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HomeMy WebLinkAbout1925 Planning Board Minutes 1925 PLANNING BOARD Frederick L. Emery J. Henry Duffy Edwin B. Worthen J. Odin Tilton C. Edward Glynn William D. Milne Jan. 13, 1925. PLANNING BOARD MEETING. III A meeting of the Planning Board was called for Tuesday evening, Jan. 13th. , but only Messrs . Emery and Duffy were able to attend. A hearing of the Selectmen to Mr. Mclntoshes request for appro- val of a single wide street through the Cary property 9 on the lines of the present entrance drive ) was being held, at which Messrs . Emery 0 and Duffy were requested to sit in. 1!Thile no objection was to be had to this street in itself, Mr. Emery stated it was the feeling of the Planning Board that this should not be accepted without provision being made for the future develop- ment of the entire property. Jan. 20, 1925. The meeting of the Planning Board regularly falling on this night was postponed to Jan. 31st. III • Jan. 31, 1925. PLANNING BOARD MEETING. A meeting of the Planning Board was held in the Selectmen' s Room on Saturday evening, Jan. 31st. , at 8 o 'clock, there being present Messrs . Emery, Duffy and W. D. Brown. BILL BOARDS. Mr. Duffy reports conversation with Mr. Hartman who promised to forward copies of Bill Board Regulations of Newton and other places . In view of the fact that Mr. Hartman thinks we are amply protected under our Zoning Laws, Mr. Duffy suggests and those present concur, that we let the matter stand as at present, while awaiting proposed legislative action in regard to this problem. It is agreed also that the Board make a survey of existing bill boards, noting those that do not comply with the State regulations, that through the Selectmen the State Department of Public Works may be asked to see that same are removed. 1925 APPROPRIATION. A letter having been received from Mr. Pierce ask- estimate of the Planning Board's probable expenditures for the year to come, it is agreed that from $150 to $ 100 should be ample. PRINTING ZONING REGULATIONS, ETC. 111 It is agreed it would be a wise policy for the Town to have printed in a single volume the Town By-Laws, the amended Building Laws, the Plumbing Regulations, the Zoning Ordinances and whatever other regulations of this character might properly be included. Mr . Greeley is conferred with and agrees to see that a suitable article is inserted in the warrant for the March Town Meeting. Mr. Duffy agrees to take the matter up with him more at length. Dr. Kane, who happens in, reports requests for copies of our Zoning Ordinances from states even as far removed as Florida. FOREST STREET EXTENS ION. The chairman agrees to see the Selectmen relative to the possible acceptance of the proposed Forest Street exten- sion, which for lack of funds was not taken up at the last Town Meeting. This should be finished, if possible, by June next. THROUGIH HIGIfi'rAYS. 4/ After a survey of the large scale map of the Town, it is decided to ask the Town Engineer for a copy for the Planning Board which may be studied and marked in connec- tion with a system of through highways . Meeting adiourned at 10 o'clock, subject to call . 'Millard D. Brown, Secretary. PLANNING BOARD MEETING 1. March 14, 1925. The first meeting of the new Board was held March 14, 1925, at the Town Hall, at 8 o' clock- P.M. Chairman Emery, and Messers Duffy, Tilton, Glynn, and Milne were present, also Town Engineer French. Mr. Emery outlined the functions of the Board. Lexington Building Trust. i Messrs . J. O. Richards, and Kellway for the above presented sketches showing proposed extension of Hancock St. and outlined difficulty with George A. Warner and Ellie War \. in an attempt to secure from them certain parcels of land \ needed for the favorable location of the proposed street. They were heard, and the chairman directed the secretary to invite George (and Ellie ) Warner to come to next meeting of the Board to present their side of the matter. Messrs. Richards and Kellway were then advised by Mr. Emery relative to the consulting board of architects of the Planning Board. Mr. Richards indicated his appreciation of the value of such consulting architects and expressed a willingness to have Mr. Willard Brown advise customers of the Lexington Building Trust in regard to the general fitness of structures planned, for the surroundings, etc. He promised to cooperate in bringing the parties together as suggested. Street Lines. Mr. Hatch reported progress in securing released for "set-backs" from property owners on Massachusetts Ave., Bedford, Muzzey, Clark and Waltham Streets . The work being incomplete he was directed to continue with it. Adjourned at 10 P.M. to Thursday, March 26, 1925. Wm. D. Milne, Secretary. PLANNING BOARD MEETING II Tuesday, March 31, 1925. Town Hall, 8 P.M. Present: Chairman Emery, Messrs. J. 0. Tilton, C. E. Glynn, J. H. Duffy, W. D. Milne. Lexington Building Trust. In response to the Board"s invitation George A. Warner and his wife Ellie Warner were present and were heard relative to their attitude on proposed extension of Hancock Street ovef land of Lexington Building Trust and abutting theirs, and the offer to buy or trade for certain of their land at the rear of their lot to accomodate grades and curves of the proposed street. Chairman Emery endeavored to induce them to yield sufficiently to assure a suitable layout for the road but they showed disinclination to treat with the Lexington Building Trust. It was finally left that the proposed taking would be staked out so that they could see what it amounted to, also that there should be staked out a strip on the north of their lot to show what the Lexington Building Trust was willing to trade for the taking. The Warners were asked to consider the matter in the light of these representations