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HomeMy WebLinkAbout1973-04-24C' 1 BOARD OF APPEALS HEARINGS April 24, 1973 A regular meeting of the Lexington Board of Appeals was held on Tuesday, April 24, 1973 at 7:30 p.m. in the Selectmen's Meeting Room of the Town Office Building. Present were Chairman Nickerson, regular members, G. Sheldon, G. Wadsworth and R. Morey and associate member R. Cataldo. A large audience of interested townspeople were also present, as well as, a reporter from the Lexington Minute -man. Public hearings were held on the following petitions, notice having been mailed to the petitioners, to the owners of all property deemed by the Board to be affected thereby as they appear on the most recent local tax list, to town boards and officials who will or might be affected by decisions made, and also advertised in the Lexington Minute -man. Nicholas A. Cannalongo, Wagon Wheel Nursery - permission to continue under sections 12.2 and 24.5 of the zoning by-law to store and sell in conjunction with the operation of a nursery at 927 Waltham Street, all of the supplemen- tary items specified in subsection 24.5 of the zoning by-law and for the sale of Christmas trees, wreaths, etc. in the appropriate season. Volunteer Paint & Floor Covering, Bruce C. McGee - permission to erect and maintain a sign, approximately 1 ft. by 30 ft. with 8 in. letters, on the south side of the building at 703 Massachusetts Avenue. The petitioner is leasing store space from Curve Trust. Mike Bottos (New London Style Pizza) - special permit under section 25 to oper- ate a pizza house to be known as the New London Style Pizza at 315 Marrett Road. The petitioner is renting the property from Associated Estates. Also requested is permission for a sign, approximately 36 in. by 12 ft., with the lettering New London Style Pizza. Agisilaos Peter Manickas - permission to build an addition of frame construc- tion to the existing building at 801-803 Massachusetts Avenue. The addition will be 18 ft. by 25 ft.; two stories in height. The ground floor will be used for storage; the first floor for laboratory, dark room, and consultation room. No more dental chairs nor additional personnel will be required. To allow this construction, a variance will be required to permit the continuance of a 3 ft. instead of a 20 ft. side yard on the right hand side of the build- ing as you face it from Massachusetts Avenue. Ida G. Krebs and Krebs School Inc. - permission under section 25.21 of the Lexington zoning by-law to relocate the existing one story structure as shown on plans and to construct a new facility in the vicinity of the previous site of the relocated building at 453 Concord Avenue to be used as a motor training and classroom facility, to accommodate the existing school population of fifty students and teacher personnel of nineteen persons and to increase the student population to ninety students and the teacher personnel to twenty-three persons. The building will be approximately 60 ft. by 111 ft. and one story high. The new facility will be consistant with the existing buildings and will better serve the needs of Krebs School. Johanna Giwosky - variance of the zoning by-law in order to build an addition at 6 Patterson Road which will leave a 25 ft. setback at one corner instead of the required 30 ft. r April 24, 1973 hearings (continued) -2 ' Following the hearings the Board made the following decisions, all in open meeting: Nicholas A. Cannalongo, Wagon Wheel Nursery - granted subject to the follow- ing conditions: (the vote was unanimous) 1. Subject to subsections 25.88 and 32.1. Subsection 32.2 is waived. Sign to be as at present. 2. Parking shall be continued as provided at present so that cars shall not be parked on the street. 3. The premises shall be kept in a neat and orderly condition at all times. 4. This permission shall terminate two years from date and will be subject to renewal on April 24, 1975. Volunteer Paint & Floor Covering, Bruce C. McGee - denied unanimously. Mike Bottos, New London Style Pizza - denied on a 3 to 2 vote. It was moved and seconded that the petition be approved but was adversely voted 3 to 2. George C. Sheldon and Ruth Morey voted in favor; Donald E. Nickerson, Robert Cataldo and George Wadsworth voted in opposition to the petition. Agisilaos Peter Manickas - granted with conditions. The vote was 4 to 1, Mrs. Morey voting in opposition. It is subject to the following conditions: 1. Construction shall commence within one year from date. 2. No additional dentist chairs nor personnel will be permitted beyond the one dentist chair that Dr. Manickas, a hygienist, and two assistants would use. Ida G. Krebs and Krebs School Inc. - granted unanimously subject to the fol- lowing conditions: 1. All provisions and regulations of the Hatch Act (Wetlands Protection Act) must be followed. 2. Suitable screening by trees and plantings shall be provided at certain perimeters according to the drawings submitted. 3. All structure shall be in conformity with drawings by Complan Inc., Engineers, Planners, Landscape Architects, Architects, dated 3/29/73. 4. Construction must commence within one year from date. 5. The fire department and board of health must be consulted and their rules and regulations followed. Johanna Giwosky - granted unanimously subject to the conditions that construc- tion must be started within one year and materials should be similar to those of the present house. All pertinent material is on file under the name of each petitioner in the Board of Appeals' office. The meeting adjourned at 11:25 p.m. ' Evelyn F. Cole Clerk r IDA G. KREBS and KREBS SCHOOL INC. HEARING April 24, 1973 Present: Chairman, Donald E. Nickerson Vice-chairman, George C. Sheldon George P. Wadsworth Ruth Morey Robert Cataldo, Associate member This was the fifth hearing on the agenda for the evening. Others: Nicholas A. Cannalonga, Mike Bottos, Johanna Giwosky, Volunteer Paint and Floor Covering, Agisilaos Manickas. A large audience was present. The Chairman read the notice as follows: April 5 and 12, 1973 The Board of Appeals will hold a public hearing on the petition of Ida G. Krebs and Krebs School Inc. for permission under section 25.21 of the Lexington zoning by-law to relocate the existing one story structure as shown on plans and to construct a new facility in the vicinity of the previous site of the relocated building at 453 Concord Avenue, Lexington, to be used as a motor training and classroom facility, to accommodate the existing school population of fifty (50) students and teacher personnel of nineteen (19) persons and to increase the student population to ninety (90) students and the teacher personnel to twenty-three (23) persons. The building will be approximately 60 ft. by 111 ft. and one story high. The new facility will be consistant with the existing buildings and will better serve the needs of Krebs School. The hearing will be held on TUESDAY, APRIL 24, 1973, in the TOWN OFFICE BUILDING AT 7:55 P.M. Chairman: This notice was published in the Lexington Minute -man as required by law and persons deemed interested notified. Now who is going to represent this? Mrs. Krebs: I amssir. Chairman: You have submitted to us copies of one comprehensive drawing entitled "Proposed Motor Training Classroom Facility". These drawings are by Complan, Inc., engineers, planners, landscape architects, architects and they show the present building in part and the new facility located at the rear of it where it was planned to put the one story addition and the one story addition relocated with a covered passage way to the left side as you face it from Concord Avenue. Also,on this drawing is a smaller plot plan which shows the whole area and the south elevation and you have posted up there a colored copy of what we have here. Mrs. Krebs would you like to elaborate? Mrs. Krebs: We are here tonight for two reasons. The first: when we were here last time many neighbors requested a plot plan of what we expected for the future. Way back then, for the first reason, we didn't have the money Ida G. Krebs & Krebs & Krebs School Inc. hearing (continued) 4/24/73 Page 2 for a plot plan. We have come up with a plot plan. The other reason is to increase the student population to make this, our school, a more viable school, to aid the children by having more children of one age group for association and interaction. We feel it is necessary to do this and if we cannot we feel it would be economically unfeasible for us to carry through. That's all. Chairman: Presentation concluded? Mrs. Krebs: It's concluded. Chairman: Then I'll explain the format of these hearings to the people that may not be familiar with them and we'll try to adhere to them tonight. I read the notice and listed material presented. Mrs. Krebs has made her brief but nevertheless full presentation. From here on the Board of Appeals members will ask Mrs. Krebs or any representative of hers any questions they may have. When those questions are answered we will hear from those who wish to speak in favor and then we will hear from those who wish to speak in opposition. After that we will read letters, a number of them from people who oppose, as well as those who are in favor, and then we will terminate the hearing. This will keep things orderly and we will start off...... as chairman, as I usually do, and then Board members will ask questions on their minds and things that I may have omitted to ask. It is necessary to bring to light in my first question the fact that when we originally granted you permission to build and operate a school, Mrs. Krebs, you thought that 35 students would be the maximum. Soon you..... now... you found out this would not be sufficient and you petitioned for an increase to 50 with 19 or 20 teachers and now you want more, and I understand you have a large number of people who are clamoring to get their children to come"to our school.' Mrs. Krebs: We have over 200 applications. Chairman: The only sad part of this is that when you started you were quite definite 35 ..... and that's it. Then when you got to the second phase that looked like it was it and now you are looking into a future of quite a large operation. I am going to ask you this .....and somebody is going to throw it up to me later on.... that I asked you the same questions before. Is this overall plan of yours going to cause you to come in again at some future time? Mrs. Krebs: I wouldn't think so in my lifetime. Chairman: Do you think 90 would be your max.? Mrs. Krebs: No ..... I'm not saying 90 is the max. I'm saying 124 to 150 ...... the max.......... ever. Chairman: So this doesn't cover your whole..... Mrs. Krebs: That is for the future of the whole thing. We are not asking for all that now. Chairman: You have what ..... some 4 or 5 acres there? Ida G. Krebs & Krebs School Inc. hearing (continued) 4/24/73 Page 3 Ans.: 6.8 acres .....over 6 acres. Chairman: What is it that you would contemplate for additional buildings, while we are wandering into the future a little bit? Charles Smith: This is the building that we are asking a permit for and (Charles Smith of Complan Inc. explained the phase plan.) we will consider that as a first phase of this master plan as shown here in color and shown here in 3 dimension as a model. That phase ..... you can see it easier on the model....... this building in the dark brown and half of the gymnasium, shown here ...and as it relates to the existing two story structure... and that building and all future buildings ... to be on a one story ..... with clear story spaces above...type facility ... no two story buildings in the future, keeping the scale of the buildings down and clus- tering class rooms around a central gathering space here .... which is used for some exercises and some motor -training ...other than assembly, and this being a gymnasium showing an elevation and section directly off of the class rooms and the future of arts and sciences complex with larger rooms and a smaller gathering space with movable partitions to get the greater space and all of the center spaces with skylights for lighting in the center. This panel is the building that we had approved last November and it had motor training gymnasium area with two rooms for arts and crafts and woodworking and science. It was located to the north of the small class room building and now what we propose is the relocation of that small class room building..... (He showed how it would be relocated.) ...from the north end of the building (existing two story) to the east, here. Two buildings connected by a corridor with a central space and four class rooms as shown here and two large rooms, one for science and one for arts with an observation room between them. When done, we have taken a large motor training area, reduced it in size and integrated the exercising and motor training work into the center of the building and had a larger assembly..... areas for basketball and things like that..that would generally need a higher ceiling. Mrs. Morey: I understand that you plan to move the first building that was built. Mr. Smith: It's the second building. Chairman: The first building that was built after the original structure. Mr. Smith: Right. Mrs. Morey: I thought it was the first building, the original structure. ' Mr. Smith: No. It's also a movable building. Mrs. Morey: The original structure stays put. What does that become? Is it Ida G. Krebs & Krebs School Inc. hearing (ontinued) 4/24/73 Page 4 the living quarters? Mr. Smith: No it's still classrooms ....... library, reading room, speech therapy and a variety of rooms. Right now the motor training and exercises are in the hallways and wherever there's a classroom available. There's no gymnasium or any place where .......... for a gathering for parents .... or children at this time. So we're looking for some interior gathering space and exercising area and gym area ....and the arts and crafts, etc. that we had here. The classrooms are proposed for 8 students per teacher, 30 feet of space per person per room. Chairman: What provisions have you made for