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HomeMy WebLinkAbout1926 Planning Board Minutes 1926 PLANNING BOARD Frederick L. Emery J. Henry Duffy Edwin B. Worthen C. Edward Glynn William D. Milne Arthur W. Freeman PLANNING BOARD MEETING Lexington, January 7, 1926 . Present: F. L. Emery, Chairman, Messrs . Worthen, Duffy, Tilton, Glynn, Milne. Also C. B. French, Town Engineer and Tibbets, Building Inspector. Zoning Law. Mr. Tibbets asked information as to the Zoning Law with special reference to business district at North Lexington, also asking for definition of bound of the business district at East Lexington now set by old Childs Garage building which is to be removed. He raised the question as to the permissibility of altering the present non-conforming Harrod store at East Lex- ington into two stores . Vine Brook Drainage. A letter from Engineer Churchill of the State Re- clamation Board was read, indicating Mr. Churchill' s belief that a cleaning of Vine Brook would relieve immediate diffi- culties and that the Town had ample power to proceed. Messrs. Duffy and Milne were asked to consult with him further. General Dra. na e Act. Mr. Duffy reported that the new empowering act drafted by the town counsel along lines similar to acts of other towns was in the hands of representative Perry, and that the matter was proceeding in regular course. Vine Brook Road. Mr. Emery noted the construction of an addition to the Viano garage, bringing the structure to the westerly line of the proposed street from Mass . Ave . to Vine Brook hoad, and queried as to the status of this road. It was noted that the Board was still on record as in favor of the 100 ft. taking for this road, in order that the town might have a free hand in any brook improvement at this location. Sewer Assezments . Mr. Duffy presented a draft of an act relative to assessing for sewer construction, and there was general dis- cussion. The matter was left for further immediate study by Mr. Emery and Mr. Duffy. Veterans' Hospital. It was unanimously voted that the Planning Board was opposed to the proposition for having the Veterans Hospital in Lexington. Parking. Mr. Worthen reported that present 30 minute parallel parking in the business area had afforded relief for the present . It was voted that the sub-committee continue to study the general matter, out that they need not press the matter unless other propositions appeared. - 2 - I School House Site . Mr. Worthen reported that Mr. Mara had not yet called a meeting of the representatives of the various boards interested in this matter. Meeting adjourned 11 P.M. for one week. . D. Milne, Clerk. PLANNING BOARD ILEETING Lexington Town Hall, January 15, 1926 . Present: Chairman Emery, Messrs . Worthen, Tilton, Glynn, Duffy, Milne and Engineer French,also Mr. Wrightington, Town Counsel. This meeting was devoted entirely to discussion of the proposed sewer tax assessment problem, with a final arrangement of the legislative bill to be filed by Mr . Wrightington on January 16 . The time permitted for filing was limited and it was felt that the method adopted for the assessments should be very carefully reviewed, and gone over by the selectmen, they having asked the Board to review the matter . Wm. D. Milne, Clerk. 2 ,c6 PLANIJIEG BOARD MEETING Lexington Town Hall, January 22, 1926. Present: Chairman Emery, Messrs . :'iorthen, Duffy, Glynn, Milne . Stephen Trebino appeared, uninvited, with Mr. Stevens, and asked for information as to layout of street through his property, in particular as to why it was 42 feet wide . It was explained it was so intended, and that the Board Could countenance no "spite strip." He also inquired as to permissibility under zoning by-lay of manufacturing concrete blocks on his land. The matter of feasibility or desirability of a town forest was brought up. It seemed the general opinion that with the development prospects in Lexington such a project would hardly be worth while, though forest planting at the reservoir and on tax title town lands in Tophet swamp was mentioned. There was a review of the various matters pending before the Board or open for its consideration, and a long discussion on the matter of street acceptance and of the general plan of levies and guarantees for the laying of water mains . Wm. D. ,Milne, Clerk. PLANNING BOARD MEETING February 9, 1926. Present: Chairman Emery, Messrs . Tilton, Duffy, Worthen, Glynn and Milne. Mass . Ave. Ir. Emery reported the selectmen' s proposal to reduce the curve on the avenue below Pleasant Street near Oak Street, East Lexington, in connection with set-back releases, etc. The matter of street line and set-backs along north side of the avenue near town hall and Edison sub- station was presented in the light of proposed construction of store block on the intervening lot . Mr. Emery reviewed his discussions with the owners . He agreed to suggest to the selectmen the advisability on early