HomeMy WebLinkAbout1928 Planning Board Minutes 1928
PLANNING BOARD
Frederick L. Emery
J. Henry Duffy
C. Edward Glynn
William D. Milne
Clarence H. Cutler
Harry A. Wheeler
PLANNING BOARD MEETING
Lexington, Mass .
January 3, 1928.
Present: Messrs . Emery, Duffy, Cutler, Glynn and Milne.
This was a joint meeting with the Board of
Selectmen at the latter' s request . The present
status of the work on the plans for the drainage
and development of the Vine Brook areas south and
west of the Centre was discussed and explained.
The planning Board asked for an appropriation of
$1500 to enable the engineers, Metcalf and Eddy,to
complete their work on the project and to make a
final engineering report in regard to it. The
selectmen appeared to be agreeable to this appropria-
tion and the matter was left in their hands . The
views of the Planning Board with respect to the needs
of the town and its boards for engineering service
111 were presented and the matter was discussed at some
length in the presence of Messrs . Scammon and Cosgrove .
The Board endeavored to convince the selectmen that
there was need for a more generous provision and a
definite policy in regard to the engineering de-
partment along lines set forth in letter previously
addressed to the selectmen.
W. D. Milne ,
Clerk.
PLANNING BOARD MEETING.
Lexington, Mass .
Janu- ry 10, 1928.
Present : Messrs . Emery, Cutler, Duffy and Milne, also
Engineer Cosgrove .
There was a discussion of the status of the
Lexington Park development resulting from an inquiry
from the engineer respecting the present owners and
that property as to the status of the lay-out of streets .
It was found that the action taken by Griswold on the
adjoining development had prejudiced the street location
plan for the Lexington Park area, and it would be necessary
to work out some scheme to harmonize these two developments .
Mr . Griswold was asked to bring Mr. Bellamy, the engineer
for Griswold, together with Branch, the engineer for
the Lexington Park development and to scheme out a
reasonable arrangement .
Mr. Cosgrove exhibited sketch plan for a
possible service street paralleling the railroad in the
rear of the present town hall lot . He stated that these
plans were prepared at the suggestion of the present
owners of the town hall and adjacent properties and had
not been reviewed by them. It is said that no information
has been given by these parties as to their proposed
development in this area. He was advised to get in
touch with these parties and to secure from them a definite
statement as to what they propose before spending his
time in laying out possible schemes .
The matter of a possible candidate for the
vacancy on the Board left by Mr . r`reeman was discussed,
but no action was taken other than to suggest that Mr .
' orthen be urged to resume his service with the Board.
W . D. Milne,
Clerk .
PLANNING BOARD MEETING
Lexington, Mass .
February 6, 1928.
Present: Messrs . Emery, Glynn, Duffy, Cutler, Cosgrove
and Milne .
Mr. Neil McIntosh appeared with his Engineer
Frost and plan for development of the Davis property
on Bedford St . , the matter having been referred by the
Selectmen to the Planning Board. After brief discussion
Mr. Cosgrove was asked to prepare plan and topography
of the entire area, Mr. Frost agreeing to furnish profiles
of the brooks . Promise was made for prompt action as
soon as the data was available .
Captain Breed appeared to consult with the
Board in regard to Kitson designed memorial for Hastings
Park and seemed to desire the active support of the Board
for the plan. It was voted to advise the Selectmen
that the plan was acceptable in so far as it affected
present or proposed streets, but to call attention to
need for new provisions for drainage in the area if the
memorial was built.
There was discussion of the service street
between Massachusetts Avenue and Railroad and Mr.Cosgrove
was asked to prepare two sketch plans for basis of
discussion with Seligman and others .
There was brief discussion of Kirkegaarde
scheme for street off Kendall and Middle Streets, but
this matter had not been referred to the Board by the
Selectmen.
W. D. Milne,
Clerk.
PLANNING BOA1D MEETING.
Lexington, Mass .
February 21, 1928.
Present: Messrs . Emery, Duffy, Glynn, Cosgrove and Milne .