and meet again with the Board at some time to be arranged later. Mr. J. 0. Richards was again heard as to the willing- ness of the Lexington Building Trust to do anything reasonable to satisy the Warners to such an extent that they would trade. He was asked to supply the town engineer with data to enable the latter to stake out the lines of the proposed street as affecting Warner property, and he promised this . Also he was urged to reconsider proposed street lines in the Lexington Building Trust property with a view to providing suitable through lines to the north, and to arrive as soon as possible at some final scheme of street layout for the property. The meeting adjourned with the understanding that the Board would later view the sites of the proposed streets above mentioned. Wm. D. Milne, Clerk. III PLANNING BOARD MEETING III April A 1925. Present: Chairman Emery, Messrs . Tilton, Worthen, Glynn and Milne. C. E. French, Town Engineer. Lexington Building Trust. The matter of Lexington Building Trust street location northerly from Burlington Street near Hancock Street along land of George A. Warner was discussed. Messrs . Emery, Glynn and Milne had previously viewed lines as staked out by Town Engineer showing the taking of Warner land desired by the Lexington Building Trust. It was voted that it was the sentiment of the Board that an agreement between the Lexington Building Trust and Warner, permitting the taking of a curved piece of Warner land was desirable, but that failing such an agreement, the street could be properly laid out without involving the Warner land. The clerk was directed to so inform these parties . (See copies of letters to Lexington Building Trust and Geo.A. Warner, dated April 28, 1925) . It was further voted to recommend to the Lexington Building Trust a further study of proposed location of streets in their development as follows : The Planning Board after examination of the premises and study of the Preliminary Plan dated December 1920, sub- mitted by the Lexington Building Trust, recommends to said Trust that an effort be made to lay out the proposed street leading northward from Burlington Street beside land of George A. Warner, in such a manner as to afford a direct through street substantially parallel to Burlington and Grove Streets to the street called Simonds Road, and eventually to Grove St. at such a point that the present sharp curves in Grove Street may be eliminated. The clerk' was directed to inform the Lexington Building Trust to this effect. Muzzey Street. The matter of building lines on Muzzey Street was dis- cussed, and the clerk was directed to invite James J. Carroll, P. F. Dacey, and E. H. Mara to meet with the Board on this matter, at its next sitting. The extension of Highland Ave .was discussed, and the Town Engineer was asked to secure certain data affecting drainage and street locations in that and nearby sections. Adjourned at 10. 15 to May 4, 1925. Wm. D. Milne, Clerk. PLANNING BOARD MEETING IV. May 4, 1925. Present : Chairman Emery, Messrs . Glynn, Duffy, Milne, and Town Engineer French. Hancock Birches development. Frank Cutter appeared with plan of land lying north of Adams Street at Meriam Street and east of Hancock Street at Revere St. and desired approval of a layout for a proposed street. He was directed to confer with the Town Engineer that full data as to properties and topography in the region north of Adams Street and east of Hancock Street might be made available to the Board in order that a decision in regard to the proposed street might be made intelligently. The Town Engineer was asked to secure and present the necessary plans and data. Muzzey Street. Messrs . Dacey, Mara, and Carroll appeared in response to the Board's invitation and considerations as to building line establishment on Muzzey Street were presented to them, they not having signed the desired releases . They would not promise to sign but agreed to think the matter over further. Adjourned 10.15 P.M. to May 14, 1925. W. D. Milne, Clerk. PLANNING BOARD MEETING V. May 14, 1925. Present: Chairman Emery, Messrs . Tilton, Duffy, Worthen, Milne, and Town Engineer French. Public Cemetery. James G. Ramsay, 217 Massachusetts Ave., Lexington, representing Chamberlain & Burnham, Inc., Old South Building, Boston, appeared and stated that his firm had been commissioned by the Valhalla Cemetery Co. of Minneapolis (or similar name ) to secure a site for a public cemetery. Also, that the Bashar,farm, off Massachusetts Ave. had been selected as possibly suitable and had been found to be available. He asked for the consideration of the Board of the project, with a view to securing the necessary permits . After discussion which indicated that the site was on the Cambridge water supply watershed, that the location was such that the business success of the project was questionable, that the Zoning By-law at present prohibited such use, and that public sentiment would probably be against such a project, Mr. Ramsay was advised to secure and present further information as to his client' s standing, the guarantees they could offer, and the general conduct of like business of the concern else- where, if he felt that the proposal was worth pressing. Vine Brook. The matter of street layouts in the neighborhood of Vine Brook Road at its crossing of Vine Brook, and the general scheme for proposed street leading south from Mass. Ave. at Vine Brook were then discussed at length, with various suggestions . The Town Engineer was asked to prepare sketches showing possible arrangements, and the clerk was directed to invite Robert J. Ryder and H. M. Aldrich to be present at the next meeting of the Board, in order that their ideas of the development of the streets in this locality with respect to their extensive property holdings in the neighborhood