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HomeMy WebLinkAbout1923 Planning Board Minutes 193 PLANNING BOARD William H. Ballard Henry L. Wadsworth Frederic R. Galloupe Leroy S. Brown Willard D. Brown Frederick L. Emery 4 At a meeting of the Planning Board held ?March 5, 1923 in Carey Hall, the following members were present ; .:'illiam A. -) Ballard, Willard D. Brown, and Henry L. Wadsworth. Mr. Neil Mackintosh and his Engineer, Mr . Gannett appeared before the Board and requested its approval of a street lay-out shown on a plan of Mr. Gannett' s of a develop- ment to be had on the land on the Waltham Road beyond the State Road on the right . Mr . Duffy, our Engineer , was present and showed the Board the lay-out which he had made and both plans were dis- cussed at length. No official action was taken by the Planning Board but it was VOTED: To instruct the Chairman of the Board, Mr. Ballard to meet with the Selectmen in regard to the lay-out and explain that the Planning Board is willing to approve of the -lan showing the two main thoroughfares indicated on Gannett' s plan but object to the projecting of a street up the steep grade to the small rec- tangular piece of land shorn on the plan, and that the Board also feels that a modification in the lay-out of the cross street near ar'altham Street on the further end of the lay-out should be changed to extend over in the direction of and as near as possi- . ble to the drainage area in that section. It vas the unaminous opinion of the Board that Spring Street should be widened as a part of the development shown on this plan but no definate action was taken on this phase of the matter. chi-e.�- JOINT 14I:I• IJ G OF PLANNING BOARD A1 ) 3FLYGTI i I . s }ept. 7, 1923 A joint meeting of the Planning Board and Selectmen was held in the office of the selectmen on Friday evening, ,eptember 7th at 8 o'clock. There were present Hr. Black, lir. Moulton, Supt. Harrison, !1r. Emery, Dr. Tilton, Mr. Y.D.Brown, together with Hr. Hartman and tr. Greeley whose advice had been sought in connection with the subject of zoning. In the absence of Hr. Ballard Mr. Emery consented to serve as chairman and called on Mr. Hartman, first stating that some of the Board felt that no steps should be taken in connection with zoning without the employment of expert advice: whereas others believed, inasmuch as no appropriation for this purpose was likely to be made by the Town, that with the assistance of Mr. Hartman, Yr. Greeley and others as well as with help from the State House, the Planning Board itself could devise and put through the nec- essary measures. All were agreed that the immediate need for zoning regulations was imperative. Hr. Hartman in reply stated that any partial system of zoning would be ill advised, as in instances cuoted such regula- tions had not been. upheld by the courts. Yell considered and carefully studied measures for an entire community had been upheld, however, throughout the country. To devise such measures without proper expert assistance he considered "extremely hazardous", and assistance of this sort was much cheaper than subsequent litigation. The cost of such help was negligible -.a few hundred dollars-- Zoning men rather than Town Planners would be the best to call upon, among whom he mentioned John Fox who has done excellent work in ',',inchester and other places, Hr. Conray of Cambridge, and others. The steps to be taken would be as follows: 1. A carefully prepared map of the town showing the location of building plants, factories, service stations, stores, residences and the like; a map, in short, showing graphically the uses to which the various sections of the town were being put. -1- 2. `sem map prepared, the zoning nen employed would visit all sections of the town and talk over with the citizens the needs of the various neighborhoods, thus getting a thorough and intimate knowledge of the entire town. 3. 1th thin knowledge at hand and with the needs of the town as a whole in mind, he would then make a tentative man of the town showing his ideas of the necessary advisable re- s tris tions. 4. Heetings would then be held in the various sections, the plan showed, explained, di mussed and changes and revisions made so that a cot, unity feeling is built up that is strongly behind the proposed scheme. 6. nith the plan and the accompanying regulations annroved by the various districts, a final map is prepared and the eonini system thus worked up is presented at `,'own ;leeting for final a cccpta xce. To prepare a plan without the above cooperation on the part of all and attoript to put it through would be fatal. neither would it be necessary at this time to allot commer- cial zones for all time: conditions change and the regulations may be amended or added to at any time by tate same steps taken in connection *°re th their original adoption. It :could be wise, however, to get started on this work im- mediately. Every day's delay spells possible difficulties. The town iu changing rapidly, and if we are to preserve it as a high class residential locality, we should at once take the neces- eery steps to bring this about. In reference to the cost of skilled services, :fir. Greeley stated that the `.Gown of -.skefield not long since called for pro- posals from a number of zoning experts and the highest price quoted, although ca3 efield covers a larger territory and presents more difficult conditions, was 050.00. The zoning system adopted, Mr. Hartman went on to say, the next immoeiate step should be the establishment of building lines throughout the town and he told how with the cooperation of the citizens, very urge areas had been acquired in this connec- tion in Yinchester and Brookline and with practically no cost to the torn. 44bThe entire movement too be a success must be a comm nit * affair. In Mr. Greeley, whom {:'r. 14nery stated had agreed to cooper- ate with the Planning Board in every possible way, Mr. Hartman declared Lexington possessed a zoning expert of the very highest grade. Mr. Greeley remarked if he was to do anything in this con- -2- neotlon it must be with duo consideration to the future growth of the town that no short eiehted policies rainht bo adopters. No help of any kind,, it transpired, could be obtained from the «tate louse cr from the Attorney noral'e office. However, -".r. to rtman thought the following plan entirely feasible x 1. For the 2awn Engineer to spare a plan of the e"tires town shoe.Ing its nsca at the present tire, with au ee tions as to its 'uture development. 