parking? Mr. Smith: It's shown here. This is for additional parking. The personnel is 19 at the moment. We already have an arts teacher and a science teacher. We need 4 additional classroom teachers so that would raise the parking from 19 to 23 and in the future, this is what we feel would be the maximum use of the site. Chairman: Well, do I gather that the children are brought to school and the ..... trucks ..... or whatever you call them ..... buses (?) ....leave and come back and get them? Mrs. Krebs: Now, we have 12 vehicles transporting the children. Chairman: But the teachers come in their own vehicles and leave them here all day, so that they are the chief occupants of the parking spaces? Mr. Smith: There are 23 vehicles and for the eventual of 125 to 150 children that we are talking about. There would be 32 vehicles as we programmed it out and the other thing is that this paved area for recreation, is to be a combination area where in the evenings there may be an assembly or meetings or any other parent -teacher or small theatre for the children or whatever. There will be parking on the recreation area which shall be paved. There will be no parking on Concord Avenue. There will be parking in this area. (He used the diagram in his explanation.) The other thing that we feel is important is that of the 6.8 acres of the site, we are building, in the final master plan, on 6% of the site and the parking and vehicular circulation in- cluding the service drive is an additional 8 %, which is 14% total for surfac- ing and building on 6.8 acres, leaving 86% for recreation and conservation. This will be conservation area, which will be kept, and the stream and also natural drainage. This is the surfaced area for playgrounds. This is a small playground for 6 to 8 year olds. We are also providing for a good experience for the children with learning disabilities. We are also planning a master plan that will have a minimum disruption in the neighborhood and community. We plan a two -row evergreen barrier or screen with trees that will grow 15-18 ft. high. These will reduce visual effect of Krebs School, on the neighbors. Rather than building a fence, we will have a fence con- tained there, but the fence would be buried in evergreens and keep the children from leaving the property. In the area nearest neighbors, there would be lower plantings. He explained that"dvergreens will reduce some of the sound and the visual ....... We have pushed our recreation area to the north except for this area and..... Ida G. Krebs & Krebs School Inc. hearing (continued) 4/24/73 Page S this is also pushed to the northeast and the playground will be put another 80 or 90 feet to the northeast and we have concentrated the building around the main building. Chairman: Is outdoor operation conducted all during the day or is it con- ducted at other times? Do you have recess at certain times when the young- sters yelp and get rid of their excess energies or are they outside and noisy all during the day? Mrs. Krebs: No:.. Mr. Smith: At different recess times. Mrs. Krebs: When we can we have some of the classes outside. Science in the summer time might be outdoors. Chairman: I ask these questions because several letters refer to noise. They all refer to traffic problems on Concord Avenue and they fear that with more people coming in there'll be more traffic and it may be less well conducted too. I can understand that, too. Your hours? Mrs. Krebs: 8:30 a.m. to 3 p.m. ' Chairman: Do you find now that you are in competition with public schools traffic -wise? Mr. Smith: Right now there are more vehicles. If the school was larger we could afford a school bus. Mrs. Krebs: Our children are all state transported. Mr. Smith: We are planning that when the facility is done, that the children will be phased in � hour intervals. There's a breakdown which is 6 -8 years and 8 to 12 year-olds. We will attempt to phase the hours of the children's departure. Chairman: With your school population now you must have nearly all the problems you would have with an increased population. You must have a good experience of what the conditions would be.'....of what is .... of what the conditions would be ........ coming in and out. You know you are embarrassing US. Mrs. Krebs: I know. I'm embarrassed too. Chairman: You know we realize you are providing a service that is very sadly needed. Now, this is not serving Lexington alone any more. It's commented in the letters we have received that you have attracted people from all our surrounding communities and we get the traffic and trials and ' tribulations. Do you want to comment on that and tell us where you draw your students from mostly? Mr. Nickerson: Is she present now? Mrs. Krebs: Yes. She's Dr. S -c -h -o-1-1. (Mrs. Krebs spelled the name.) Chairman: Can you tell us in about 3 minutes? Dr. -Scholl: Yes, I'll try. We see children from all over the New England area a d some from greater distances. This problem is beginning to be recog- nized. We are 15 years behind California. Secondly, we are seeing more children with these problems and saving more lives.... Children who would have died 20 or 25 years ago with things that occurred in the prenatal period or early childhood and these children sometimes have as a residual some kind of learning disabilities, which means that they are intellectually well endowed but they cannot assimilate through their perceptual mechanisms information the way others do in the regular school systems. Other towns cannot offer this (those things which Krebs School offers). Economically it would not be feasible and it would be impossible for every town in Massa- chusetts to provide the personnel because there are not enough people trained to do it. The majority ..... I send many patients that I see to the ' Krebs School because of the magnificent type of teaching the children get. I would say that the majority come from Lexington, Belmont, Stoneham, Arling- ton, Brookline, Newton, and the North Shore. Chairman: Do you feel that the majority come from Lexington and contiguous towns? Answer: 75%....25% from other places. Mrs. Krebs: In going through the files I would guess that there are 30 from Lexington. Lexington always has first choice. Dr. Scholl: I'm willing to answer questions. Chairman: We know that Mrs. Krebs is providing a terrific need for this kind of tutelage. Any questions to ask Dr. Scholl? Nobody had any questions to ask the Doctor. Chairman: Is there anyone else that you wish would make a presentation? The chairman went through the procedure again as to how the hearing would proceed and how letters would be acknowledged. Mr. Sheldon: I am not quite clear. Do I understand that if the present ' request is granted you would have enough space to handle the number of students you are now requesting? This would not supply any morreedspace for future increase. This would take you to 90 at this time? You„have to come in again for another addition at another time? Ida G. Krebs & Krebs School Inc. hearing (continued) 4/24/73 Page 6 Mrs. Krebs: It would be