might be known to the Board. Meeting adjourned at 10.30 P.M. Wm. D. Milne, Clerk. PLANNING BOARD MEETING VI. Thursday, May 21, 1925. Town Hall. Present: Chairman Emery, Messrs . Tilton, Worthen, Duffy, Glynn, Milne, and C. B. French, Town Engineer. Park Area. Plans by Arthur A. Shurtleff showing scheme for marginal roads in the Park area off Waltham Street and in the vicinity of the Pageant grounds were reviewed and met with general favor. H. M. Aldrich was present and stated that the general scheme in so far as it affected his properties was acceptable to him, especially the plan for dual roadway along Vine Brook both east and west of Waltham Street. Wilson Avenue. Then appeared J. A. Wilson of Wilson Ave. East Lexington, with C. J. Henrich and two others . Their plea was for the Board to approve an amendment to the Zoning By-law to permit two family houses to be built in the area comprising the J. A. Wilson property of 14-;27; acres lying south easterly from Wilson Avenue to the Arlington town line. It was represented that the property was to be sold, and unless the restrictions were removed to serve as an induce- ment to high grade builders, the property would be likely to fall into the hands of parties who would develop it in a manner unfavorable to the town and local interests . After consideration the Board unanimously voted not to favor the desired change in the By-law and the clerk was instructed to draft a letter to J. A. Wilson apprising him of this action. Meeting adjourned at 10.30 P.M. Wm. D. Milne, Clerk. PLANNING BOARD MEETING VII Thursday May 28, 1925. Town Hall. Present: All members and C. B. French, Town Engineer. Park Area. In response to the Board' s invitation there appeared Robert Ryder and Charles Ryder and to them was shown the Shurtleff sketch plan for scheme of marginal roads, and treat- ment of Vine Brook in the Park Area, off Forrest and Waltham Streets . They expressed favor for the general scheme. There was discussion of the relation of the Park lands south of Lincoln Streets to the general development and to complications on account of the Aldrich holdings in thie locality, and the legal actions brought by Aldrich. The Ryders agreed to take favorable action upon the suggestion that the Town, Aldrich and themselves jointly or severally use the advice of one land- scape architect in formulating the plans for the development of the park and their private lands in this locality. Vine Brook Road District. The Ryders being extensive land holders in the region south of Vine Brook Road along the South Branch of Vine Brook, they were asked as to their attitude toward certain proposed street development plans for this locality. They expressed themselves as favorably impressed with a scheme to run a highway south from Massachusetts Ave. at Vine Brook to connect with street system near Grapevine Corner, so-called, with the south branch of Vine Brook embraced by a roadway on either side. There was further discussion of the drainage problem in this area. Vine Brook drainage: Upon departure of the Ryders there was extended discussion of the legal and engineering considerations affecting the lowering of Vine Brook at Massa- chusetts Ave. Mr. French was asked to inquire of the Town Counsel as to the right of the town to enter upon property to make improvements in brooks, etc. Messrs . Milne and Duffy were asked to consider the adequacy of previous engin- eering plans for brook lowering at this point and to obtain a rough estimate of the cost of an improvement which might be considered to be adequate in view of indicated future conditions in this drainage area. Meeting adjourned at 10.30. Wm. D. Milne, Clerk. aa_ 111 PLANNING BOARD MEETING VIII. June 4, 1925. Town Hall. Present: Emery, Chairman. Messrs . Tilton, Duffy, Worthen, Milne, and Town r'ngineer French. "Hancock Birches ." In connection with the proposed development by Diehl & Co. of property off Hancock and Adams Streets, the Board studied the general topography and configuration of the entire tract between these streets from their junction to Burlington Street on the one hand and East Street on the other. It was agreed that an approximately direct connection from East Street to North Hancock Street was desirable, and from this a sketch of possible street lo- cations parallel to this, with certain cross streets was developed. Certain modifications in the street proposed for the Diehl property as shown on plan prepared by Frank Cutter, engineer, were favored to make this development fit in with the larger development of the whole tract. The sketch plan was turned over to Town Engineer French for refinement and further study. The Clerk was instructed to invite Diehl and Cutter to be present at the next meet- ing of the board to review the matter. Vine Brook Drainage. Messrs. Duffy and Milne reported briefly in regard to their study of the 1913 McClintock & Woodfall plan for the improvement of the brook at Massachusetts Ave. and south- ward. A more generous dimension for the culvert under Massachusetts Ave. was advised (32 sq. ft. against 24). A lowering of 2' -0 at Vine Brook Road was held to be barely sufficient if indeed so. An approximation of the cost of the improvement figured $50460,000. A taking 20 ft. wide along the brook north of Massachusetts Ave . to below Sherman Street was suggested. Meeting adjourned at 10 P.M. for one week. Wm. D. Milne, Clerk. PLANNING BOARD MEETING IX Town Hall, June 18, 1925. Present: ;Messrs . Ti3.ton, Worthen, Duffy, Milne, and Mr. French, Town Engineer. The meeting was called to order by the Clerk and Mr. J. H. Duffy was elected to act as Chairman in absence of Mr. Emery. Frank Cutter, Esq. , Engineer with Mr. Diehl appeared with reference to proposed street and lot layout of Hancock & Adams Streets, (Hancock Birches ) . Town Engineer French