establishment of a new street line from Woburn to Grant Street, a new taking and building line from Grant Street to we't of Town Hall lot and a new building line thence to LIeriam Street. General. There was a general discussion of legislative matters pending on sewer and drainage acts, and on future policy in regsrd to charges for water main extensions . PLANNING BOARD MEETING. Tuesday, March 2, 1926. Present: Chairman Emery, Messrs . Worthen, Duffy, Freeman, Milne, also Messrs . French and Ross . This meeting was devoted to a discussion of the features of the proposed sewer, drainage and highway bills, and their presentation to the town meeting. March 4, 1926 Messrs . Duffy and Milne appeared before the Selectmen to further secure their support and understanding of the sewer, drainage, and highway matters sponsored by the Planning Board. March 7, 1926 Messrs . Emery, Duffy, Worthen, Glynn and Milne had an informal review of the matters to be presented at town meeting, and arranged for the presentation. W. D. Milne, Clerk. 111 PLANNING BOARD MEETING LEXINGTON, MASS. April 27, 1926 . Present: Chairman Emery, Messrs . Glynn, Worthen, Freeman, Duffy and Milne . 1. Discussion of areas susceptible to improvement by reason of brook lowering,etc . These areas outlined on map. 2. Schofield presented a Mr. Boss, who had plans of an apartment house for corner of Waltham St. and Vine Brook Road and wan ted business district extended about 99 ft. farther on Vine Brook Road to accomodate it . He was asked to present his plea and plans in more definite form. Board did not appear very favorable toward such a change . 3. L. Ryder asked the Boardts approval of request to establish a business district at Lowell, North, and Blanchard Streets . The Board voted unanimously to approve this, and Mr. Ryder agreed to do the necessary work for the hearing, etc. Mr. Ryder agreed to grant any land for widening,etc . , to protect the highway development. 4. Presented to the Selectmen the drafts of explanatory discussions of the sewer assessment and drainage acts to be published with the warrant for the May 13 meeting. Also urged that a comprehensive scheme for land, street, and brook development be completed before expenditures were made on work in the critical drainage areas . Adjourned 11.45 P. M. W. D. Milne, Clerk. PLANNING BOARD MEETING. Lexington, Mass . Tuesday, May 11, 1926 . 5 P.M. Present; Messrs . Worthen, Glynn, Milne . This was a hearing relative to amendment of the Zoning By-law to permit a building district at LoNell and North Sts . , called upon oral petition of R. L. Ryder under initiative of the Planning Board. Mr. Worthen was elected to act as chairman. There appeared Mr. Currier who opposed the creation of this business zone on the grounds of damage which he claimed would be done to his business at Woburn and Lowell Street, a mile distant . Miss Fairbanks appeared and asked that the business zone be extende:i to embrace a part of her land. Mr. Mercandante was not opposed. Mr. George Evans favored. Mr. Saul gave no opinion. Mr. Ryder favored. After hearing all parties the Planning Board voted: As required under Section 24, to recommend that the Zoning By-law be amended in the following particular; namely that a business district be established at the locality of the junction of Lowell and North Streets, specifically as follows : On both sides of Lowell Street a distance of 300 ft . northerly and southerly from the point of intersection of center lines of Lowell Street and North Street northwesterly, and on both sides of North Street a distance of 250 feet from the point of intersection of the center lines of Lowell and North Streets northwesterly, and on both sides of North Street north easterly a distance of 200 feet from the intersection of the center lines of Lowell and North otreets northeasterly, subject to provisions of section 18 of the Zoning By-law. And further, that the Planning Board recommends that the Selectmen take the necessary action to secure proper street widenings on both Lowell and North Streets at this location. PLANNING BOARD MEETING Lexington, Mass . May 21, 1926. Present:Emery, Chairman. Members, Worthen, Duffy, Glynn, Freeman, Milne. Mr. Joseph Swan appeared relative to plans for development of real estate off Vine St. and Hayes Lane . After review of his plan he was asked to present topographical and more extended data, as the board was unwilling to approve any plan where the data was in- sufficient to permit of a comprehensive viewing of the case . It was voted: - That the Selectmen be urged to request the County Commissioners to take action on the petition now before them asking establishment of the boundaries of numerous streets in the town, and as set forth in a communication sent to the Selectmen several years ago by the former Town Engineer. The State Highway Commission having stated that they would not undertake the construction of Bedford St. unless