difficult to answer. I have in the audience tonight ' Dr. Mary Louise Scholl from the Massachusetts General Hospital... pediatric neurologist. May she speak now? She could present the need for this kind of operation. Mr. Nickerson: Is she present now? Mrs. Krebs: Yes. She's Dr. S -c -h -o-1-1. (Mrs. Krebs spelled the name.) Chairman: Can you tell us in about 3 minutes? Dr. -Scholl: Yes, I'll try. We see children from all over the New England area a d some from greater distances. This problem is beginning to be recog- nized. We are 15 years behind California. Secondly, we are seeing more children with these problems and saving more lives.... Children who would have died 20 or 25 years ago with things that occurred in the prenatal period or early childhood and these children sometimes have as a residual some kind of learning disabilities, which means that they are intellectually well endowed but they cannot assimilate through their perceptual mechanisms information the way others do in the regular school systems. Other towns cannot offer this (those things which Krebs School offers). Economically it would not be feasible and it would be impossible for every town in Massa- chusetts to provide the personnel because there are not enough people trained to do it. The majority ..... I send many patients that I see to the ' Krebs School because of the magnificent type of teaching the children get. I would say that the majority come from Lexington, Belmont, Stoneham, Arling- ton, Brookline, Newton, and the North Shore. Chairman: Do you feel that the majority come from Lexington and contiguous towns? Answer: 75%....25% from other places. Mrs. Krebs: In going through the files I would guess that there are 30 from Lexington. Lexington always has first choice. Dr. Scholl: I'm willing to answer questions. Chairman: We know that Mrs. Krebs is providing a terrific need for this kind of tutelage. Any questions to ask Dr. Scholl? Nobody had any questions to ask the Doctor. Chairman: Is there anyone else that you wish would make a presentation? The chairman went through the procedure again as to how the hearing would proceed and how letters would be acknowledged. Mr. Sheldon: I am not quite clear. Do I understand that if the present ' request is granted you would have enough space to handle the number of students you are now requesting? This would not supply any morreedspace for future increase. This would take you to 90 at this time? You„have to come in again for another addition at another time? Ida C. Krebs & Krebs School Inc hearing (continued) 4/24/73 Page 7 ' Mr. Smith• Yes. Chairman: When would you intend to start this construction to bring you up to 90 capacity? Mrs. Krebs: Yesterday. I'd like to start it yesterday. Chairman: Then I'll by-pass you and ask your architect. Mr. Smith: This summer, June or July. Chairman: That's immediately then. Mr. Smith: Yes, that's right. Chairman: Now, lady and gentlemen, any questions? Mr. Cataldo: As I understand it, this was the original building? Mr. Smith• Yes. Mr. Cataldo: This is the building you are going to move? Mr. Smith• Yes. ' Mr. Cataldo: Would you give me the size of these buildings, respectively? Mr. Smith: Yes. This one, the original,is approximately 60 x 40, 7,000 s.f. Chairman: It's better ....it's a better part of 3 stories, Bob. Mr. Smith: Two and a half. This one is two stories, 20' x 30', 600 s.f. He explained the sizes. Pointed out the movable building etc. This is 5,600 s.f., total of 2....... There was discussion among Mr. Smith, Mr. Cataldo, Mrs. Krebs and others about the heights and square footage of the buildings as represented on the plan. Mr. Smith continued: The gym is recessed into the ground 4 feet. Mr. Cataldo: I know you mentioned the maximum number of cars that would be coming in and out. Answer: 23 vehicles for staff and personnel. Mr. Cataldo: Do you have a locus plan? ' Mr. Smith: Do you mean a surveyor's? Mr. Cataldo: No, locus. L Ida G. Krebs 1,Krebs School Inc. hearing (continued) 4/24/73 Page 8 ' Mr. Nickerson: Profiles? Mrs. Morey: No, the whole area plan. The people on Concord Ave. Mrs. Cole has an Assessor's Map in there. It will show the other lots. Mr. Nickerson: We have no profile plan. Now, we don't know if this is going to be one of the wetland areas that passed Town Meeting or not. You know you may have problems with the Conservation Commission. Bob this is the general locus. (They looked at the Assessor's Map.) Anybody in favor of this petition? Beatrice Grayson: I am Beatrice Grayson, a member of the faculty. I think just to clarify a point that was raised before... members of the faculty have to be at school at 8 a.m, or 8:10. Some of us pool cars and so we don't have 18 cars parked there. They come before 8 o'clock. The students arrive in cabs... 8 to 8:30 in groups of 5 or 6 and there are 10 or 12 cars during that k hour. The students leave at 2 p.m. or 3 o'clock. Cabs arrive about a quarter of 3 and start lining up and leave 5 or 10 after 3. Teachers stay after 3 p.m. so again these cars leave.... staggered. In terms of vol- ume of traffic I just want to point out that all those cars are not leaving and entering at the same time. In terms of recess the younger kids, which form about z of the school of the 5 classes havc z hour for recess ...... (she continued to explain the times for recess) z of the school which are the older ones from 11 to 15 have recess from 10:30 to 10:45, 15 minutes. There are only 15 minutes when all 50 kids are out in the playground. One half hour when only 30 are out in the playground. And after lunch from 12:15 to 1 o'clock there's a 45 minute period when all are out on the playground. So that's the extent of noise in the playground. That's all. John Ferris, 511 Concord Avenue: My wife teaches at Krebs School but I would like to speak in behalf of some of the objections that you say will be coming on traffic. There are in my estimation about 95 residents between Waltham St. and Spring St. On the streets of Benjamin, Barberry and Old Shade and of course these constitute the traffic but the greatest part of our speedy traffic is the through traffic from Spring to Waltham and I just mention this to show that this is where the bulk of our traffic comes from. Krebs constitutes a very minor part of it. Chairman: Anybody else in favor? Yes sir. Mr. Durso, Follen Rd.: Before the Krebs School started to operate I used to take Spring Street to work and go down 128. Since Clarke School has opened I drive my little girl to Clarke School and I go all the way down Waltham, up Concord, to get to Spring Street. I find less traffic on Con- cord Avenue then I did on Spring Street. So the traffic on Concord Avenue ' is much less and I think people try to give the impression there is more. Jonah Kalb, 17 North Street: I am a parent of a child at the Krebs School. I'd like to speak for a moment in regard to the question of how many are Ida G. Krebs & Krebs School Inc. hearing (continued) Page 9 Lexington residents as compared to other towns. The percentage over the last two years