2. For the Plaening Board in cooperation with the oelectmen and with the assistance of 4r. Greeley as well as Supt. Harrison, Yr. Duffy and others interested, to work out a simple system of zoning which at the present time in Lexe ington ought not to prove a difficult matter. 3. ?or the ..aeloc Tien to arrange for and hold hearings in the various sections of the town. 4. To obtain all nooessary legal advice in the preparation of byeiaws at a slight expense. Suint. Harrison stated that Duffy Mould be at liberty to engage on this cork early in October and was confident in two weeks time that the preliminary map and information could be pre- pared. �# an initial step towards the inauguration of a toning system in Lexington, the heloct m n were asked to authorize 'ere Luffy to presecute this work as early as :Supt. .: +trrison oan spare her: for this purpose. In connection with the voluntary agreements for the estabr. lisl*snt of building lines twenty feet back from both sides of Massachusetts Avenue from the Oonmon to Hastings Park, Mr. Greeley stated that all but three signatures lad been obtained and urged that these be obtained at once that the proper sanction of the tows may be teecurod i cwetie tel t'. it was agreed that the reit meeting of the Hoard should be held on 'riday evening, September 14th at 7:ZM o'clock. Meets adjourned. 410 Report prepared at the request of br. emery by illard. D. Brown. es* PLANNING BOARD MEETING. Sept. 14, 1923. A meeting of the Planning Board was held in the Selectmen's Room on September 14th at 8 o'clock, there being present Mr. Ballard, Dr. Tilton, Mr. Emery and Mr. VI.D.B. Brown. C HA IRPrA N Mr. Ballard insisting that it would be impossible for him to act as Chairman longer, his resignation is reluctantly ac- cepted and Mr. :finery is elected in his place, the latter accept- ing the position only with the understanding that he may have the active cooperation of the other members . SECRETARY Mr. W.D.B1 tas elected Secretary. MASS. AVENUE SET BACK That the remaining signatures may be obtained to the vol- untapy agreement for a 20 foot set-back or building line on either side of Massachusetts Avenue between Clarke Street and Cedar Street, it is agreed that: Dr. Tilton will see Mrs . Litchfield who now has one of the papers; Mrs . Stratton; and Mr. H. L. Wellington. Thr. Emery will see Mr. E. D. Lane and Mrs . Crosby. Mr. Ballard will see the new owner of the MacDonald property and St. Bridget's Church authorities. Mr. Brown will see Mr. Lyon Carter and Mr. Seaver. It will be their endeavor to obtain these signatures before the next meeting. WEEKLY MEETINGS It is agreed that until further change the Planning Board shall hold weekly meetings on Friday evening of each week at 400 7:45 o'clock. FOREST STREET EXTENSION Mr. Ballard reads a letter from Mr. scammon notifying the Planning Board of a hearing to be held on the proposed extension of Forest Street on Monday evening, September 17th at 8 P.M. On motion of Mr. Ballard it is moved and so voted that: • The Planning Board recommend that Forest Street be extended at its present width to Mass . Avenue and that Jackson Court be • extended at its present width to Forest Street; both extensions substantially as shown on blue print of Plan of Proposed Exten- sion of Forest Street to Massachusetts Avenue, Compiled from Sur- vey and Office Plans, December 1921, J. Henry Duffy, Town Engineer. • It is understood that the above vote carries with it no approval of the loop indicated on the above plan. VINE BROOK DEVELOPMENT The next matter to be considered is the layout of streets in connection with the Cerussi Development, so called. Mr. Blake of the Board of Selectmen gives the history of the takings already made and states the matter is now being considered by the Land Court. Mr. Charles Ryder explains he has no immediate interest in the matter, and that for theinewly acquired property adjoining he has made no plans for development, his idea being that should he sell it would be for large estates . As to area included in proposed boulevard connecting with Winthrop Road, he agrees that no building shall be here erected without due notification to the Board of his intention so to do. that:After careful consideration of the situation the Board rotes The Planning Board recommends to the Board of Survey that they proceed to acquire for the Town for Street purposes, either by taking or agreement, a strip of land from Massachusetts Avenue to Vine Brook Road, sixty (60) feet in width from the westerly boundary of the taking by the Board of Survey under date of Nov- ember 6, 1918, with proper curves at the approaches. ALSO: That said taking be continued across Vine Brook Road to its junction with proposed boulevard as laid out by the Board of Survey under date of January 28, 1916. It is further voted that action by the Planning Board con- cerning the taking for said proposed boulevard according to lay- 400 out approved by the Board of Survey, January 28, 1916 be deferred until further data be furnished as to proposed extension of same to and through the Park Property of the Town; which data the Selectmen are requested to furnish the Planning Board as promptly as possible. Meeting adjourned at 11 o'clock. Willard D. Brown, Secretary. PLANNING BOARD MEETING Sept. 21, 1921. A meeting of the Planning Board was held in the Selectmen's Room on September 21st at 7:45 o'clock, there being present 40 Messrs . Every, Tilton, L.S. Brown and W.D.Brown. The Secretary's report of the previous meeting was approved and accepted.. MASS. AVENUE SET-BACKS As to the remaining signatures to be obtained in connection with the set-backs on Mass. Avenue it appeared that with the ex- ception of those of the new owner of the MacDonald property and the Catholic Church authorities, on which a report from Mr. Ballard was awaited, and of Mrs . Litchfield who had declined to sign, all had been obtained. Mr. Leroy Brown volunteered to make a further endeavor to secure the latter signature and it is hoped that all may be obtained before the next meeting. BUILDING LINES ELSEWHERE It appeared to the Board that no more valuable line of endeavor in the safeguarding of the proper development of the town could be undertaken than the securing of similar volun- tary agreements to that now almost effected. along Mass . Avenue from the Common to Cedar Street. In conformity to the views of the Planning Board of 1921 in a letter to the Selectmen dated June 15th, it was agreed to make a beginning of this undertaking along the following streets: 1. Bedford Street from Mass . Ave. to the Bedford Town Line. 2. Hancock Street, from the Common to its junction with Bed- ford Street in North Lexington. 