a 60 ft. way was established, the Selectmen had called on the Board for the building set-back releases secured some time ago. A discussion of the development of Bedford St. as a main through highway, brought out the desirability of deflecting this traffic from the center and lower Mass. Ave . It was voted:- That the Planning Board recommend to the Selectmen that suitable action be taken to secure the layout as a town way of at least 50 ft. in width, East Street from Lowell Street to Adams Street, a new way in continuation of East St. to Hancock St. at or near the junction of North Hancock Street substantially as shown on the accompanying blue print of Town Engineer' s plan of June 10, 1925; and that the Selectmen consider also the advisability of widening North Hancock St. easing the curves or otherwise fitting it to receive through traffic from Bedford St. to Lowell St ., so that the passing of this heavy traffic through the center of the town may be avoided. The matter of set-back releases on Mass . Ave . was again brought up. In view of recent construction it was agreed that a width of 96 ft. for the Avenue through the business zone was sufficient. The Town Engineer was directed to proceed with the laying down of new lines in this area so that the drawing of new releases might go forward. It was voted to secure the releases by sections, and not attempt a covering of the entire length at one time. Adjourned, 10.30 . Clerk. PLANNING BOARD MEETING. LEXINGTON, MASS. Tuesday, June 8,1926 . Present: Messrs . "Emery, Worthey, Duffy, Freeman and Milne. The Board attended the hearing called by the Selectmen on the matter of location of East Street and the extension of same over now private lands to Hancock Street at No. Hancock Street . The hearing was well attended by owners of abutting land and the project appeared to meet with favor, though some ob- jected owing to lack of definite information as to how much individual property was affected by the pro- posed new lines on East Street . After stating the reasons and inducements for the project, and some discussion, Mr. Emery finally moved that the hearing be continued to a later date, the plans of the project completed and put in such shape that each landowner might see exactly how his property would be affected. He also suggested that a plan be furnished to each landowner interested, showing his individual property involved. The matter was so left for further hearing. The Selectmen then asked the views of the Board on the general matter of gasoline filling stations . Mr. Emery presented, as his own view of the matter, a plea for strict limitation of such establishment on account of their general effect on appearance of the town, assessable values, traffic complications , and needs for such facilities . There was specific dis- cussion of such projects at Cottage and Woburn Streets, and on Capper land at Grapevine Corner. In connection with the latter matter, the Select- men charged the Planning Board with the duty of studying the possibilities for development of the Capper back land in connection wit: PLANNING BOtRD MEETING. LEXINGTON, MASS. June 21, 1926. Present: Mr. Emery, Chairman. Messrs . Worthen, Duffy, Glynn, Freeman, Milne and Town Engineer French. Messrs . Glynn, Freeman, Duffy, French and Milne viewed the Hinchey Road vicinity. On return, the matter of approving Hinchey Road as a proper loca- tion for a Board of Survey Street, the Board voted to recommend that a layout be made in the vicinity, and that data on land lines and topography in the whole area be secured, but was prepared to give no opinion as to Hinchey Road, before such data were available. (See copy of vote herewith) . The '.`I. P. Gorman plan for Lexington Park street development was reviewed and it was voted to recommend for approval the plan as exhibited, provided that all owners were agreeable . ( See copy of vote herewith) . Mr . Duffy suggested that in order to better control developers and make the Board work effective, a formal petition should be lodged with the Board of Survey covering the matter before the Planning Board consider the plans with a view to making a recommendation and that thereafter the Board of Survey should either approve or disapprove the plan and file a definite record of the matter, in accordance with the law. The Town Engineer was not ready with the data on the Capper land and Grapevine Corner. The Town Engineer reported progress on establishment of lines on Mass . Ave . from Woburn Street to Town Hall. The Bcm. rd voted to request the Town Engineer to provide a plan for a street between Reed and Bedford Streets, and land of Gorman and Meady with a view to having the layout of such a street recommended to the Board of Survey. PLANNING BOARD MEETING LEXINGTON TOM HALL July 8, 1926. Present: E. B. Worthen, (acting Chairman) , J. H. Duffy, C . E. Glynn, W. D. Milne, C . B. French. The petition of Catherine F. Herbert and