has hovered somewhere between 25 and 40% of the school student population being Lexingtonians. I submit that that is not bad for any other business you can think of but even that isn't the point. I suppose the question is how many Lexington children do you have to save before you rationalize that it's good. Ask yourself, isn't one enough? I know one that was saved. He will graduate this spring. He will return to the Lexington school system as a pretty well put together kid. He had no prayer of existence in this world without the Krebs School. He would have been persuaded much earlier than he should have been that he was stupid, which he is not, that he was retarded, which he is not, that he was a loser, which he was not. I don't think you can count numbers of cars to kids. I don't think it's easy to compare. There are levels of problems and there are orders of magnitude, priorities for human beings and I suppose all of us just have to ask ourselves just what kind of people we are. I'm in favor. Allan Green, 17 Moon Hill Road: I think that it's significant to point out that some years ago, ten or twelve years ago, there was a very substantial amount of traffic on Concord Avenue and when Route "+s2 was made into a limited access highway, the amount of traffic on that highway was signifi- cantly reduced and I think that Krebs School contributes a very very minor part of the traffic that exists on the road....... that is traffic on Concord Avenue; It doesn't go down as far as the Five Fields' development. You enter Krebs School before you get to Five Fields, so that any traffic that would come into the school would come in before you get to Five Fields and not substantially effect the area at all. That, assuming that the traffic comes from Waltham Street, which the majority of it does. I just wanted to bring that point before you. Thank you. Chairman: Anyone else wish to speak in favor? The lady in the front row. Jeannette Blanco Smith: Okay, my name is Jeannette Blanco Smith and I will speak as a member of the New England National ....... ?... for special adults. Chairman: Speak up, please, we can't hear you. Jeannette Blanco Smith: I think there are a tremendous number of organiza- tions, local and national trying to raise money to help special people, children with problems, adults with problems, and a tremendous number of people who donate money to different types of organizations and a tremendous amount of it goes to research and some goes to the real practical problems. Now, having the opportunity in this case to help directly this type of child I feel again, as you say embarrassed, to even consider putting an obstacle to such a needy operation. I don't think we have to be in the shoes of the parent to be in their favor. Then, as the architect, having almost 7 acres, and only using 5% of the land, only a portion of it, any problems that arise should be possible to solve in the planning, in an architectural way, to minimize any problems the neighbors consider a problem, as far as they are concerned. Thank you. Chairman: We'll register you in favor. Ida G. Krebs & Krebs School Inc. hearing (continued) Page 10 ' Chairman: Any others? Mr. Sheldon: Somebody in back there. Paul Malloy: My name is Paul Malloy. I am head of the Krebs School PTO and I would like to record all the parents of the Krebs School children in favor of this petition, naturally. But, I would also like to take this time in addition to join in the plea for enlargement of the facility of Krebs School, to also thank the town of Lexington for not closing your doors nor your minds to our children and for excepting our children into the community and giving them a chance in life which they may never have had without your understanding and foresight. On behalf of the parents of the Krebs School I wish to thank you, and on behalf of the children, too. Chairman: That must cover a number of the people who are attending here tonight. If they wish to register themselves as backing what Mr. Malloy had to say, why don't they do that instead of speaking individually. So, I'll say does anyone else wish to speak or register themselves in favor of this petition? Luigi DiNapoli: Yes. My name is Luigi DiNapoli. I live at 62 Taft Avenue. I would like to be recorded in favor of this petition. Chairman: Anybody else? Mrs. Carl Tupper (7 spelling), 32 Calvin Rd. in Waban, Newton: I would like to be registered in favor. Joseph Merick, 145 Montrose, Cambridge: In favor. Mr. Sheldon: Someone there in the back row. Chairman: Are you getting those Evie? I'm trying to count, how many. Secretary: I'm not sure that I'll have the correct spelling of their names and addresses. Chairman: Speak up, please, when you give your name. We can't hear you. We want to be sure to record you. Chairman: Yes, Sir, You way back there under the picture, Louis Seltzer, 103 Lincoln Street, Lexington, gave his name. (The room was packed with people standing, as well as filling all chairs. It was not easy to hear what was being said.) The Chairman made further attempts to request that names be stated clearly. ' Mrs. John Ferris, 511 Concord Ave., Lexington gave her name in favor. Ruth Morey (Board Member): There's another one in the back there. Rod Allen, 16 Barnett Road, Stoneham gave his name. Ida G. Krebs & Krebs School Inc. hearing (continued) Page 11 ' (No one spelled his name or address.) In favor: Sally Malloy, 66 Wildwood Ave., Newtonville Robert Berquist, 10 North St., No. Acton Chairman: Are all you folks people who have children at the school? Anyone else wish to register in favor? No response. Chairman: Then I'll ask if anyone wishes to speak in opposition and I will say before they start to speak that we have received a letter from Dr. Abrams, Concord Ave., Lexington. We have received a letter from Dr. Lubin ..... I can't find his address here. Mrs. Krebs: Amherst. Chairman: Thank you. Amherst. And we have received a letter from Mr. and Mrs. Gough of Lexington and one from Mrs. Jordan, a neighbor in Lexington. And from Mrs. Barker and from Mrs. Hawkins. Now, there are 7 letters we have received. If anyone or more of the 7 wishes to speak, he or she may speak or I'll read their letters. Not both please. I read the names, I hope,audibly. Are any of those 7 present? Three of you are Do you wish to read your letters or do you wish to speak? I Note: 2 letters from 451 Concord Avenue, both dated April 17, 1973. Mr. Gough requested that his letter be read. Both letters follow: April 17, 1973 Mr. Donald E. Nickerson Chairman, Board of Appeals Town of Lexington Lexington, Mass. 02173 Dear Mr. Nickerson, We protest the petition of Ida Krebs and The Krebs School Inc. for an increase in pupil enrollment, hearing date April 24th. At the September 8, 1970 hearing they were given an increase of 20 bringing the total to 50 pupils. The copy of the decision on that hearing at the Town Clerks Office reads: "50 pupils be not exceeded in the future, and traffic should be kept at a minimum." We remember you told Mrs. Krebs if you granted that petition you did