had prepared plan of surrounding territory and made tentative sketch for streets embracing a tie between East Street and North Hancock Street with secondary streets . The matter of securing a proper arrangement for proposed street and junction ofancock and Revere Streets was discussed at length and it was left that Mr. Diehl was to ap::roach Mr. Bull with a view to making exchanges of land which would allow a more favorable entry than that proposed over land already owned by Diehl. The meeting adjourned at 10.30 without date. PLANNING BOARD MEETING X. Town Hall, July 10, 1925. Present: J. H. Duffy, (acting chairman), Messrs . Worthen, Glynn, Tilton, Milne and Engineer French. Frank Cutter, Engineer, appeared with Stephon Trebino with sketch plan of proposed street off Utica Street. Engineer French had been over this matter. It was discussed and left with the understanding that i,iessrs . Cutter and French would study possible connecting streets and the surrounding area, and present a further scheme at the next meeting of the board. Yr. Cutter also presented a proposed lot and street plan for Walter Black for land off Highland Avenue . The plan was reviewed and it was suggested that allowance be made for proper setback of existing houses from the proposed new street, and that allowance be made for through street to lands at the south of Mr. Black' s property. It was left that Mr. Cutter was to submit a revised plan. Mr. Cutter reported for Mr. Diehl in regard to the "Hancock Birches" development, that Mr. Diehl had been unable to make any trade with. Er. Bull whereby land would be available to locate the proposednew street from Adams to Hancock so it would join with Hancock northerly from the triangle at Revere Street. It was the sense of the meeting that if proper dxchanges of land could be made to secure suitable curves at the junction with Hancock Street, the use of the strip belonging to Diehl for the street location would be acceptable . Mr. J. Henry Duffy was named as delegate for the board to attend a conference to be held between Messrs . Aldrich, Ryder, end Landscape architect Shurtleff for a discussion of a pre- liminary plan of street developments in the south and west branch areas of Vine Brook and contiguous to park lands of the Town. Dr. Tilton raised a question as to the employment of. Mr. Shurtleff, and there were other questions as to who was obligated for the expense of Mr. Shurtleff's work. Dr. Tilton was narndd to represent the Planning Board in opposition to the granting of permits for filling stations on Bedford Street, at Grapevine Corner, and at Massachusetts Avenue and Marrett Street, at hearings to be held shortly. There was mention of the Board' s stand in opposition to opening land at Bow Street and Massachuse'EY n BSr business use . The meeting adjourned at 10.30 for one week. PLANNING BOARD MEETING XI. Town Hall, July 17, 1925. Present : J. H. Duffy, E. B. Worthen, J. 0. Tilton, C. E. Glynn, W. D. Milne, also C. B. French, Engineer. Stephen Trebino, with Frank Cutter, appeared and the matter of new streets in Trebino land off Utica Street was further discussed end a scheme decided on. Iir. Stevens, owner of the sand and gravel works and land adjacent also was present and took part in the discussion. The matter was left for Engineer French to prepare duplicate plans of the road scheme for record with this Board and Board of Survey. Walter Black appeared with Frank Cutter to present plan for new streets and lots off Highland Avenue and Slocum Road extension. The matter of extending Slocum Road to provide opening to land beyond, was discussed. No decision was reached, and the meeting adjourned, finally, for six days to meet at Walter Black' s and view the ground. There was discussion in regard to the change in zoning law at Bow Street, and the clerk was instructed to write to the Selectmen suggesting urgent need for new layout for Bow Street to prevent development of bad conditions there. Meeting adjourned at 11 P.M. until July 23, 1925 gs noted. PLANNING BOARD MEETING XII. July 23, 1925. Present: Messrs . Duffy, Glynn, Worthen, Tilton and Milne of the Planning Board, also by invitation Town Engineer French, Walter G. Black and Frank P. Cutter. Meeting was held at premises of Walter G. Black off Highland Avenue where the territory was viewed in considerable detail. Adjournment was taken to Town Hall where kr. Black' s proposals for street development in his property was discussed. Mr. Black finally agreed to a way through his property to the southwesterly to allow for connection of an extension of Slocum Road through to an extension of Winthrop Road or another principal way into the territory to the south and the matter was left for him to have his engineer prepare the necessary plans for the development for submittal in final form. Mr.. Cutter then reported for Mr. Diehl in regard to the development of property known as Hancock Birches, off Hancock and Adams Streets . He stated that Mr. Diehl was agreeable to the suggestion that the strip of land extending to Hancock Street opposite Revere Street be used for street, and that excess area in this strip, not needed for street would if possible be swapped with adjoining owners in such a manner as to allow proper sweep curves to be made et the entry of new street from Hancock Street. Ir. French was asked to present to the Board duplicate blue prints indicating the Board's suggestion as to the development of this and contiguous areas in order that they might advise the Board of Survey in the matter. Mr. French was asked to provide duplicate blue-prints showing the Board' s suggestion in regard to street development in the area of Stephen Trebino ' s land off Utica and Woburn Streets . The meeting adjourned without date. PLANNING BOARD MEETING September 14, 1925. Present : F. L. Emery, 'hairman, C. E. Glynn, J. H. Duffy and W. D. Milne of the Board. C. B. French, Town Engineer. Mr. Emery reviewed the work of the Board during his absence in July and August. The matter of the Trebino layout off Utica Street was mentioned and Mr. French promised to have duplicate prints of the Board 's plan for this area furnished in time for the hearing of the Board of Survey on September 22, 1925. The matter of the layout for Walter G. -clack off Highland Avenue was mentioned and it was voted to recommend to the Board of Survey that they secure from Walter G. Black an easement for drainage purposes over a strip 10 feet wide from the junction of proposed extension of Slocum Road and proposed street south of and parallel to Highland Avenue to the town drain in this locality, all in accordance with an understanding existing between C. B. French, Town Engineer and Frank P. Cutter, and understood to be agreeable to ':7alter G. Black. Frank P. Cutter appeared for Ernest Macphee with reference to desired layout of streets in property of the latter off Reed Street . The locality was discussedand sugges- tions for development were offered. Mr. Cutter and Mr. French were asked to collaborate and prepare a plan showing topography and existing streets in the region bounded by Hill, Bedford, Reed, Grove and Cedar Streets, in order that the Board might be properly acquainted with the conditions and possibilities of the whole before proceeding to pass on the particular proposals for Macphee. Mr. Emery reviewed the status of the matters affecting the Aldrich, Dyder and Town interests in the south and west branch basins of Vine Brook and promised to re&e -. .r , 4-4, 4 -s ding with Mr. Ryder. Meeting adjourned at 10 P.L . to Tuesday September 29. PLANNING BOARD MEETING TO`411. HALL LEXINGTON, MASS. September 29, 1925. Present, F. L. Emery, J. U. Tilton, J. H. Duffy, W. D. Milne. Plan of proposed layout for Joseph Street for Pichette and Ahern, off Massachusetts Avenue and Maple Street, East Lexington, was presented and discussed. It appeared that these owners also had land easterly of the railroad right of way, and that it would be well to consider allowance for a crossing of the railroad in connection with the new street, in view of the fact that Maple Street afforded the only practicable crossing except at grade now present in a con- siderable distance. The petitioners were asked to confer with the town engineer in order that plans of the whole area might be laid before the Board for its consideration of the matter. Mr. Emery outlined discussions which he had had with P+essrs . Alrich & Ryder relative to land of the former off Lincoln Street in the vicinity of park properties . Mr. Emery reported that Mr. Ryder had purchased the interior land in the Cary Farm development area. Mr. Emery was to review with Mr. Ryder and the town engineer the possibility of preserving the rights of way for entry into this area with a view to future streets along lines suggested or discussed by the Planning Board at the time the development first came before them. Mr. Duffy reported in regard to his investigation of the matter of handling drainage projects through the State Drainage Commission. After discussion it was voted to recommend to the selectmen that they proceed through the town council to secure from the Legislature an act sirrilar• to acts already made in behalf of Belmont, Wakefield, Milton, etc . enabling the selectmen to proceed in drainage matters as they do as a Board of Survey in street matters, to make necessary takings, secure easements, apportion betterments,etc. Mr. Duffy was appointed to confer with the Selectmen and Town Council in regard to the matter. Meeting adjourned at 10.00 P.M. without date. W. D. Milne, Clerk. PLANNING BOARD MEETING LEXINGTON, MASS. Town Hall October 19, 1925. Present: Messrs . Emery, Tilton, Worthen, Duffy and Town Engineer French. Messrs . Pichette and Ahern presented plans of Joseph Road East Lexington for approval. The Board voted to approve a sketch plan prepared et the meeting and signed by the Town Engineer, said plan amending the plan of the petitioners so as to provide for a future road crossing the railroad and also for an extension northwesterly to the Burns land adjoining, -minor adjustments and exchange of lands being necessary between petitioners and one Kennedy to provide for a desirable approach at this latter extension. The petitioners agreed to negotiate with Miss ( ? ) Kennedy to perfect the plan, - minor changes in radii of curves and engineering details to be permitted in accordance with the Town Engineer's directions . Formal hearing is to be held by board of Survey October 20 next, and Mr. Emery agreed to represent the Planning Board at the hearing. A plan was presented showing a projected street called Blake Avenue from Edgwood Road on land of Blake . The plan being substantially different from a general plan of this locality approved by the Planning Board in the past and no provision being made for rounding the corner of said street with Edgewood Road at land of 111 Earle, the Board voted not to approve the layout and to request the petitioner Mr. Wadman to furnish more data with respect to trees, etc. so that the possibility of a locstion more in harmony with that which the Board formerly approved, may be studied. Mr. Emery reported the result of conferences with Messrs . Ryder and Aldrich with reference to lands abutting the playground areas . Discussion was had as to the feasibility of delegating certain of the Board's activities to sub-committees, in the hope that minor details may consume less time at regulator meeting, and that the Board may devote more time to broader policies, such as major thoroughfares, building lines, etc. Meeting adjourned at 10.30 to Monday October 26 at 8 