Erma E. Hargrove for an amendment to the Zoning By- law creating a business district at the junction of Marrett St. and Massachusetts Ave . was read. Mr. and Mrs . Herbert were present and there was informal discussion of the matter. The Board then voted to set a date for public hearing on the matter as re- quired, and named Frday, August 13, 1926 at 8 P.M. at the Town offices. There was then discussion of the treatment of Grapevine Corner with special reference to the Capper land. It was decided that the Board was not called upon to render a formal opinion on the matter 11 of a filling station permit at this location. The discussion was then confined to the matter of the treatment of the corners . It was finally voted: "The Planning Board recommends that the Selectmen take such measures as may be necessary to secure permanently as open plots the areas at Grape- vine Corner, so-called, designated "Grass plot" on Town Engineer' s sketch plan dated July 8, 1926, and futhermore, that if the Selectmen see fit to grant per- mit or permits for filling stations at this location, they further secure the arrangement of drives and sidewalks designated on the same plan, to be so main- tained during such use of the area, securing however a treatment of all the corners harmonious with that specifically shown for the Capper corner." There was some discussion in regard to the development of the Capper back areas, but no decision was reached. The meeting adjourned at 11.40 P.M. Planning Board Meeting. Lexington, Mass . August 13, 1926. Hearing on petition of Catherine F. Herbert and Erma E. Hargrove for change in the Zoning By- law to create a business district at Marrett Street and Massachusetts Avenue was called at 8 P.M. F. L. Emery, Chairman and W. D. Milne present, also C . B . French,Town Engineer. It was pleaded that the tract was unsuitable for other than business use , that establishment of a filling station was in view and that this would serve an actual need, and serve to break up the night parking in the vicinity. It then developed that Mrs . Hargrove desired to have business privelige on other lands not covered by the petition. Accordingly the chairman agreed to call a new hearing on initiative of the board, widening the scope of the hearing. Date of further hearing was set as September 3, 1926 . W. D. Milne, Clerk. Planning Board Meeting. Lexington, Mass . Meeting of Planning Board held in Town Hall at 8 P.M. September 3, 1926. Present: Messrs . Worthen and Glynn, the former acting as Chairman and the latter as Clerk pro-tem. First business was a hearing of petitions for establishment of a business zone at junction of Massachusetts Avenue and Marrett Street involving land of Herbert and Hargrove . Mr . Herbert and Mrs . Hargrove appeared in support of petition. Laura J. Kane appeared to support her petition that zone be extended to include present site of her house on northerly side of Massachusetts Ave. , a distance of about 400 feet from its junction 11 with Marrett Street. No one appeared in opposition. Hearing adjourned at 8.15 P.M. Joseph Swan appeared to submit contour map of his proposed developments off of Vine Street which was filed for further consideration by the Board. Meeting adjourned at 8.30 P.M. C . E. Glynn, Acting Clerk. Planning Board Meeting. Lexington, Mass . September 21,1926. Present: Emery, Chairman; Worthen, Duffy, Glynn, Milne and C. B. French. Bacon Development: Anthony Doherty of Lincoln, representing Trustees of the Bacon R.E. Trust appeared with reference to the land on Lockwood Avenue and Massachusetts Avenue near Maple Street and its possible developments . The status of the matter with the Board of Survey was left to be ascertained. It was found that they had refused to accept layout proposed by Bacon. Lots 1 to 11 had been sold, and a doubtful agreement for sale of Lot 16 made . The Town Engineer was left to prepare a sketch of the area and its possible suitable development. W. Benj . C . Meady appeared with reference to his land between Bedford and Reed Streets in connection with the development of Gorman land. The engineer was left to complete the plan of this area. Acting on petition of Catherine F. Herbert and Erma E. Hargrove as extended in scope by agreement and looking to an amendment of the Zoning By-law, and subsequent to duly advertised hearings of August 13 and September 3, 1926 at which all parties desiring to be heard were heard, the five members of the Planning Board present voted unanimously in opposition to the establish- ment of any business district at or near the junction of Massachusetts Avenue and Marrett Street, and further ordered that a record of this vote be transmitted to the petitioners with the statement that the reasons for this action included the following: That there was no local need to be served by the establishment of such a district, that the needs of the highway through traffic was already sufficiently