3. Meriam Street its entire length. 4. Clarke Street its entire length. 5. Muzzey Street its entire length. 10 6. Waltham Street from Mass . Ave. to the Waltham. City Line, 7. Lincoln Street from Iass . Ave. to the Lincoln Town Line. 8. Woburn Street from Mass . Ave. to the Woburn City Line. -1. 9. Mass. Avenue from Woburn Street to Arlington Town Line. 10. The State Road from Mass . Ave. to the Lincoln Town. IL* . Maple Street its entire length. 111 10 Rather than indefinitely prolong the accomplishment of this work by attempting without outside help to cover the ter- ritory outlined above one street eet at a time, the Board were agreed that by enlisting the aid and cooperation of citizens living on these streets, the whole matter might be successfully put through without undue delay and without an excessive amount of work on the part of its members . It was agreed, therefore, to invite to the next meeting the following gentlemen to whom the above plan should be ex- plained, the great and immediate necessity of its being under- taken explained, and the enlistment of their services secured. Representing Bedford Street: Mr. T. A. Custance Mr. Wm. C. Stickel Mr. T. H. O'Connor Hancock Street: Dr. Howard T. Crawford Mr. G. L. Gilmore Mr. S. L. Barbour if Meriam Street Mr. Hallie C. Blake Mr. Robert P. Clapp Clarke Street Dr. Fred S. Piper Muzzey Street r`r. 'sward H. Mara Mr. Byron Earle " Waltham Street Mr. John L.A. Mulliken Mr. Neil Macintosh Mr. Geo. H. Gibson " Lincoln Street Mr. James Crone ..2.. Representing bile S Mr. Robert L. Ryder n i 'P Massachusetts Avenue. and Woburn_Streets • A group of owners to be made up by the Chairman. It was further agreed that Mr. L. S. Brown should have oversight of the work on Bedford and Clarke Streets : Dr. Tilton on Muzzey Street, Waltham St. and Lincoln St. ; Mr. W. D. Brown on Hancock and Meriam Streets ; and Mr. Emery on Massachusetts Avenue and Woburn Streets. That there may be no ambiguity or error in connection with the forms to be used, the Chairman agreed to collaborate with the Town Counsel in drawing same up and to have them in readiness for the next meeting. FOREST STREET EXTENSION Mr. Blake of the Selectmen appeared and stated to the Board that at the hearing on Monday night the recommendations of the Planning Board in connection with the Extension of Forest Street and Jackson Court a.ad met with a favorable response . Meeting adjourned at 9:20 o'clock. Willard D. Brown, Secretary. Representing State Road Mr. Neil McIntosh, Jr. Mr. .R. J. Fawcett Mass . Avenue Mr. James J. Walsh I Mr. Alfred Pierce Mr. Frank D. Peirce 4 Mr. Charles R. Joy Mr. Anselm C . Muller Mr. Charles J. Dailey PLANNING BOARD MEETING. Sept. 28, 1923. i A meeting of the Planning Board was held in Cary Hall on Sept. 28th at 7:45 o'clock, there being present Messrs . Emery, L. 3. Brown and D. Brown, together with the follow- ing citizens who had responded to the Secretary's invitation: Mr. R. P. Clapp Mr. Hallie C. Blake Mr. Cornelius O'Leary Mr. Neil McIntosh Jr. Nr. Alfred Pierce Er. J. Henry Duffy Mr. T. H. O'Connor Er. F. H. Moulton Mr. G. H. Gibson The reading of the Minutes of the last meeting being dis- pensed with, Mr. Emery explained what our neighboring towns have been doing in the way of establishing building lines through the cooperation of abutters ; the initial attempt at this sort of thing in our own town'so nearly an accomplished fact as to demonstrate its possibility; he great and imperative need of endeavoring to safeguard at once, not a single street at a time, but a large number of streets ; as well as reading a tentative draft of a proposed form to which the abutters should subscribe. Expressions of opinion were then asked for . Mr. O'Connor approved the scheme but thought while it would be very easy to obtain signatures from individuals, say in his own neighborhood, it would be difficult in the case of farmers . He was willing to canvas his street. Yr. O'Leary after further explanation on the part of the Chairman expressed his willingness both to sign such a proposed paper himself and to obtain the signatures of his neighbors. Mr. Pierce thought it a most excellent idea— the sooner we get at it the better— felt he could obtain all the signatures along Mass . Ave . to Bryant's Corner without any difficulty. Later raised the question if the proposed set-backs might not work a hardship by preventing a man's selling his land for the erection of a store on the street line. 40 Mr. Neil Macintosh while he considered the proposal an ex- cellent one and expressed 'Lis willingness to sign any such papers, thought they should include some regulations as to venders' s Lands . He also felt that the owner of a corner lot would suffer a material hardship , a 20 ft. set- back on two sides, and if some easement were not given him on the side street that he would not be inclined to sign. The Secretary read some notes of a conversation Ath Mr. Hartman wherein the statement was made that land set off as sug- gested becomes available for street widening purposes at any time without expense to the town. Mr. Clapp stated that either Mr. Gartman was misunderstood or was in error, as by voluntary signing the proposed. restrictions 10 the owner merely agreed not to build in advance of a certain line and he in no wise surrendered any rights that might be his in case it was later desiredto widen the street and the land was wantedby the town for this