not want her to come up again for another increase, and she said she would not. Just before the meeting on November 28, 1972 for the permit for the new "Motor Facility" I was called by a member of the school staff, and ' asked for a donation to help pay for the plans for said Facility; and was told that they are very overcrowded. We did not oppose that petition because we believed the line which read, "No increase in population only 50 pupils." Ida G. Krebs & Krebs School Inc. hearing (continued) Page 12 ' letter (continued): The School is directly behind our house and operates on a year round basis so there is no respite from noise of traffic, and children's games through out the day. Mr. Gough has retired and we had planned and hoped for some peace and quiet "Here on In"; also the right to enjoy our grounds in the pleasant weather. Any permit granting an increase in pupil enrollment would be most un- fortunate for us, and the neighborhood. Sincerely yours, /s/ Theron H. Gough /s/ Julia Gough Julia Gough 451 Concord Avenue Lexington, Mass. April 17, 1973 Mr. Donald E. Nickerson Chairman, Board of Appeals (spelled Chariman) Town of Lexington Lexington, Mass. 02173 Dear Mr. Nickerson, I just compared the April 5-12 1973 petition of Ida Krebs & Krebs School Inc. with the one of November 9-16-72. This new building is larger ----60 ft. x 111 ft. as against 52 ft. x 74 ft.; and thought I should aso (also) call this to your attention. Sincerely yours, /s/ Theron H. Gough 451 Concord Avenue Lexington, Mass. Chairman: Now, that was Mr. and Mrs. Gough's letters. There's a gentle- man in back. Who are you? Dr. Abrams: My name is Dr. Abrams. May I read my letter and make some comments? May I make comments in response to some of the things said here tonight? Dr. Abrams read his letter and made comments. The letter follows: The Commonwealth of Massachusetts Department of Mental Health REGION III e 1 a o 395 Lexington St., Waltham, Mass. 02154 (: ° e �Le<1 Telephone 617-899-9560 t1vo 9101 r 1 1 Ida G. Krebs & Krebs School Inc. hearing (continued) Dr. Abrams letter (see page 12) April 12, 1973 The Seal of Mass. Directory of names (see file folder) & positions Donald E. Nickerson, Chairman Board of Appeals Lexington Town Hall Lexington, Mass. 02173 Dear Mr. Nickerson: Page 13 I wish to register my firm and total opposition to the petition of Ida G. Krebs and the Krebs School, Inc. to relocate a building and to expand the enrollment of the Krebs. School to 90 students. When the Krebs School was first awarded a special permit to develop a school in a residential neighborhood you, Mr. Nickerson, speaking on behalf of the Board and sensitive to the general sentiment of the neighborhood, stated, "Do not come back in another year or two and ask for an expansion". In response to the objections from neighbors and admonitions from the Board of Appeals Mrs. Krebs was, at that time, very acquiescent, reassuring all concerned that she was interested only in a small school -and had no thoughts of expansion. This scenario has now repeated itself three times. Not long after the initial petition was granted, Mrs. Krebs petitioned a second time for authorization to expand to 50 students. Then, last year, she petitioned for permission to build a gymnasium. Now -a few months later -she is petition- ing for permission to expand the enrollment to 90 students. Last spring, just before Mrs. Krebs' hearing before the Board of Appeals on the petition to build a gymnasium, I accepted an invitation to an open house at the Krebs School and had an opportunity to talk with Mrs. Krebs, some of her teachers, and many parents and friends of the Krebs School. I expressed at that time objections to the traffic problems that were being created by the Krebs School on Concord Avenue and in front of my house. Mrs. Krebs assured me that the new gymnasium that she was planning would not in- crease traffic at all and did not imply any expansion of the enrollment at the school. As a consequence, I decided not to object formally at the public hearing before the Board of Appeals. In the light of Mrs. Krebs subsequent-i.e. current petition -I now see that my decision not to oppose the gymnasium peti- tion was an error on my part. It is paradoxical that I, a mental health psychiatrist administrator, committed in my daily work to the development and support of new services for emotionally disturbed children, find myself in a public forum opposing expansion of the Krebs School which, admittedly, is a quality private school for children with learning disabilities. My professional work is such that I am acutely aware that there are many children with learning disabilities whose parents are seeking the kinds of services offered by the Krebs School. And I am certain that there are many children on the waiting list for admis- sion to the Krebs School. And given the condition of community need and Mrs. r Ida G. Krebs & Krebs School Inc. hearing (continued) Page 14 Kreb's general pattern of expansion -despite her protests to the contrary -I see no reason why we should expect Mrs. Krebs not to come in next year with a petition for an expansion of 120 students. But now I must object very strongly. threat to my children who every day stand school buses, walk back and forth through a street without sidewalks, while at the s Concord Avenue into the Krebs School and o ingly in total disregard of the speed laws across the street, Mr. Gough, pointed out ally the taxis that come out of the Krebs Avenue, actually cut right across the corn not come to a stop and stay within reasons community nuisance. The traffic problem is a serious out in Concord Avenue awaiting the neighborhood on Concord Avenue, ame time, cars and taxis zoom up ut of its driveway, at times seem - and of common sense. My neighbor to me that some of the cars, especi- driveway and turn left on Concord er of his lawn. Not only do they ble speed limits, but they are a The traffic problem on Concord Avenue is of concern to me and to many of my neighbors. There are no sidewalks on the street, the children on Concord Avenue in the Five Fields and Benjamin Road areas are bussed to school but, nevertheless, they get on the buses and off, they walk back and forth through the neighborhood, and are constantly walking and bicycling on Concord Avenue throughout the year. Especially in winter it is very treacher- ous under normal conditions with snow and ice, no sidewalks, and rapidly mov- ing traffic. With cars and taxis moving rapidly in and out of the Krebs School in the morning hours, and then again in the afternoon hours, the hazard to the children from this traffic is considerable. I would like to avoid a situation in which a child is hit and/or killed by a car, and I see no reason whatever why the Board of Appeals should approve this petition for expansion of a commercial, high intensity, traffic -producing, business enterprise right in the middle of my residential neighborhood. Mr. Nickerson and Members of the Board, this commercial expansion in a residential neighborhood has created