P.M. J. H. Duffy, Clerk. ( Pro tem) . PLANNING BOARD MEETING T OV''N HALL Lexington, Mass . October 26, 1925. Present: Mr. Emery, Chairman, Dr. J. O. Tilton, Messrs . J.H. Duffy, W. D. Milne, C . B. French, Town Engineer. Henry C. Rowland of Arlington, appeared with Tebbets, Building Inspector, presenting matters pertaining to lot and street development in property off Massachusetts Ave. between Slocum Road. and Bloomfield St. He was urged to make allowances for a street development that could be acceptable to the town. He was asked to cooperate with the Town Engineer and appear at the next meeting with plan and sufficient data for the whole area between Massachusetts Ave. , Slocum Road, and Bloomfield St . so that the Planning Board might intelligently discuss the proposition and a suitable street location be found. He agreed to do this . Mr. Wadman appeared with further reference to the Blake Ave. development. There was a long discussion of the iniquities of departing from plans previously agreed upon by the Planning Board and all interested parties in this neighborhood, and proceeding on plans of a nature wholly unacceptable to the public interest without consulting either the Planning Board or the Board of Survey. The plan for the Blake Ave . riadman development) as prepared by Engineer Cutter was discarded, and a more suitable street location was shown. Engineer r'rench agreed to work out the details and submit a suitable plan at meeting November 2, preparatory to the Board of Survey hearing on this matter set for November 3. One Dreselley, erecting a house on lot in former Merriam land on line of proposed Blake Ave. location was advised to suspend building operations until Eine of proposed street was fixed by the Board of Survey. It was suggested that Engineer Cutter be warned to govern himself by Planning Board proposals in street matters and not to proceed to suit his own or his client' s fancy without consulting with the Board where studies had been made. Meeting adjourned at 10 P.N. till Monday November 2, 1925. W. D. Milne, Clerk. PLANNING BOARD MEETING. TOWN HALL Lexin_gton,Monday,November 2,1925. Present: F. L. Emery, Chairman, Messrs. Tilton, Glynn, Worthen, Duffy, Milne, Town Engineer French. Henry C. Rowland appeared with further regard to proposed development of old Fitch Estate off Massachusetts Avenue and Bloomfield. The Town Engineer had prepared a plan of this property and after discussion, a road approxi— mately parallel to Slocum Road was laid down on the plan, and was deemed suitable and acceptable. Insofar as it lay upon land of the petitioner or land bounden to him, this road location was voted proper for presentation to the Board of Survey. There was brief discussion of the Wadman -- Blake Avenue matter, and after slight modification the Town Engineer's plan for this street was voted acceptable to present to Board of Survey. W. D. Milne was asked to represent the Planning Board at the Board of Survey hearing on November 3. Meeting adjourned at 9.40 P.M. W. D. Milne. Clerk. At Board of Survey Hearing November 3, 1925 Messrs. Duffy and Milne were present, also Messrs. Wadman, Dresselly, E. P. Merriam, etc. Town Engineer' s plan of "Blake Avenue" (as amended) was acceptable to all. It was suggested that the Board of Survey proceed to lay out the remainder of this road through the Goodwin property and Mr. Merriam was asked to secure necessary signatures from Mrs. Goodwin, which he promised. It was proposed to call the street Goodwin Road rather than Blake Avenue. W. D. Milne. PLANNING BOARD MEETING TO'`'N HALL. Lexington, Mass . November 10, 1925. Present : F. L. Emery, Chairman, J. H. Duffy, W. D. Milne and C. B. French, '.Lown "engineer. This meeting was limited in its scope to a general review of the matters before the Board and to a discussion of procedure . Mr. Duffy outlined certain failures of the present system of making sewer assessments and cited the practice in other towns, it being apparent 111 that Lexington was not securing suitable returns on the outlay for sewers. Mr. Emery proposed a division of labor among: the several members of the Board with a view to securing greater efficiency in action. The delegation of certain matters to certain members was proposed. 74. D. Milne, Clerk. PLANNING BOARD MEETING LEXINGTON, MASS. Town Hall, December 5,1925. Present: Emery, Chairman, Messrs . Tilton, Worthen, Duffy, Glynn, Milne, and Mr. French, Town Engineer. The meeting was called by Mr. Emery for discussion of three matters : 1 . Sentiment of the Board with relation to the service street planned to extend from Sherman to Meriam Street between Mass . Ave. and B. & M. R.R. in its bearing on possible location of Cary Memorial Building on the Blake-Plumer property. After discussion it was unanimously voted: "That while it was the unanimous opinion of the Planning Board that the Cary Memorial Building should not be placed on the so-called Blake-Plumer site because said site is destined to be in the midst of the future congested business zone of the town, if the Trustees under the will, having the matter in charge determine that such building if tendered and accepted must be located on such site, the proposed service street to be built between Mass. Ave. and the B. & M. R.R. may be terminated at each side of the Memorial Building lot or deviated across said lot in such a manner as not to obstruct the placing of such Memorial Building thereon," 2. Veterans ' Hospital. Mention was made of the possibility of the sale of the so-called Simonds property off Burlington and Grove Streets to the United States for site for a veterans ' hospital, and of the endorsement given by the selectmen as individuals, the Legion Post, and the Board of Trade, to efforts to secure this project. Attention was called to the burdens of cost due to withdrawal