purpose. Neither could he agree with Mr. Macintosh's contention as to the desirability of reducing set-backs oncorner lots . Mr. Duffy explained the operation of the building line movement in Winchester as told him by Mr. Hinds, Town Engineer. As to the number of signatures obtained before bringing the matter to the town, while no definite percentage was set forth, it was usually felt that at least 805 should be secured. An interesting experience was toldof a main street on which some years ago 700 of the owners signed up for a building line . This not having been deemed sufficient, the matter was dropped. Now a new owner is planning the erection of a block on the street line. It will cost the town a large sum to prevent it. This owner is said to have remarked that he is next going to try this scheme in Lexington. Further discussion followed and it being clearly evident that all present were in sympathy with the inauguration of the movement, they were told that as soon as the necessary details could be more thoroughly workedout they a.2d others would be asked to serve as a volunteer force to assist the members of the Planning Board in securing signatures . Mr. Duffy agreed to have studies made of the proper set- backs on the streets already suggested, particularly Bedford, Hancock and Clarke Streets, before the next meeting of the Board on IT,riday, October 5th, until which time the meeting was adjourned . Willard D. Brown, Secretary. Planning Board Meeting. PLANNING BOARD .`.IEETIIJU Oct. •5, 1923, A meeting of the Planning Board was held in the eelectmen's room on Friday evening, October 5th at 7:45 otclock. Those attend- ing were Messrs. Emery, Ballard, L.S . and UP. Brown, together with Lir. Duffy, Town Engineer, and 4r. Greeley who was present for a short time. MASS. AVENUE BLDG. LITE_ It was y,Qted to recomend to the selectmen and Board of Survey that they proceed promptly in accordance with the law, to establish building lines on Massachusetts Avenue from Clarke Street to Cedar Street: said building &ines to be twenty-feet (201 ) back from ex- terior lines of highway. Also to transmit to said Board the re- leases obtained by the Planning Board fror all property owners on both sides of the street covering such building lines. BEDFORD :?reLEE y1 It was voted that the Planning board obtain signatures for re- leases for building lines to be established on both sides of Bedford Street from assacbusetts Avenue to the Bedford Town line ; said building lines to be twenty feet (201 ) back from the exterior lines of the street. After amendments had been made to the original draft, it was vet tO adopt the following form of release. '''To the Selectmen and Board of Survey, Lexington, u.lassachusetts. Subject to the conditions named below, the undersigned, owners of property bordering on Street, respectfully petition your honorable board to establish, as provided by law, a building line twenty feet from the exterior line of, each side of 11, said street; and we hereby mutually agree and covenant with each other and with the town represented by you, to execute any agreements, conveyances or releases necessary to establish the said building line as appurtenant to our respective premises:, it being understood, however, that said agreement and covenant are made upon and subject to the following conditions : (1) Said. agreement and covenant shall not apply to existing buildings or structures but only to new structures, and to additions to or extensions of existing structures. (2) Said agreement shall not be binding upon the undersigned unless and until at lease 750 of all owners of property abutting on said street shall have signed like agreements . 't 4 It was then voted that the Planning :3oard obtain signatures for releases for building lines to be established on the following streets ; said building lines to be back from exterior lines of these streets as below set forth. FIAVCOCK .S'ar ' a Beginning at the southerly end of Hancock Street and extending to Hayes Avenue and including same :-. Vesterly Side Easterly Side Twenty (20) feet back Twenty-five (25) feet back /TS r Fran Hayes Avenue to Adams Street easterly Side Easterly tcrly Side Fifteen (15) feet back Thirty (30) feet back i' }.rom Adams Street to Bedford Street Twenty-five (25) feet back on each side. CLel ., STET.-"' Avenuen S* : T from Mass. to _ ores �� gree t. esterly Side Easterly Side On corner lot owned by Miss Harrington ten (10) Twenty-five (25) feet back. feet back. On the remaining land owned by the Town twenty-five (25) feet back. From Forest Street to Parker street Twenty--five (25) feet back oneach side . LITTZ Z Y S 12hEE T Since elzley Street from "lass . Avenue to Forest street varies IP from 46 feet. to 40 feet in width, it was voted to obtain signatures for building lines to be established on each side varying from a distance of twenty (20) feet back from the street line at l+lass. Avenue and increasing gradually to approximately twenty-three (23) feet back et Forest Street; and from Forest Street to Vine Brook (20) feet back on each side of the street, PARKER STREET Twenty (20) feet back on each side and for its entire length. 4111 Time was lacking for more than a summary the ``' �; preliminary of conditions on Meriam Street and the centre portion of Mass. Avenue and the meeting adjourned at 10:55, subject to the call of the Chairman. Willard D. Brown, Secretary. lb PLANNING BOARD MEETING Oct. 26, 1323. A meeting of. the Planning Board .was held at the Town Hall • on Friday evening, October 26th at. 7:45 o'clock. Those in attendance were Messrs. Emery, Tilton, W.D.Brown, and Mr. Duffy, Town Engineer. MASS. A7ENUE FROM MERIAM STREET TO ARLINGTON LINE The meeting was mainly devoted to the consideration of building lines on lower Massachusetts Avenue and it was voted MERICaM TO WOBURN STREETS 1. To establish a building line on the northerly side of Mass. Avenue from Meriam Street to Woburn Street, to give a maximum width in the clear of 100 feet. 2. To recommend the laying out of a 40 ft. service street from Woburn Street to point Approximately opposite Waltham Street, there to turn at right angles and enter Mass. Avenue; this service street to be substantially. 