The McIntosh Plan for development of the Davis
property on Bedford Street was reviewed, the engineer
having prepared a topographic plan of this tract. The
McIntosh plan called for streets through the area per-
pendicular to Bedford Street and 210 feet apart. The
thought was expressed that frequency of intersections
was undesirable and that it might be advisable to
continue the general arrangement of streets as in the
Lexington Manor area so that the main-ways would be
parallel with Bedford Street. A tentative sketch plan
was drawn so that this matter might be discussed.
Mr . McIntosh and his engineer then appeared
and Mr. McIntosh presented his reasons for opposing
this scheme for streets parallel with Bedford Street .
These reasons appear to be largely connected with. the
ready salability of the lots . After discussion, it
was pointed out that no well-defined plan had been
prepared to show how the street system in the new area
would be matched up with that in the Lexington Manor
development, and it was accordingly voted to give the
engineer an opportunity to prepare two plans for the
street development of the entire area,- one based
principally upon the original suggestion submitted by
Mr . McIntosh.
After discussion of the street proposed by
Mr . Kirkbright parallel with Kendall Road off Middle
Street, the Board voted in favor of the approval of such
a plan if Mr . Kirkbright could secure the land and the
agreement of owners of adjacent land through which the
street would be projected.
The meeting adjourned until February 28th.
W. D. Milne ,
Chairman.
11 PLANNING BOARD MEETING.
Lexington,Mass .
March 19, 1928.
Present: Messrs . Emery, Duffy, Glynn, Cosgrove and Milne .
Absent: Mr . Cutler and Mr . ',Iheeler, new member .
The new Board was organized with Mr. 7mery
Chairman, and 'V. D. Milne, Clerk.
The meeting was devoted to a review of matters
pending and a discussion of work to be done .
Mr. Cosgrove was asked to ascertain from the
owners the status of the matters affecting the Bacon
property.
Mr . Cosgrove was asked to prepare data for
revies of the situation as regards the building line
on Mass . Avenue, East Lexington.
Mr . Emery agreed to ascertain the action to be
taken with regard to the appropriation for the completion
of the engineer ' s report on the Vine Brook drainage project.
It would seem essential that topography and
other survey data be collected with respect to the
area bounded by the Arlington line, Massachusetts Avenue,
Maple and Lowell Streets . It was also pointed out that
the completion of a street scheme on the higher land
south of Massachusetts Avenue, East Lexington near the
Nichols Estate be secured. The necessity for new
lay-out affecting Grove Street was mentioned.
W. D. Milne,
Clerk.
PLANNING BOARD
Lexington, Mass .
A meeting was held May 1, April 24 and April 17 .
Mr . Hartman, State Consultant, was present
on April 17 and May 1 and there was discussion of
various details of the present zoning by-law,
particular attention being given to the minimum permitted
size of lot, size of front, rear and side yards ,
the control of buildings on rear lots not directly
fronting on streets and the advisibility of requiring
a hearing and permit from the Board of Survey for
the erection of semi-public and institutional
buildings in the single-house zone and the establish-
ment of certain nuisance occupancies in the business
districts .
At the meeting on May 2, the suggestion was
received from Mr. Custance relative to the changing
of the Parker and Foster Street area to a single-
family zone, this being viewed with favor .
No definite action was taken at any of these
meetings .
'!. D. Milne,
Clerk.
PLANNING BOARD MEETING
Lexington, Mass .
May 8, 1928.
Present: Messrs . Emery, Cutler, Duffy, Cosgrove and
Milne .
There was a discussion of a building line below
Massachusetts Avenue and it was voted to recommend the
establishment of a building line thirty feet distant
from the northerly and easterly side of the Avenue from
the Arlington line to the curve near Oak St . =ith a
building line corresponding with the street line on
opposite side of the street. Mr . Emery agreed to
notify the Selectmen of this action.
Meeting May 15.
Present: Messrs . Emery, Cutler, Glynn, Cosgrove, Wheeler
and Milne .
Mr . Hartman was present to discuss proposed
changes in zoning by-law and submitted draft of new
sections governing size of lots in residential sections
and calling for condition precedent for certain types
of occu' ancy in both business and residential districts
not now so limited. No formal action was taken at the
meeting. Mr . Hartman was left to further refine the
wording of his proposed clauses . The meeting adjourned
to Monday May 21.