a hazardous traffic condition, is a com- munity nuisance, and unless it is stopped long-time residents of Lexington will inevitably be driven out of the area. Sincerely yours, /s/ Arnold L. Abrams, M.D. 456 Concord Ave. Lexington, Mass. 02173 Dr. Abrams said that all the letters in opposition are immediate abutters. He pointed out where each person lived. He claimed that most of his objec- tion was because of the traffic it would generate. Chairman: We, at least a dozen times a year have people who say, "This is a good idea but not in my neighborhood or next to us." We sympathize with you but it's a disease in this town to have this feeling and many people seem to have it when something is going to be next to them. Mr. Cataldo: I'd like to clarify if I may. The most objection that you have is to the traffic problem. The traffic that is generated by this facility and which you say will create a problem. Why didn't you people want the town to build a side walk? I can't find out why, at that time when the town was willing to build the side walk and appropriate the money, you people were r Ida G. Krebs & Krebs School Inc. hearing (continued) mage 15 against it. If there was no traffic problem then why will there be one now with only 24 more cars? Also, why was there near unanimous approval among the neighborhood to allow Dr. Paul to use his residence as a part-time office? He was going to open up his home to group therapy for up to 24 people. I don't understand the logic behind all this - supporting one and opposing the other. The numbers of automobiles don't vary that much. I can't understand why you wanted to turn the sidewalk down when the town was willing to build it and why, you would oppose this petition and support the other. Dr. Abrams: I would like to speak for myself. I support the sidewalk. I can't speak for anyone else. Some favored it. Some were against. There were arguments that it would take some people's property. Some people didn't want it on their side. The ... I think the prevailing sentiment would be for the sidewalk but we haven't come to an agreement as to who will give up what, or who's going to pay for it. Mr. Cataldo: That was in 1972.... -Chairman: You are right. But we should not go ashore. Your position is well taken. Maybe they should have sidewalks. This is another petition before us. Let's not get off on that. (Many chuckles from audience.) Dr. Abrams: Dr. Paul's petition was a different matter. He wanted one even- ing a week. One person was in opposition to that petition. This is not the same because the children do walk and play in the street. With respect to the figures that were sited ...... I can't stand here and give an accurate count but you'll find that there are taxis, there are buses, there are private cars and limousines between the hours of quarter to eight and eight thirty and that's a very very busy spot because of Krebs traffic and again in the after- noon from three to four o'clock and this is just the time the youngsters are coming out and making their way. Chairman: Well, we'll register you,Doctor,as very strongly in opposition. Now, we have heard from Mr. and Mrs. Gough and Dr. Abrams. Dr. Lubin will probably be unable to attend. I'll read his letter. Mrs. Krebs: Dr. Lubin is.'- . Dr. Lubin rents his property to three families. Chairman: Oh, I see. Well I'm going to read his letter because it's a briefy. (Seal) Dartmouth Medical School Hanover- New Hampshire - 03755 Department of Microbiology Tel. (603) 646-2702 April 12, 1973 Mr. Donald E. Nickerson Chairman, Board of Appeals Town of Lexington Lexington, Massachusetts 02173 Dear Mr. Nickerson: r Ida G. Krebs & Krebs School Inc. hearing (continued) Page 16 Dr. Lubin's letter (see page 15) I have received the notice dated April 5th and 12, 1973, on the peti- tion of Ida G. Krebs and Krebs School, Inc., and I object to their petition in the strongest terms. I regard this latest petition as creeping expansion -- in this case, more than creeping. Every previous request by the Krebs School has been accompanied by a firm statement that no further expansion is contemplated. We do find the presence of a considerable number of children and auto- mobiles in a residential neighborhood not in keeping with the tranquility of our area, and further expansion would only aggravate the problem. Sincerely yours, /s/ Martin Lubin, M.D. ML/ms P.S. I will probably be unable to attend the hearing on April 24th. Chairman: We have a letter from Mrs. Jordan, 489 Concord Avenue. Is Mrs. Jordan present? I'm not going to read Mrs. Jordan's letter. It's not repetitive but it covers the same ground that the other letters cover. Unless somebody wants it read. Somebody: I would like to know Mrs. Jordan's present address. Chairman: 489 Concord Avenue, dated April 17 and signed just sincerely, Mrs. K. L. Jordan. The same somebody: I understood that she had moved that's why I asked her present address. Chairman: Well, it says 489 Concord Avenue and it is dated April 17. We have a short letter from Mrs. Jessie M. Barker, 447 Concord Avenue. Board of Appeals Town of Lexington Dear Sirs: In regard to the Kreb School application for an increase of forty pupils I wish to say that in view of the traffic situation the number is excessive. At an open house last fall when they explained their need for a gym we were assured that there would not be any request for additional pupils. Sincerely Jessie M. Barker Chairman: And the last letter is from Dorothy W. Hawkins, 435 Concord Avenue. She just asks a question about the temporary building and the architect. The letters from Mrs. Hawkins and Mrs. Jordan follow: 1 1 1 Ida G. Krebs & Krebs School Inc. hearing (continued) Dorothy W. Hawkins 435 Concord Avenue Lexington, Massachusetts 02173 April 14, 1973 Mr. Donald E. Nickerson Chairman, Board of Appeals Town Office Building Lexington, Massachusetts 02173 Dear Mr. Nickerson: Page 17 In regard to the current petition of the Krebs School for a change in loca- tion of the building for which it holds a permit, no mention was made of where the "temporary" building is to be located. Could this be cleared up? Since the permit for the new building was requested on the grounds that the school is, at present, badly overcrowded, the request to increase the popu- lation from 50 to 90 students raises both doubts and questions. The increase in noise and traffic would be most undesirable for those who have the mis- fortune to live in the vicinity. When the increase from 30 to 50 students was granted, the school was informed that it should not return with this request every few years. As a resident whose property abuts the school driveway, parking lot and playground, I earnestly hope this warning will be honored. Yours very truly, /s/ Dorothy W. Hawkins DWH:jc Mrs. K. L. Jordan, Jr. 489 Concord Avenue Lexington, Mass. 02173 April 17, 1973 Board of Appeals Lexington Mass. 02173 Dear Mr. Nickerson: Please let me express my opposition to the expansion of the Krebs School -which essentially hopes to double in size. We have lived in our house