bring out and that is that you can't even see any part of the plant even at this time of the year with the leaves all off. Unless they put up a sign no one will even know that there are up there. As a taxpayer in the town, I think here is a chance of the town to bring in additional revenue. I feel in this way we would be getting a lot more out of it than if it were converted into a poultry business or some other farm producing program which, of course, he can do without any permit. Our own company does a tremendous amount of research work in our plant which is in the heart of the residential area in St. Louis. We live in peace with the residents nearby our laboratory and research plants. I. as one of the closest neighbors, have absolutely no objection and am very much in favor. Mrs. Jessie Barker, 201 Wood Street; We own the property directly across from the hill. I see no reason why that it would make any difference. I think the class Of people that it would bring would be very desirable. Mrs. Daudelin, 275 Wood Street; Mr. Daudelin and I would be very happy to have such a use made of that building and pleased to have that type of work done there. Mr. Locke; Usually in granting a variation of the Zoning the town's interests naturally should, be pro- tected.` Often times limitations as to length of use, type of use, are made a part of the granting of the petition. The town's interests must be protected so that no different use should at some future date be made of a building of this sort. I assume that Dewey & Almy wi11 be in business for a great many .years and, if granted, not object to a limitation to the use of this building along the lines you outline. Mr. Lunn; I assume that would be agreeable to us. Mr. Locke; The type of work you do would, of course, be leading to commerical application, but there would be no goods produced on the premises for sale. Mr. Lunn; We vio uld be willing to agree that no substantial amount of goods, other than a sample, would be sold. ' Mr. Redman; Anything brought up there would be stored inside the building, wouldn't it. ' Mr. Lunn; There might be some things stored outside, but I am sure it would not be of an objectionable nature. We might store drums of solvents possibly and carboys of acids. I think you will find that our housekeeping would be very orderly. Mr. Locke; Have you gentlemen any further thought that you haven't presented to us. I want to give you every opportunity. Mr. Lunn; I don't believe I have anything further, Mr. Chairman. The hearing was declared closed at 8;45 p.M. It was agreed that the records of this meeting be submitted to Daniel Lynch, Town Counsel, with a request for his opi#ion as to whether it is within the province of this Board to grant the variation. After we have received his opinion, a decision will be rendered by the Board of Appeals. The meeting adjourned at 9;25 p.M. A true record, Attest; W 1 Clerk, Board of Appeals. 239' .