W . D. Milne,
Clerk.
LEXINGTON, MASS.
Planning Board Public Hearing
June 25, 1928.
A public hearing was held at 8 M. in
the new Town Office Building, Lexington, Mass .
in regard to change in the zoning by-law to change
the existing two-family house district involving
Parker St . , Forest St . , Muzzey St . , etc . between
the Playground park area, Waltham St . and Massachusetts
Avenue, to a single-family house district . The
hearing was called after public notice of fourteen
days, as required by the zoning by-law, had appeared
in the Lexington Times Minute Man and was inserted
by Assistant Town Clerk, Mrs . ':Ihittemore , who has
the record.
The meeting was called to order at 8.20 P.M.
by "I . D. Milne , presiding, and C . E . Glynn, acting
as clerk. No other members of the Planning Board
were present. Seven citizens were present . On a
call for showing hands, four citizens expressed
themselves as favoring the proposed amendment of the
by-law and one was opposed. Mr . Greeley, Mr . Bailey
and Mr . Mitchell all spoke in favor of the amendment .
Mr . Ferguson had a slight objection to the change and
stated that he would not be personally affected.
Mr . Hunneman also favored the change as did Walter
Ballard. The hearing closed at 8.50 P.M. after
arrangement had been made for the presentation of a
motion under the article warrant for the town meeting
and an informal gathering of the citizens present .
W. D. Milne,
Clerk.
111 PLANNING BOARD MEETING
LEXINGTON, MASS.
July 17, 1928.
Present: Messrs . Emery, Cutler, Glynn, Duffy,
Milne and Engineer Cosgrove .
The plan of land controlled by the Star
Realty Trust and presented by Mr. Rowland was con-
sidered, but in view of the fact that this party
anticipated a considerable extension of the tract
under development, the matter was left for Town
Engineer and the owner' s engineer to prepare complete
plan and topography of the whole area and submit
the plan at a later meeting.
Mr . Rowland was asked to furnish copy of
the trust agreement, financial statement,and prospectus
of the Star Realty Trust of which Carl ;,F. Johansen,
is President,and whose office is at 19 Milk St. , Boston.
The Planning Board voted as being not in
favor of the erection of a filling station at Fottler
Avenue and Massachusetts Avenue, or at any other
location in that vicinity, and indicated its preference
for stores at this location.
On plan of Mr. Lewis Hunt for a street
between Massachusetts Avenue and Slocum Road, the
Board voted to ask Mr. Hunt to submit a lotting plan
of this area.
W. D. ISI i l ne,
Clerk.
PLANNING BOARD MEETING.
Lexington,Mass .
July 31, 1928.
Present: Messrs . Emery, Duffy, Cutler, Milne and
Cosgrove .
The Board appeared before the Selectmen
relative to the application of Prendergast Bros .
for a filling station at corner of Fottler Avenue
and 1..assachusetts Ave . , East Lexington. The sentiment
was voiced that the Prendergast proposal to erect
stores if the filling station permit was not granted
was a threat . The Planning Board was generally
opposed to the granting of filling station permit
believing that the stores would not be erected.
The promotors of the Star Realty Develop-
ment near the Arlington line on Massachusetts Avenue
presented nothing further and the Town Engineer had
made little progress with them.
The uncompleted business of the committee
was reviewed and it was decided to push particularly
the matter of building lines on Massachusetts Avenue,
East Lexington.
"I. D. Milne,
Clerk.
PLANNING BOARD MEETING
Lexington, Mass .
August 7 , 1928.
Present: Messrs . _,mery, Duffy, iAlne and Cosgrove .
Mr. Emery reviewed before the Selectmen a
letter from the town counsel stating his views which
were to the effect that the establishment of a building
line on Massachusetts Avenue would result in damages
equal to the value of the property between the building
line and the street if damages resulted from litigation,
and that the fixing of damages by prior agreement with
the several parties would probably be good economy.
Mr . Chamberlain of the Selectmen appeared
and stated that the Selectmen had granted the permit
to Prendergast Bros . for a filling station at corner
of Fottler Avenue and Massachusetts Avenue with the
privilege that all structures be thirty feet back
from the sidewalk line and subject to release •on the
part of Prendergast Bros . with respect to the area
thirty feet back from the street in anticipation of
the establishment of a building line .