of land from taxation and the reconstruction of streets, laying of water mains, etc. that the erection of sucha plant would put upon the town. Other phases of the matter such as the danger due to class of patients and the availability of a site in Bedford where the town had voted for the project, were mentioned. It was decided not to take action, as a Board, to oppose the project, although in general the members seemed to hold the project in disfavor insofar as it appeared to affect the ultimate good of the Town. 2 II3. Curtailment of train service by B. & M. R. R. Mr. Emery reported that the B. & M. R.R. was determined to reduce the train service and was threatening to limit such service to two trains daily each way. He, with other citizens of influence, was endeavoring to secure agreement on the part of the railroad to provide three trains daily each way, at better times. He asked if the Board would vote to favor improving the Bus service by arranging for through service to Harvard Square . After discussion it was decided that it was not properly within the scope of the Boardts duties to move in such a matter. Lie wort of the Planning, 3oard for the Year 1925. • The Panning Board, except during the Summer months, has met IIpretty nearly every week, the Town ax ;ineer as a rule witting in at its meetings. A wide diversity of problems and. matters are being catstant- ly presented for consideration by the Board and frequently the more press- ing s-Raller problems interfere seriously with the consideration of the larger and more important ones. : or a considerable period it seemed as if scarcely a week passed without some petitioner a9pesiring before Vie 3oard ztatin; t'Akt he had bought this or that place and desired to cut it up into house lots and lag out streets to serve the same, so that he might begin building operations at once. In such instances the practice of the Board has been to call for surveys of the property and then sit down with tic: new owner and work out a layout that would give to him, so far as possible, the number of lots he is entitled to have, but so ar- raed and with streets or street extensions so laid down, as to tie in with present or prospective streets in adjoining properties. Unless this be done in every instance, the to;gyn would find itself with a large num- ber of separated developments utterly incapable of beirk.7 tied together as a part of a unified development of the larger area of which they may form parts. ;:i ile in many instances the Board has found the owners somewhat reluctant at first to accept the delay necessary to this more complete working out of the plans, it is believed that in every instance the plans eventually recommended. by the Board and accepted by the owner have furnished the latter a more satisfactory development from every point of view, than what had been originally- in mind when they came be- fore the Board. uestions are constantly arising in connection with the Zonirg Law IIcalling for interpretations of the latter and. for cooperation between the representatives of the town and property owners in reducing to concrete form the general provisions of the law itself. i2- • Among the larger problems requiring consideration and upon which the Board has devoted. considerable time is that of throuch and through streets, referred to in the last report. k;ork upon thin problem can only progress as the Town 7ngineer is able to furnish necessary plans . Substantial progress has been made in gathering the necessary data, and it is hoped that by another year some definite recommendations may be possible. 7he problem itself is of great importance to the town be- cause such throu(;h streets furnish the ground work to which all loom developments mu t be fitted and, to the extent that the throu h streets are lair down, to that extent will we be able to control local develop- ments. evelop- ments. A good deal of time has been devoted to the matter of development of the park property extending from `„`altbam Street to the State goad and to the related development of the property between Waltham Street and I assachusetts avenue . iielative to the park section of this property, we found the town blocked by private interests that seemed to prevent nec- essary development to make available all the town lands and, after con.- siderable delay, the Board is able to report a change in ownership of certain parcels that bide fair to make it much easier to handle the problem than has heretofore been possible . However, actual development of the park lauds as well as of the lands in the Vine Brook area below altham Street can only pro,:rens as the development of the drainage prob- lem progresses, and. here, again, much study has been given to the problem presented by the passage of Vine Brook under Massachusetts .venue and the railroad, at which points the brook must inevitably be lowered. to make 4 the lands available and profitable, and this in turn will involve a very large sum of money. Believing it to be inexpedient to undertake anything of the sort without adequate provision for obtaining such return as would be justified, the Planning Board, in consultation with the Selectmen and -3- Town angineer, ha: caused to be presented to the Legislature a bill con- solidating and broadening the provisions for drainage in Lexington and permitting the assessment of betterments in a way that will, in the opin- ion of the Board, make it entirely possible in the near future to bring forward a comprehensive plan for the drainage and improvement of the en- tire areas in question and, at the eame time, avail of such improvements to cover, in large part at least, the drainage costs. The cooperation of the State engineering force has been availed of in this connection. It has seemed to the Planning :hoard that the present method