100 feet from said building line for its entire length. WOBURN STREET TO OAK STREET To establish a building line on Mass. Avenue between Woburn and Oak Streets twenty (20 ft) feet back from both street lines, making a maximum width in the clear of 100 feet. OAK STREET TO ARLINGTON LINE As the establishment of a building line and possible future widening of this portion of the Avenue involved difficulties in connection with the private burrying ground Mr. Duffy was asked to submit to the next meeting a drawing showing a possible future relocation of the street. ZONING Some time was spent in the discussion of the Zoning situa- tion and the following tentative suggestions in connection with the establishment of business zones were made for future con- sideration. MASS. AVENUE (CENTRE) No Business above Muzzey Street. Business zone from Muzzey Street to Woburn Street and Winthrop Road, both sides. WOBURN STREET Business zone from Mass. Avenue to Manley Court, both sides . 40 MASS. AVENUE (East Village) 1. From Maple Street and including garage above Follen Church. 20 Between Sylviz and Bow Streets,. 3. At entrance to East Lexington R. R. Station on easterly side, 200 ft. in each direction. 11 1, Nov. 16, 1923. MEETING OF THE PLANNING BOARD 411 The regular meeting of the Planning Board was held at the Town Hall on Friday evening, Nov. 16th at 7:45 o'clock, there being present Messrs. Emery, L. S. and W. D. Broom, Dr. Tilton, Mr. Duffy, Town Engineer, together with Mr. E. S. Hartman and Mr. Greeley. A letter was read from Mr. Stone, Town Counsel, to the effect that the Town had never accepted either Chapter 82, Section 37 of the General Laws or its corresponding preceeding law under which the building lines on Massachusetts Avenge may be established. The Secretary was instructed to call Mr. Stone's attention to the List of General Legislative Acts accepted by the Town since 1856 in the Report of the Committee on Town By-Laws wherein it is stated that Rev. Laws, Chapter 18, Section 103 relative to the establishment of a building line was accepted by the Town on December 1, 1902. Mr. Every then reviews the tentative system of commercial zones adopted by the Board at its last meeting. In reply to questions Mr. Hartman advises that a certain number of district hearings will be necessary to settle local problems; but that there will be no need of a general public hearing as the Town Meeting is an equivalent to same. He advises no mention be made of Concord Hill Store or the Brick Block in East Lexington, these to come under the heading of non• conforming buildings. No nonconforming building destroyed by fire up to 60% of its value (50% would be better in Lexington) should be allowed to be replaced. All zoning regulations must be drafted with deliberation, due thought and chance of expression. The By-Laws should state first the general purposes sought, followed by definitions, the body of the textiand lastly, the enforcement conditions. In Chicago, dwellings other than for ene family are classed • as Apartments. If Lexington is contemplating restrictions relative to two family houses, now is the time to do so. To zone now for business only and later to seek regulations for two family or other classes of buildings would mean an amendment to the original act, requiring a 2/3 instead of a majority vote. Where private restrictions .are already established, these remain in force if more stringent than called for under the zoning ordinance. It was then moved and unanimously voted that the services of Mr. Hartman be retained to advise with the Board and to prepare zoning plans and regulations. For Mr. Hartman's guidance in the work consideration was given the different classes of zones to be established. Heavy Manufacturing Not to be permitted. Light Manufacturing These might be restricted to goods manufactured and sold over the counter; it was the sense of the Board that a certain amount of approved character might be admitted. Mercantile Buildings While the liklihood of wholesale bus- iness being established in Lexington seems remote, yet at present there is the Lumber Company plant, Merriam's factory, the Jefferson Union plant, Breck-Robinson Nursery. Subject left for future consideration. Residences (a) Single Families (b) Semi•Detatched (c) Double Houses. Apartments Not permitted. The possibility of saving to the Town a considerable portion of Tophet Swamp by acquiring Tax titles was spoken of. Mr. Emery reported writing the Board of Survey of the change in the character of development now being carried on by the Lex- ington Building Trust and of the lack of any jurisdiction on the part of the Planning Board: this resulted in a meeting of the Board of Survey with Messrs . Burgess, Richards, Kellaway, Wether- bee and Mr. Duffy. Amended plans are promised at once. Meeting adjourned for two weeks, at which time Mr. Hartman hopes to have plans prepareT or the consideration of the Board. Respectfully submitted, IP PLAN'dING BOARD MEETING November 22, 1923. A meeting of the Planning Board was held in the Town Hall on Saturday evening, November 10th, at 7:45. Those in attendance were Messrs. L. S. Brown, F. L. Emery, W. H. Ballard, and Mr. Duffy of the Engineering Department. W. H. Ballard was appointed temporary Secretary. Mr. Leroy Brown moved that we approve a ten foct building line on both sides of Waltham Street from Massachusetts Avenue to Vine Brook, and for the remainder of Waltham Street to the Waltham line, a building line fifty feet from the centre of the street. Business Zones A tentative discussion followed as to the portions of the Town which should be unrestricted for use for business purposes, the remainder of the town to be restricted against use for business purposes. • Lexington Centre - Massachusetts Avenue from Carey Library and Buckman _ o V. .. Tavern to Winthrop Road and Woburn Street. Waltham Street, both sides from Massachusetts .venue to Vine Broom Road. 0- ' Woburn Street from Massachusetts Ave. to Cottage S+reet easterly entrance • x and Manley Ct.. Query as to Woburn Street frontage of the Russell House. Lowell and Woburn Streets- 200 feet from their intersection. Bedford Street from garage andpoint opposite, to northerly boundary of Custance property and Meadow Land adjoining the Railroad and Lumber Co. property. Bedford Street at North Lexington, easterly side commencing with property of the Street Railway Co. and northerly to point where Street Railway right-of way returns to Bedford Street. Easterly sidg, from B. Ea M. R. R. north,,,including property of the Lexington Coal.Co. �"' "VN"VN-Ark' . .e Bedford Street at North Hancock Street, r- 250- feet from�intersection of streets. �, ( ,,t..,e+'� y,...,,, fi ��� $:,,�_ :�.