Mention was made of the application of the
Rest Inn people for extension of their filling station
plant on the opposite corner of F ottler Avenue . It
was noted that this station is a non-conforming use in
a residential district, but it is thought that it would
be only fair to allow the extension of this privilege,
and by means of a promise of this extension secure from
the Hest Inn people the release with respect to the
establishment of a building line thirty feet back from
the present sidewalk line . There was discussion of
the securing of the releases on other properties on the
Avenue for establishment of this building line and a
list of property owners was checked and assignments made
to various members of the Board. Lr . Cosgrove was to
get a correct list from the assessor ' s office and Mr.
Emery was to prepare the release form to be used in
af eeounsMention s JeJ of thesolicitationoioiiityyoi the l?osp a on tne
ell ington
Estate .
W. D. Milne,
Clerk.
PLANNING BOARD MEETING
Lexington, Mass .
September 13, 1928.
Present: Messrs . Emery, Cutler, Duffy, Glynn and
Milne .
The engineer' s report regarding the Vine
Brook drainage project was reviewed and the ad-
visability of providing a Planning Board preamble
for it was discussed.
Mr. Emery reported his further discussion
of the project with Mr . Ryder, and indicated his
feeling that it would be necessary for a development
company to be formed by the Ryder interest in order
that co-operation might guarantee to the town the
betterments payments if the town undertook a work
of such magnitude.
It was felt that a report should more
clearly develop the extent of the benefit of the
drainage work beyond the immediate area reclaimed
and available for building developments which the
report indicated to be 185 acres .
There was discussion of the doubtful
possibility of an open channel design shown being
possible between Vine Brook Road and Mass . Avenue,
and it was suggested that this matter be reviewed
further with the engineers .
Mr. Emery felt that a further meeting with
the engineers would be desirable and suggested certain
arrangements . It later developed that it would be
advisable if further meeting of the Planning Board be
held on Monday September 17 at eight o' clock, at which
the engineers' Mr. Raymond would be present .
W. D. Milne,
Clerk.
PLANNING BOARD MEETING
Lexington, Mass .
October 2, 1928.
Present: Messrs . Emery, Duffy, Cutler and
Milne .
Copies of the engineer' s complete report
on the Vine Brook drainage and development project
was received. Copies were given to Messrs . Duffy,
Cutler and Milne for further review .
Discussion was chiefly on the proposed
division of the zoning by-law, particularly on the
limitation of individual lot sizes . Mr. Emery
stressed the necessity for putting the amendments
of the zoning law in shape for a town meeting to
be held in November. It was proposed to amend the
law to read to the effect that in all land hereafter
laid out, each lot shall have a seventy foot frontage
on the highway and an area of not less than 7000 sq .
ft . , also that a side yard of not less than 10 ft.
be required on each side of house and that a rear
yard of not less than 30 ft . be provided, not over
30 per cent of which may be covered with accessory
buildings . Mr. Duffy was quite insistent in his
argument for a greater depth, but others present
regarded 7000 ft . as the maximum in the way of a
limitation which it would be expedient to try to
secure .
V 1�. D. Milne,
Clerk.
PLANNING BOARD MEETING
LEXINGTON,MASS.
October 26 and November 2,1928.
These meetings were devoted to discussion
of various sections of a new zoning by-law for
the town, proposed to be presented to the town
at a meeting to be held the latter part of November .
W. D. I:`ilne,
Clerk.
AXt !tent '97.4011.
'resent 'Abeam. ?erg's 'line, Cutler rd - ' el ,SFr.
has vas kield at the ":wn iiffioes on
t e
evening of 19LO after a luly published
notice o: the ;r'opoatl to ek n:-e t o building Oy.li w.
draft of the no' pro :.use(i eon!.rg by4 w
)1 been prep'_ ed que4 *las distributed. (bout twont7.•
three persons were iresent s s.i C7te entire proposed
byiu.law was read a±x_ V1,C) vt r ioue sent z ons discussed.
oue *Wootton developed on W.* _ 'u C of .r.