served by developments less than a mile distant in either direction, and that the establishment of such a district would eventually lead to a develop- ment not conducive to the best interests of the town and the preservation of its historic areas . Mr. Emery outlined progress on Vine Brook and Park development plan. The board examined the proposed agreement for releases looking to the establishment of a building line on the north easterly side of Massachusetts Avenue from the Town Hall to Woburn Street and voted to proceed in the matter. - 2 - Mr. Duffy presented his recommendations in regard to the laying out of certain streets by the County Commissioners, and he was asked to prepare this report in the form of a letter to the Board of Survey. The meeting adjourned at 11 P.M. till Friday October 1, 1926. W. D. Milne, Clerk. MEMO In response to request of the Selectmen, Messrs. Emery, Duffy, and Milne of the Planning Board met with them on Tuesday, September 28, 1926. There was discussion of the adoption of the policy of allowing set-backs or building lines in residential districts to become estab- lished under the provisions of the zoning by-law instead of by regular procedure under the statutes . The general conclusion was that while the con- stitutionality of the set-back provisions of the zoning laws had not been absolutely established by trial cases, sufficient support had been given by courts to justify a policy of relying upon them. It was felt that the labor involved in formal proceedings for establishment of building lines by release and petition was likely to produce more opposition and more damage claims than if the procedure went forward in individual cases under the zoning law and building permit issuance . Mr. Emery asked the Selectmen to take steps to stop the placing of signs and advertising on posts, trees and fences on the public highway, and to secure the removal of such signs . He also asked that measures be taken to maintain the grass plots between sidewalks and streets, and to require public service companies and others disturbing this parking for placement of poles, pipes, etc . to restore it. PLANNING BOARD MEETING, LEXINGTON, MASS. Town Nall, October 26, 1926 . Present: Emery, Chairman. Worthen, Duffy, Glynn, Silne . Discussion of the situation as regards the engineer- ing department of the town. Need for town plan and topographi- cal work as basis for all development plans and studies . List of plans desired by the Board to be given to ,ir.Cosgrove and the Selectmen. Outline of progress on Shurtleff scheme for park and street developments in the Vine Brook areas . :Jr. Emery to arrange for conference of Board with Shurtleff before plan was fixed. Discussion of procedure and method of presentation of the scheme to the Town. Discussion of through traffic provisions and correlation of needed streets with the Shurtleff park development streets . The letter containing 1r. Duffy' s memo of streets which should be laid out by the County Commissioners, given to the Selectmen. Discussion of the merits of new street south from centre to Concord Avenue and 'Waverly. Mention of the need for layout of Grant Street, and its improvement. Discussion of needs of study and scheme for Valley Road and Smith property development at North Lexington. W. D. Milne, Clerk. PLANNING BOARD MEETING. LEXINGTON, MASS. November 4, 1926 . Present: Mr. Worthen, Messrs . Glynn, Duffy and Milne . Also Mr. Charles Ryder and Mr. Cosgrove. The meeting was devoted to a discussion of Mr. Shurtleff' s sketch plan of street and park system. Suggestions were made and Mr . Duffy was asked to review them with Mr . Shurtleff. W. D. Milne, Clerk. PLANNING BOARD MEETING. T3 xINGTON, MASS. November 18, 1926 . Present: Chairman Emery, Messrs . Duffy and Milne . Also Mr. Cosgrove . There was discussion of plans for building lines on the three lower Business Zones on Massachusetts Avenue. There was discussion of Mr. ShurtleffT s new submission, and Mr. Duffy presented an alternative scheme for the arrangement of the principal through-way which was favorably looked upon. Mr. Emery was to take it up with Mr. Shurtleff and also try to get more thought from him and more action. Adjourned 11 P.M. W.D. Milne, Clerk. PLANNING BOARD MEETING. Lexington, Mass . Thursday, December 2 , 1926 . Present: 2. L. Emery, Chairman. Messrs . Worthen, Duffy, Glynn, Milne, Engineer Cosgrove . Er. Worthen presented a map showing location of houses in the vicinity of Grapevine Corner, and told of his studies in regard to school house site in that district . He Particularly recommended a site on Allen Street opposite Blossom Street. After discussion this location appeared to be proper and the members were asked to view it. Mr. Cosgrove presented plans of lower Mass . Ave . showing suggested widening or building lines . After discussion, Mr. Cosgrove was asked to give plan and cross sections up to the junction of Pleasant Street in order that the particularly difficult condition at Oak Street might be studied. There was a discussion of the engineering needs of the Town and the Clerk was asked to formulate a letter to the Selectmen suggesting the employment of a competent engineer and the establishment of an effective engineering department. Adjourned 11.20 P.M. E. D. Milne, Clerk. 