next to the school for 5� years, and have essentially been to the Board 5 times concerning the plight of the Krebs School ... and each time have listened to various citizen pleas asking for a long-range plan. The Board has not re- quested one, yet the past 2 times Mrs. Krebs has been to the Board with requests which were granted, they were not acted upon. It seems absurd for the Board to waste its time, Krebs School its energyR and the neighbors to waste their concern. I would also like to request, in any event that the volume of the "school bell" be lowered a few decibels so as not to disturb the neighbors. Too, a chain link fence be put around the school. Sincerely /s/ Mrs. K. L. Jordan Ida G. Krebs & Krebs School Inc. hearing (continued) Page 18 ' Mr. Gough (whose letter had been read previously): I was under the impres- sion that the building they are going to move is only under a temporary permit. Chairman: It was given a tempory permit in 1970, good to September 1973. (The previous folders for Krebs School were checked by Mr. Sheldon, Mrs. Morey and the secretary.) This temporary, so-called, building will be attached, the building which should have been removed by September 1973, it will be attached to the new group. (Mr. Smith, using the plan as a help, pointed out the buildings in an effort to explain where the temporary building would be placed in the complex.) Chairman: Now, I have, or we have had all the letters read in opposition. Is there anyone else who wishes to speak in opposition? We don't want to prolong this hearing and we don't want to cut anybody off. Lewis L. Whitman: I am Lewis L. Whitman, Attorney, representing Dr. Olga Leary, 440 Concord Ave. I would first of all suggest that much of what we have heard from the proponents really doesn't come to what should be properly before the Board. The proponents tell us that Krebs School is very important and does good work. All this is conceded. That's not the question before the Board, I respectfully submit. The question before the Board, as it be- longs here, is a zoning law and variations thereon that we are reviewing. I don't think it is insensitive to question the location of the school and in any way to question the school's good work........ but, it's a business. I have a little difficulty in my own eye, and I am no architect, squaring figures like 5% with what I see here. This looks like very very intensive use of land. Some of it is projected. This is certainly not a compatible plan for a residential area. From what Mrs. Krebs says, that when this much is done it's going to be inadequate. The point is that it should never have been allowed in the first place. Apparently a structure that was a residence was adapted for school use and it didn't affect too seriously the character of the neighborhood in the beginning. Mr. Sheldon (Board member): Not true, not true. (several people spoke at this point and it was not easy to determine ex- actly what was said.) Mr. Whitman: .....one building in a residential area and the theory that might have permitted it.....at the time ..... I can't quite follow ..... it could have followed if there was an existing structure. Now to expand this business use ... more and more ..... in a clearly residential area is to do all kinds of violence ... (violation?) to a by-law...... (more chatter among several people) ... Mr. Whitman: .....you want to shut me off soon..... that's okay.... ..I can't understand the sensitivity of the Board to the fact that a good work is being done, but, the question is should it be done here? Couldn't this be done on a site that permits the kind of expansion that Mrs.. Krebs talks about, that does not require a residential ar6ato carry the burden? It's the matter of her site selection that is very very questionable. Mrs. Krebs made an attempt to respond. Ida G. Krebs School Inc. hearing (continued) Page 19 Chairman: Please lady, I know you want to speak. Mr. Whitman: In addition to all day use, apparently all year 'round use, we've heard mention of evening meetings, small theatre groups that would indeed bring more automobile traffic here. The way that this has been approached seems to have left us with the feeling that it's a slow nibbling away and whenever the objection..... any objection..... is raised it is responded to with the suggestion of how important the work they are doing is and it's....... that's not fair to suggest that anyone who opposes this is... ...certainly evil, to suggest that, because the people that are being served need to be served, that no matter what it now asks, now or in the future, it must be granted. It just doesn't make sense. There has been something less than the most candid. The fact that the Board had to dig for that plan when apparently it was well known in the front row leaves me with something less than the best kind of feeling. It is a business and I think it is a business in a residential zone... Chairman: I'm going to interrupt you. I don't intend to be rude about it. Mrs. Krebs, now isn't this a non-profit organization? I meant to bring this out hours ago. I've always regarded this as a non-profit organization headed by a lovely lady who is trying to do her best for a certain type of person. Please don't extend this. I'm going to try to follow the format. We are listening to people who wish to speak in opposition. Does anyone else wish to speak in opposition? No response. Chairman: I have a letter in favor, dated April 20th, which I have not read, addressed to our Board. Mr. Donald E. Nickerson, Chairman Board of Appeals Lexington, Massachusetts Dear Mr. Nickerson: The purpose of my letter is to support the application of the Krebs School Foundation for the construction of a Motor Training Center and Arts and Crafts area and additional classrooms. These facilities will make available the long needed and critical ele- ment of these special programs at Krebs and also increase the capacity of the school. As Superintendent of Schools and a member of the Board of Trustees at Krebs, I am particularly concerned that students enrolled at Krebs (some are Lexington residents) be offered the full range of physical and arts and crafts opportunities that are also available in our public schools. There is also a need to accommodate the additional students who are on the waiting list and who would profit from attendance at this school. I respectfully urge the Board of Appeals to approve the application of the Krebs School Foundation for this new building. Sincerely, b /s/ Rudolph J. Fobert cc: Mrs. Krebs Superintendent of Schools Ida G. Krebs & Krebs School Inc. hearing (continued) Page 20 After it was made certain that no one else wished to speak the hearing was closed. In public session the Board discussed this petition further and voted, after consideration of the facts in hand, unanimously to grant the request with conditions. (see permit) Mrs. Morey made the motion to grant the petition and Mr. Cataldo seconded the motion. The permit was posted with the town clerk on April 26, 1973. Evelyn F. Cole Clerk 1