'ays.`..,h 11 her., the e requix nts for side.y rd.s insofar
as t4..e7 af..aote t tho properties w!-ere lots were laid
out _3rtar to the ai.ot'tton o: the zontne low.
'. iturke c ; .r. - ointoph rased Quest!ons
1:1 regar,., to t' a sic* of get l state sicno wmatto4.
•o toi"tl oallod ettentton to tyn 4ppprent prohibition
o. enpo' ry reel-ost*te olfi.aes on now dovelornent.
• 1.Vtit+nno i . Jan On ;`x. ., . .'utter !,-, �tsent ld
t' it v".c, o in recArd to t.'xe rropobed lot sizes of
Ino ` sq«ft. ' tt=ke 7Z-') ft, frontsce. x'. Johnson =.nu
.,v. "oIntoth felt tLt thls ft harttsLtps
but it rens.+r l the Hooting mewled to favor this provision.
Hearing on Amendments to Zoning By-Law, held at Parker School,
North Lexington, Monday, December 3rd, 1928.
Present : Chairman F.L. Emery
C.E.Glynn.
The Hearing was called to order at 8.05 P.M. Chairman Emery
read the Amendments proposed, explaining in detail the purposes
and what was hoped to be accomplished by the changes. 4€-p. 3
Mr. Jas. H. Russell spoke in favor of defining the limitations of)n
the C-1 District referred to in paragraph I, cpage 8 to conform to
the intent of the original by-law. He claimed at the proposed
amendment extends the limits of this C-1 District.
Mr. White spoke in favor of the provisions of Section 6.
Mr. Johnson referred to the success of developments by Mr. McPhee
off Reed Street, where no lot had less than 60 ft . frontage, or
contained less than 7500 ft.
Mr. H.H. Johnson voiced a general objection to the limitations
proposed by Section 6.
Mr. McIntosh asked the Chairman for an explanation of his statement
that the McIntosh developments were a liability to the Town on
account of causing increased tax rates.
Mr. John F.Fleming asked what effect the amendments would have on
lots now existing, and was informed by the Chairman that lots laid
out prior to the adoption of the amendments would not be affected
thereby.
Mr. G.j.Bean spoke in favor of limiting the frontage to 60 ft. instead
of 75 ft. under Section 6, claiming that the developer cannot find
a ready sale for lots with the greater frontage.
Mr. McIntosh under reference to Sectin 10, asked what would be the
effect on a mortgagee of a non-conforming structure in case 50% or
over of such structure were destroyed.
Lexington, ' nes,
Present: _,{essrs. '_mery, -°ilne, Cutler tnd ' heeic r.
hearing was held at the Toon Offices on
t?)o evening of Decenber : , 1928 after a duly published
notice of the proposal to change the building ay-law,
draft of the no.r proposed zoning by-law
had been pre p°a2ed .and tics distributed, rq,ou t twenty-
three persons were present and the entire proposed
by-law was read and. the various sections discussed.
.,ome objection developed on the nn.rt of -4r.
;tarah.all :hen the requirements for side-yards insofar
as they affected the properties where lots were .aid
out prior to the adoption of the zoning law.
z . aiurke and ';r, rcIntoah raised questions
+.n regard to t °e size of real-estate signs permitted.
'r, 7cIntosh called attention to an apparent prohibition
of temporary real-eatate offices on new development,
•z�. n.1Kdman, r . John on 2,11d `+r, Cutter presented
their vwewe in regard tm the proposed lot sizes of
7500 sq.ft. with 75 ft, frontage, Mr, Johnson -Lnd
r. `'ointosh felt that this would work a hardship,
but in gener<..1 the meeting seemed to favor this provision,
.l «
Milne,
Clerk.
Lexinfton, ''ass.
Present: -'essra. "`msry, Chairman, ''hee1Fr Rams).
hearing was held ..t the ?o3n Offices
at 8 '. December 10 1928 on the petition of L?onald
.hea to amend the zoning by-law to create a bu;;iness
district at his property at 117-119 etc, 'l assachusetta
Avenue, ast ...xtngton.
There were some thirty people present.