�= { - = • Lincoln Street and. State Road, - 300 feet from intersection of same. Massachusetts Ave. north side from Cedar Street, west to Lake Street. --c•", Waltham Street at State Road, southerly from State Road on both sides- of Waltham Street for 250 feet. Waltham Street, junction of Concord Avenue, ,?...5fr feet from the intersection. --Mass. Ave. and Maple Street, property occupied by the Gas Station and , easterly side of Mass. Ave. f o: urveiStreet to the Pollen Church. Mass. Ave. at East Lexington Station,,property occupied by garage. Mass.-Ave. from Bow Street southerly, both sides to the Arlington Line. c w Special exemption for Merriam and other factories. 40 Meeting adjourned at 11 P. M. (?-L'.t,,.._ ,:,W. H. Ballard — W �` Secretary pro tem. Nov. 29, 1923. PLANNING BOARD MEETING - 40 A meeting of the Planning Board was held at the Town Hail on Friday evening, Nov. 29th at 8 o'clock, there being present Messrs. Emery, L. S. &_ W. D. Brown, together with Mr. Duffy of the Engineering Department and Mr. Hartman. The latter two gentlemen having prepared a map showing the various uses to which property has been put and the distribution of same throughout the town, the attention of the meeting was given to a reconsideration of the zones tentatively agreed upon at the meeting of November 10th. With the following exceptions they seemed logical and wise: a. "Lowell and Woburn Streets, 200 ft. from their intersection." b. "Lincoln Street and State Road, 300 feet from the intersection of same." c. "Waltham Street at State Road, southerly from State Road on both sides of Waltham Street for 250 f t. d. "Waltham Street, junction of Concord Avenue, 250 feet from intersection." To avoid congestion of through traffic at these points when business buildings should later be erected, it was agreed that some system of set-backs should be arranged for. Owing to the con- ditions it was found impossible to devise a formula applicable to all, and it was decided to have prepared for the next meeting plans showing the proper treatment of each of the above intersections; these plans when adopted to form part of the zoning regulations. It was further decided to reduce from 250 to 200 the allotted zone under Item c. e. "Bedford Street at North Lexington, easterly side commencing with property of the Street Railway Company and northerly to point where Railway Rightoaf•Way returns to Bedford Street. Easterly side from B. & M. R. R. north, including property of the Lex- ington Coal Company." 411 Last sentence of above changed to read:- Easterly side, from Sunny Knoll Street north in- eluding property of the Lexington Coal Company. -1m f. "Bedford Street at North Hancock, 250 ft. from intersection of streets." IIAmended to include only the present development along Bedford St. and to extend only to proposed street. g. "Mass. Avenue from Maple Street, property occupied by the Gas Station and Easterly side of Mass . Avenue from Curve Street to Follen Church." 40 To read - from northerly end of Curve Street to Follen Church. h. "Mass. Avenue at East Lexington Station, property oc- cupied by garage." Amended to extend from Cemetery to and including Garage and back to R. R. Station on both sides. It was felt that four classes of zones only need be provided for. 1. Single Family Dwellings 2. Semirdetaehed Dwellings 3. Double Houses 4. Business. 1. In a general way this to follow the present development- of the various areas which would embrace the Follen Road and Highland Avenue districts from Pleasant Street to Winthrop Road; the land sur- rounding to Common and Massachusetts Avenue from the Cary Memorial Library on. The Robinson Hill district. The Granny Hill district including Meriam,, Oakland,Streets, Somerset and Berwick Roads to and including Adams Street. Hancock Street. The property of the Lexington Out-Doors Club, etc., etc. 2. This zone to be worked out by Mr. Hartman for consideration by the Board with suggestions that the property along the B. & M. R. R. tracks between Meriam and Hancock Streets and that in the neighborhood of Forest Street might be devoted to such use. 3. This zone to follow the present development along lower Massachusetts Avenue and also on minor thoroughfares. r 4. As noted hereinbefore, apartments to be allowed in this territory. IIIConsideration was given the problem of overcoming the piggery nuisance and Mr. Hartman agreed to have information bearing on this point available in the near future. He also agreed, with Mr. Duffy's assistance to endeavor to prepare tentative zoning plan on the lines indicated above' for consideration at the next meet. Dec.7th. ..a_ II Meeting adjourned at 11:15 o'clock. Willard D. Brown, 'N Secretary. MEETING OF THE PLANNING BOARD Dec. 7, 1923. A meeting of the Planning Board was held at the Town Hall on A Friday evening, December 7th at 7:45 o'clock, there being present Messrs . Emery, L. S. & W. D. Brown, Dr. Tilton, as well as Mr. Hart- man and Mr. Duffy. The matter of set-backs in connection with the property onnthe corner of Mass . Avenue and Muzzey Street was discussed with Messrs. Clapp & Pierce to whom it was made clear that that the only set-back asked for in this connection was that of 20 feet on Muzzey Street. Reports were received in connection with the building line petitions that with two exceptions the signatures of every property owner had been obtained along Mass. Avenue from Nunn's Corner to Woburn Street and 75% of those from Bow Street up; and that prac- tically 75% of such signatures had been obtained along Bedford Street. In regard to Hancock Street it seemed apparent that some modi- fication should be made in the building line as originally laid down for the westerly side, and it was decided to hold up the