1111JL ) P..L7.60 isto*c-,ber 17, 1X6. Nesent: 'oJlr „ rafgl 11.10, .0 11c:er t.vosmove, engineert pis for lower °venue were a. An reviewaLd 1.t was decided tL=A; .;.21 aotmAl estim..te ,xr east fst4ening SO both u:!A.11.Jt all on north or suet aIdo was dosirsole. %ft‘. Goagrove wta aal:od to Itr. thin out. 'ist'..er to _olectneu ir, r, to e,,t-Ineeri - dert-lent 343 rea.1 .Lnd ordered sent. P. hurtleffes pl ,n 7U3 furter eA.41Ine ' anu". aeri.t bao1/4 futl!pr away iit oertAn ' Iory outlined )1.T.ra of o ,Ars re .tire to develoyac,rt i 7.'er 9L ra. . olook flour 7rwu 1,441 - A-totticx7 of 0-sx!LIn ,Iton rttaitiv. to estuoliehing 'ourese ror.e &t 1Lasuicu3etts venue wia reweved, dlaoussol and .1.01.1c .eas ordered to due notice of hearing. (JanuAry 14) . . . 111 December 27, 1926 . F. L. T mery, ;sq, , 50 Congress Street, Boston, lass . Dear .Ar: The Planning Board has considered the following matters during the year 1926: School house site . Drainage Act. Suver assessment provisions . Veterans' Hospital , Parking arrangements. Trebino Development, Utica Street. 'passachusetts Ave . at Oak St. curve reduction. Extension of Business 'Lone at Y,altham Street and Vine Brook Ltoad, Schofield & Boss, (dropped) . Vine Brook drainage and betterment assessments . Business Lone, Lowell & North' s . Hearing, etc. Swan Development. (Vine St. & Mayes Lane) . Fast St. Improvement and new road from Adams St, to Nort , Hancock Street. Massachusetts :.ve. set-back releases, ' oburn Street to TownHa.11. Through Traffic Highway development. Establishment of numerous street lines by county commissioners ,asked of Selectmen. Pilling Stations, general attitude toward, Filling atations, Grapevine Corner,Capper land. ". 1'. Gorman development, Lexington Park. Hinchey rioad, Eorth Lexington. 2 F. T. Emery, Esq. .;Ieady & Gorman land, need . edford :,troets . Business lone, Mass . Ave. ilarret atreet, Petition and Hearing. Bacon Property, Maple LAreet. Shurtleff Park plans, streets, drainage, and Ryder development. Engineering facilities . Bill Boards . ies toration of grass plots,etc . by public utilities disturbing same for construction. Building Lines, :'assachusetts Ave „ East Lexington. Business Z.one, 115 'Tassachusetts Avenue , petition of Justin Shea. Very truly yours, Clerk. Report of the Planning Board for the Year 1926 . As in previous years , the Planning Board has met two or three times a month throughout all but the midsummer months, and has been called up- on to consider the usual variety of problems. The Board has been ser- iously handicapped in its work by lack of engineering assistance . Un- less this assistance can be furnished, the Planning Board will be un- able to protect the Town as it should be protected against ill consider- ed and destructive development . In the opinion of the Board, the Town should provide an engineering force of not less than six men, a thoroughly experienced engineer whose experience and judgment would command a salary of from four• to five thousand dollars a year, one competent to consider the various problems in a large way and to suggest plans for solving them, a second competent engineer and at least four men capable of doing field work and drafting. Such a force would be capable of furnishing all engineering data requir- ed by the Town properly to control its development in various directions, and at a much lower cost than will result if we are to go outside to pri- vate firms, as will otherwise inevitably be necessary. Any money spent on engineering during the next ten or fifteen years will, in the opinion of the Board, be more than made up to the Town dur- ing the same period and in the years following. In our report for the year 1925 it was stated that the Board felt the Town to be insufficiently protected in the matter of provisions governing acceptance of streets, and stated its purpose to propose an amendment to the by-laws to meet the situation. Such an amendment to the by-laws was proposed to the Town at the March meeting, but was lost . We are glad to say, however, that the Selectmen subsequently adopted a set of rules defining the requirements and rules of procedure for accept- ance of streets which, to a large degree , provides what was sought to be had by an amendment to the by-laws. -2- Considerable 2- Considerable attention has been given to the matter of a selection of site for additional school buildings, in pursuance of request from the :selectmen, and the Board is about ready to make definite recommenda- tions with respect thereto . The bills for amending the Drainage Act and