of assessing costs for sewer extension is quite unfair to the town, inthat the individual property owners served by dewer extensions were called up- on to pay altogether too small a fraction of the cost of construction , the town as a whole paying the larger part. When it is realized that the town to date has paid more than eighty thousand dollars for sewer construction, it is apparent how small an amount the property owners Liao have been serv- ed have paid. Believing a continuance of the present inequitable system would be ruinous, the Planning Board, in conjunction with the selectmen and Town Council, has prepared a bill which has been filed in the Legis- lature, seeking an amendment to the newer law to permit assessments upon the property owners immediately benefited to be substantially increased -- approximately to one-half the cost of construction. This bill, together with that upon the drainage question above referred to, if passed by the Legislature, will be presented to the town for acceptance and, if accept- ed, will prove exceedingly useful. Anothe . problem that has occupied much time of the ]oard has been that relating to water main extensions. The present method of assessing costs for extension of water mains requires the benefited petitioners to pay ten per cent upon the cost of extensions for a period not to exceed ten yeses. Since the petitioning property owners are thus called span • -4- to carry for a period of years the entire burden of construction cost, it has been the nractiee of the town to install mains of sufficient cap- acity only, to serve these petitioning miners. '';'he result has been that today Lexington is said to have a larger number of miles of six-inch water mains than nay town in the metropolitan district. ix-inch mains are too small to serve any considerable areas of the town, anti it is a question of but a short time when our insurance rates will be raised, be- cause of inadequate water mains. The Planning 3oard has, after much study, worked out an amexulment to the By-Laws, which it proposes to brig g forward, authorizing the: assessment upon the petitioning owners so much only of the capacity of the extensions as their local requirements call for, permitting the town to install mains ;,s much larger than called for by local requirements as may be deemed necessary to take care of connect- ed or further areas. In this manner we shall get away from the further unlimited extension of six-inch water tains and secure a larger extension of eight-inch and larger mains. Completion of the program for establishment of building lines has been necessarily held. back by pressure of more iraiportarit work, but it has not been abandoned, in fact, is actively vniler way, but progressing more slowly than anticipated. The matter of an advisory board of architects, referred to in the last annual report, has not worked out satisfactorily, Pressure of other matters has prevented the Board from lying to this the attention it woald have been glad to ;give to it., but it has been impossible to revise the plan or to push it to active usefulness. Among the local problems that have come before the :board for consideration have been the following:- Layout of extension of Slocum Road and other streets off Kiehlaad telLAvenue land of ?'alter Black, tep /rod ::;.gni submitted to Board of our- vey; consideration of development of streets and land of :.acI'hee and. lib others off Reed Street off Lexington, still pending; l eouL for streets in land of Pichette and Ahern off assachusett. Avenue and. Maple Street, East Lexington, acceptable plan recommended to Board of +:survey; considera- tion of plan for street extension in connection with the land. between ;rcadia Avenue and Lowell •`.:treete reeopmendation made to-Board of survey; laeout for land and house lots on What was Fitch property, between Bloom- field Street and Slocum Aoed, recently purchased by H. C. _ o:71and, accept- able plan recommended. to T,oard of Survey. °4-Aili J''l`'Ill , iedekes .- The: .lannine 3oard, after full consideration, voted to oppose the location of veterans' insane hospital in Lexington. Yioldinee to no one in respect for our World War veterans and what they did in the service of our Country, if Lexington had been the only practicable site for such a hospital, no objection would have been made; a careful investigation, II however, showed that engineering problems were serious, that the costs that would have been imposed upon the town, both iemediately and cover- ing succeeding years, were such that the town could ill afford to invite them when equally available sites were to be had in adjoining towns, where the problems were not so great arid would not prove so burdensoes. The ultimate deoisi.: n, es now announced, to place the hospital in Becifcmd, is understood to have been based mainly upon engineering and construction- al grounds and not upon any sentimental grounds or preference. `.she claim so earnestly advanced in behalf of the project, that the advent of the hospital would have been a great thing for the town and mead have brought much business to its tradesmen, is upon no higher basis than the objections Which have been criticised so severely, that the advent of tee hospital would injure property values and bring a tax burden upon the town. It is as selfish to desire the hospital for personal gain and profit as to ob- ject to it on the ground that it would bring a burden of expense. =' y other problems have cone before the Board and have been the sub- - 0 ec-'kmof thbrouh disCussion L116 have :Involved cosi work, which it seems uallQcessary here to touch upon. The -lembers Of the 3oaaN1 have cooptrated he 1r LI the work and have sacrificed muca of time aul personal cotvpionce to the problems before thorn . Respectulli sbultted, Feb. , 1926. II I