obtaining of signatures along this street until the matter could be given further consideration. Attention was then given the zoning map prepared by Mr. Hartman and Mr. Duffy. Owing to the physical character of the properties it had seemed wise to them to amend the lines of two of the business zones decided upon at the last meeting by limiting the extent of the zone at the beginning of Mass. Avenue from the Town Line to one lot above Sylvia Street and by omitting the property at North Lexington A.ying between Sunny Knoll Street and the R.R. Station. It appeared that only one percent of the dwellings in the town consisted of superimposed double houses and that of a large number of extensive land owners none were in favor of allowing this class of buildings on their properties. The result of the engineer's studies of set-backs at intersecting thoroughfares were examined and discussed and it was felt these should be given further careful study. With the exception of these intersections the plan as a whole met wth the approval of the Board, and it was decided to call a hearing next Friday evening, December 14th for consideration by the property owners therein of that portion of the town 'lying to the north of Adams and Hancocks Streets; Elm Avenue and that portion of Mass. Avenue from Elm Avenue to the Concord line. A rough draft of the proposed notice to be sent by mail was read and approved. Meeting adjourned at 10:15 o'clock. Willard D. Brown, Secretary. FIRST PUBLIC HEARING RELATIVE TO ZONING. Dec. 14, 1923. The first of the sectional hearings relative to zoning that portion of the town north of Adams and Hancock Streets, Elm and Massachusetts Avenues, was held at Cary Hall at 8 o'clock on December 14th with Messrs. Emery, L. S. and W.D. Brown, Mr. Hartman and Yr. Duffy in attendance. 400 notices had been mailed to property owners in this section. Including four members of the Board of Selectmen and Town Manager Harrison, there were 31 persons present, 6 of whom were women. Mr. Emery opened the meeting by telling what the Planning Board was doing in respect to the establishment of building lines, and what it hoped to accomplish in the way of establishing building zones, covering the whole matter in a very clear and comprehensive manner. Mr. Hartman then explained in detail the tentative zones sug- gested in that part of the town under consideration and as indicated on the prepared map and asked for opinions, suggestions and crit- icisms on the part of those present, that the final map to be presented to the town as a whole may express the feelings of all as to the direction and character of the town's development. In response the following citizens spoke: Dr. H. L. Crawford: Inquires as to manufacturing plants; also seeks more light in regard to matter of building line restrictions. Glad the former are to be excluded and records himself as in favor of the latter. Mr. Bashian: Questions harmonious appearance Jr streets if stretches en- tirely devoted to business are allowed at intervals. Will this not also tend to raise values in these districts and work a hardship on those who might obtain a less expensive location elsewhere: 14 t i' expresses himself vehemently at 10 the idea of making it impossible for the poor Armenian, Greek and Jew to live here . Already,because of the restrictions of the Selectmen and Board of Health, it is impossible to earn ones living by keeping pigs. After Mr. Emery's clear exposi pion of the real aims of the Planning Board' , he gives half hearted assent to willingness to cooperate. Mr. C . S. Ryan: Heartily in favor of zoning plans as a whole . Takes ex- ception, however, to wisdom .or necessity for extending business zone on Bedford Street from property of Custance and Lumber Company to Colonial Garage. Considerable sums have already been spent to keep business from this area. Land if properly drained well adapted for dwellings. Garage not necessarily is permanent fixture . Mr. Swan: Agrees entirely with Mr. Ryan. And as holder of more or less property in this locality, would be very sorry to see , it set aside for business. Mr. Hartman points out that with the drift of business al- ready towards this locality, if the land were restricted to res- idences an appeal to the Courts might not only admit business but might imperil the zoning scheme as a whole. Mr. Emery suggests that if the Owners of this property desire to exclude business, this result can perhaps better be attained by voluntary restrictions on their part. Mr. Scammon shows how the zoning ordinances may be upheld by the Courts and tells of a case that arose in Newton. Mr. George W. Reed inquires of the character of the development suggested for Reed Street. Is pleased that single residences only are to be permitted as rumors of double houses had reached his ears. Inquires also as to the extent of the proposed business area in North Lexington. Mr. Lidberg expresses his hearty approval of the zoning scheme. Mr. Dodge would prefer a single residence restriction on low land near B. & M. R. R. tracks in North Lexington rather than a business zone. Mr. Seaver declaims against superimposed dwellings and would prohibit all such save possibly in centre of town. Mr. Every points out the possible hardship this might entail on the owner of a narrow lot and asks for an expression of opinion from those present on the desirability of acting on Mr. Seaver's 9,uggestion. The vote is overwhelmingly in favor of such a course only one person appearing to oppose same. Mr. Bidwell e; presses approval of the zoning plan. Messrs. Hunt and W. L. Smith have no remarks to offer. Mrs. Peckham speaks enthusiastically- of the beauty of the town and its layout and affirms her view has been supported by numerous architects. No other expressions of opinion being forthcoming, the hearing is declared closed. PLANNING BOARD MEETING I/ Immediately following the zoning hearing a meeting of the Planning Board was held. CLARKE STREET Owing to the general reluctance of owners along Clarke Street to agree to a twenty-five foot set-back, it was moved and voted that 20 feet be substituted for 25 feet wherever the latter now appears in the petition for establishment of a build- ing line along this street. A tentative arrangement was made to personally inspect the properties along the westerly side of Hancock Street on Sunday afternoon with the view of arriving at some more equable arrange- ment as regards set-backs. The possibilities of obtaining names of property owners from Board of Assessors was canvassed. fleeting adjourned at 11:15. Willard D. Brown, Secretary. SECOND PUBLIC HEARING RELATIVE TO ZONING. Dec. 21, 1923. 