to correct the method of assessing; costs for sewer extensions, referred to in our 1925 report , both became laws during the year 1926, much of the time of the Planning Board being required in assisting the framing of the bills to meet the requirements of the Legislature and in securing the passage of the same . The Town has already benefited to the extent of many thousands of dollars as the result of the new method of sewer assessments. In connection with the drainage of the lower areas and particularly those to the south of Massachusetts Avenue drained by Vine Brook, a res- ponsible firm of private engineers have been engaged to make necessary surveys and to present a preliminary report presenting tentative plans for draining the lowlands and, to that end, deepening Vine Brook where it passes under Massachusetts Avenue and the railroad, and to furnish preliminary plans and estimates of cost which, it is hoped, will be laid before the Town during the spring or summer of 1927 for definite action by the Town. Mr. A. A. bhurtleff, landscape architect, is cooperating with the engineers, and it is hoped that, simultaneously with the en- gineers ' report upon the drainage, there may be presented to the Town a comprehensive plan for improving the lowlands, particularly in the park area, which, if adopted, will make certain that any fillings or roadways done or built hereafter shall be in pursuance of definite plans, so that no money will be wasted. The amendment to the Drainage Law above re- ferred to, provides for assessment of betterments to cover the cost of this drainage and improvement work, if and when the same is carried out . The planning Board obtained the necessary releases to make possible -3- the establishment of a building line from and including the Town Hall lot to 2letcher Avenue on the northerly side of Massachusetts Avenue, whereby the Town is protected against new building construction that would ada to the cost of widening the avenue to a full hundred feet, should it ever be deemed necessary to have the avenue so widened. The Planning Board is now at work upon the establishment of further building lines in the business zones on Massachusetts avenue, with a like end in view. Among the other matters considered by the Board, usually upon pe- tition of interested property owners, are the following: What is known as the Trebino development on Utica Street, definite recommendation made ; proposed extension of business zone on Waltham Street near Vine Brook Road, adversely reported and dropped; business zone at Lowell and North Streets, upon which hearing was granted, favorably recommended aru passed by the Town; what is known as the Swan development at Vine Street and Hayes Lane , still under consideration; East ztreet improvement and new road from Adams Street to North Hancock Street, the latter definitely recommended and in process of construction; the matter of additional filling stations at Grape Vine Corner on the Capper property, suggestions submitted; W. P. Gorman development , Lexington Park, still under consid- eration; Hinchey Road, North Lexington; Meady and Gorman land at Reed and Bedford Streets, still under consideration; business zone at Massachusetts Avenue and Marrett Street , hearing granted and adversely recommended; Bacon property, Maple Street, still under consideration; and business zone at 115 Massachusetts Avenue upon petition of Justin Shea, hearing granted and adversely recommended. The important subject of through traffic highway development is still held up for want of adequate engineering data, and must be held up until such data is obtained, and this notwithstanding it is one of the -4- .- most 4-most important features for the Town to consider for control of future developments . The Board has recommended to the Selectmen the establishment by the County Commissioners of numerous street lines, all for protection of the Town and individual property owners in connection with further building on those streets. The administration of the Zoning By-Law is definitely placed in the hands of the Building Inspector, and requires careful consideration of a competent and a broad-gauge man. The necessary man and time cannot be had for the small sum -- less than one thousand dollars, now paid for Building Inspector. In our opinion, two thousand dollars should be ap- propriated for the purpose. It is recommended that the scale of fees charged for building permits be raised, so as to make possible the pay- ment of the sum here recommended, otherwise the full benefits of the Zon- ing Law will not be obtained. This report is closed, as it was begun, with an earnest plea to the Town to appropriate the necessary sum for an adequate engineering force, in order that the Town's development may be made to fit the requirements of the Town rather than to modify the Town's requirements to fit the hap- hazard development by individuals . Respectfully submitted,