Thomas , . Cull- a apiieared for Oonalgo` ea. but presented.
no reason shy this petition shoul brI , vor_ably regarded
than those which had been presented by previous attorneys
for r, hes at two previous hearings. Various people
spoke in opposition,and on the call for votes it aper mored
that practically the entire attendance was opposed to the
creation of any more business district it this neighborhood
for whatever purpose.
.P. :'ilne,
Clerk.
PLANNING BOARD MEETING
Lexington, Mass .
Saturday, December 15,1928 .
Present: ILessrs. Emery, Glynn, Duffy, Cutler,
Wheeler and Milne .
The meeting was devoted to a further
discussion of the details of the proposed amendment
to the zoning by-law, particular attention being
given to matters concerning lot sizes in present
developed districts and in new districts . The
definition of term "street" is used in the by-law
to control all buildings on rear lots and the
demolition clause affecting non-conforming buildings
damaged by fire .
Adjourned at 12 .15 a .m.
i. U. Milne,
Clerk.
or 77
i"or The
Year T'nding December . 1, 1928.
The 11anning board has continued the practice f
advising the Joard of :.Jurvey upon their request, in the
matter of new lr.nd and street developments and has given
specific consideration to the follm.ing ::ratters:
Star healty Co. development,near Sylvia `t.,
rast Lexington.
!IcIntosh development, Tedford :>t.,Nort!, Lexington,
Nickerson development, ,. perces' Bridge.
Building lines on °!assachusetts • ve .,t'ast Lexington.
Hunt developrnent,near .locum hd. , Lexington.
(riswold development, North Lexington.
Lexington i-ark development, North Lexington.
Bean development, (''etherbee 'ark) , Bedford t. ,
North Lexington.
...treet neer Kendall :toad for L. Kirkbright.
The Board during the year held formal hearings upon the
following subjects:
Proposed changes in the zoning law to include
in the single family dwelling district all the area
between 'tassachusetts venue, altham `=t, and the : rark
and Playground area, except that zoned for business,
this area having originally been zoned as an R2 or tt:o_
family dwelling district. This change was adonted by
the Toan.
`'etttion of Donnld bee to a*::end the zoning
law to create a :usiness district at 117-119,etc.
"assachusetts `venue, Fast Lexington. The Board. has
not recommended this change .
'roposed general revision of the zoning law.
The 10 and has spent much time in the study of the i-orkings
of the present zoning law and has proposed amendments
tending to clarify it :nd to more effectively secure
for the citizens those benefits .which were sought nhen
the law was created. 'hue the proposed amendments in
some instances increase the restrictions upon real est. te
develop-lents, for the most part they are designed to bring
the law into conformity with similar laws elsewhere and
to en•.:ble the to :n more effectively to control its
development and to avoid the introduction of inimical
conditions possible under the present law. :'our public
hearings .sere eld in various sections of the town in
regard to these proposed amo aents . The gener%1 *+atter
- 2 -
report of the Planning Board.
has now been referred by the Town to a committee of ten
citizens appointed by the , electmen who are to serve in
conjunction with the Planning Board and who ore to rt-port
at a later torn meeting.
The Board has continued its study of the development
of the large low areas in the Vine Brook drainage basin
mouth and west of the center, involving important considera-
tions with respect to general drainage, park development,
and streets for through traffic, and has had frequent
meetings with the engineers, etcalf and ',.ddylwho have
been employed in this connection. The rc-port of these
engineers in regard to the drainage problems, the soil
and other conditions, and upon the subject of betterments
in this and adjoining areas is now in hand and the study
of the whole is continuing.
The Board favors more rapid progress in the matter
of establishing proper and wider lines on the m;,ny old and
narrow to:n ways, in order that the building of houses may
not further imp it the opportunity for securing sightly 1.nd
safe streets without excessive future exrence.
The i oard, as previously, favors an improved
organization of the Town engineering service hich ill
permit of the establishment of a coherent policy and plan
for the extension of the public facilities, sewers, water
mains, streets, etc. on a broad economic basis, and at
the same time rrovide for prompt gat 'ering of the engineering
data necessary for the solution of immediate problems of
development as well as those of tho future .
.fespect.:=illy submitted,