01) The second of the sectional hearings relative to zoning that portion of the town lying south of Adams and Hancock Streets, Elm and Massachusetts Avenues, and extending to the division line between Precincts 1 and 2, was held at Cary Hall at 8 o'clock on December 21st with Messrs . Emery, L.S. and W.D. Brown, Mr. Hartman and Mr. Duffy in attendance. Over 700 notices had been mailed to property owners in this section. Including Messrs. Scammon, Burnham and Blake of the Board of Selectmen who came in towards the close, there were 42 persons present. As at the previous hearing Mr. Emery and Mr. Hartman re- viewed at length the activities of the Board relative to both building lines and zoning; told what it was hoped to accomplish, explained the map, and asked for criticisms and suggestions that the Planning Board might learn the desires of the citizens . In response the following persons spoke: Mr. Woods :— Thinks business sections too widely scattered through the town. He would eliminate all small outlying business centres. Mr. Wadman: Differs entirely with Mr. Woods . Feels strongly that if stores and shops are confined to the centre it will be a hardship on all those living at a distance. Mr. Wr i gh t i n g t o n:.,.. Inquires as to character of zone at Five Forks. Mr. Hollis Webster: Asks what is the fundamental reason for the •b jection to stores in outlying areas. Has often in other towns seen buildings devoted to such. uses that were distinctly more attractive than those of the community they served. Mr. Wood:-- Askel to answer this question but is unable do so. 10 Mri Has always been strongly in favor of zoning. Wishes to make clear, however, that though strictly residential districts are mapped out, it does not mean that they of necessity remain so for all time, it beingpossible to reg-zone such areas later by a 2vote of the town. Mr. James S. Smith:— Is in favor of the zoning idea. Raises question as to the possibility of erecting hotel in any but a business zone. Under what classification would the Lexington Cut- e doors Club come?- a strictly business proposition. Are the business areas contemplated adequate for future growth of the town' Is satisfied at Mr. Hartman's assurance that they are twice the size of Arlington at the present time and 6 times as great as at present; the figures as prepared by the Town Engineer being Lexington, present business 3870 ft. bus, zones contemplated 21,850 ft. Arlington, present business . . . .9,240 ft. Mr. Clapp:— While in favor of excluding further manufacturing from the Town ques tions who cher it can be done legally. Mr. Wilson:-- Reserves any remarks until hearing in Precinct 1. Mr. 'Wadman: Inquires why Pleasant Street is restricted from business and not intersections as at Five Fork.;. Asks what are the objections to two family super- imposed houses. Points out their superiority to the semi-detatched type. Claims if they are not erected owners cannot afford to erect any but the cheapest form of single house, the Town not only losing thereby much in the way of taxes, but the attractiveness of its future growth being greatly lessened. Mr. Neil McIntosh: Replies to Mr. Wadman by stating that of 700 acres developed by him around Boston less than 10% of the buyers desired two-family houses . Out of the 40 houses already built in his Lex- ington development, but two are two-family houses . • The objections to this class of house seem to be : 1. the looks 2. they don' t seem to have the same privacy. In other words, they are not so "homey". Mr. Woods:- Inquires if the Board has taken into account the problem of new stxeets or boulevards, especially as a factor in a fine development of our surrounding hills. Mr. Hamlin:-- Wants to know if there are any restrictions at present in force preventing a building trust or an individual from cutting up a development Into small lots. Mr. Ferguson:— Thinks the town should be restricted as to cost of residences. Mr. Hartman:— Mr. Hartman makes clear that this cannot be done by any zoning regulations. The only persons who can dictate as to the cost of any building to be erected is the person selling the property. Mr. Cuter:-- Inquires as to private stands erected by farmers and must they be in the business zones? Tem- porary stands can, of course, be erected anywhero on the farmers ' land. Mr. Webster:— Inquires as to permits as for selling farm produce. Understands that many such stands are 2-tin by outsiders who bring in their goods from Boston. Mr. Scammon:- States that permits are required for Sunday selling but not for .leek days. Mr. Spaulding:— Is surprised that it is proposedto prohibit any manufacturing business from coming to the town. It seems to him that this should be encouraged. Fears the effect of too drastic regulations. Hearing adjourned at 10:10. 10 PLANNING BOARD MEETING Dec. 24, 1923. 40 Immediately following the hearing the Board discussed with interested citizens the problem of Post Office accommo- dations, it appearing that the present quarters being out- grown, the authorities have been searching for new locations and have under consideration such inaccessible sites as the Quinn property on Grant Street and the North Lexington car barns . A telegram in regard to same was drafted by the Chairman to be sent Representative Dallinger. It was moved and voted that the set-backs of 20 feet and 15 feet respectively adopted for the westerly side of Hancock Street between Mass. Ave. and Adams Street be redueed to 15 feet and 10 feet. It was decided to hold the hearing relative to the zoning of Precinct 1 on Thursday, December 28th in 2merson Hall; but it afterwards transpired that other events occurring on this evening made it unwise and the date was advanced to Friday, January 4th at 8 o'clock. Willard D. Brown, Secretary 40