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HomeMy WebLinkAbout1940-04-26PLANNING BOARD MEETING,; I April 26, 1940. A meeting of the Planning Board was held in the Town Office wilding, Friday. April 26, at 7:30. All members were present. The minutes of the previous meeting were approved as received. Mr. Greeley reported on the planning problem being worked out in the High School group and stated that the problems being considered are parking and the East Lexington Meadows. Mr. Greeley reported that he had a favorable talk with the Scout Commissioner in regard to a survey by the boys, pertaining to illegal billboards. A report of progress was made in connection with the Master Plan. This work is being done by Thayer Rudd. This portion of the meeting adjourned at 8 P.M. to hold the hearing on Mr. Viano's petition. (See separate minutes for record of this hearing). Scout work. Master Plan The Planning Board met again at 9:00 P.M. in reference to the hearing, the discussion being a consideration only Viano of whether the proposed site is a proper location for an hearing apartment house which falls within the restrictions of the permissive act. The Board has Mr. Viano's plans for study and ref- erence. Bills approved for payment: Clerical work on the hearing - $2.00 Adams Press (notice in papers) - 4.90 $6.90 The meeting adjourned at lO:OO P.M. Respectfully submitted, C-.�• ,�/- ' Clerk. ' PLANNING BOARD HEARING APRIL 260 1940. A meeting of the Planning Board was held in the Selectmen's Room, Town Office Building, at 8200 P.M. Chairman Greeley, Messrs. Ferguson, Ellis, Kimball, Nickerson and Worthen were present. At 8:00 P.M. hearing was declared open on the appli- cation of Eugene J. Viano, President, Colonial Garage, Inc. to emend the Lexington Zoning By -Law and Map by changing from an R.1 to an R.3 District, a parcel of land on Vine Brook Road owned by the Colonial Garage, Inc. Viano Mr. Kimball said that he desired to make a statement hearing relative to the mechanics of amendments which he thought might explain the procedure more fully to the people present. He read a statement which he had prepared relative to the desired amendment, explaining what action had already been taken and the action it would be necessary to take after this hearing had been held. The Clerk read the notice of the hearing as published in the Lexington Minute -Man on April 11th and 18th and mailed to persons living in the area designated by the Planning Board. Mr. Greeley stated that it was customary to first hear those in favor of the petition, then close that part of the hearing and then hear those who were opposed, after which the hearing would be declared closed. He asked to hear those in favor. Mr. Geuene J. Viano, the petitioner, presented plans of the proposed building, one showing the entire area laid out and another drawing of the changes made since the creation of the R.3 zone. Mr. Viano said he felt the people were familiar with the area he had in mind, but thought it would be well to go over some of the plans of development. He said that we all know why Lexington has a Zoning Law. However, when the Zoning Law was first drawn up, it was drawn up with the idea that changes would be necessary in the future and that is why we have the Board of Appeals and Planning Board. He said the time has come when the people of Lexington have felt the need of developments of this type. As proof of that, we have had an R.3 zone created. Now the question arises as to the proper place for this sort of development. He said it was not unusual for towns like Lexington to have apartment houses and they have not hurt the communities in which they have been erected. He said that in Lexington we are fortunate to have a definite plan in regard to the building of apartment houses. He knew ' of no town which had laid down the restrictions and set up requirements such as Lexington in order to guide the develop- ment so that it would be a credit to the Town. He felt the Planning Board deserveda great deal of credit for the work they had done in creating this zone. It had made it abso- lutely necessary for the builder of such an apartment to create in Lexington something of which the town might be proud from the standpoint of a residential area for the people wishing to live in apartments. He said that the �oning laws did not contemplate the destruction of property and this piece of property is contiguous to the business zone. Similarly, down Waltham Street there is a business zone to the corner of Vine Brook Road that backs up 100 feet into Vine Brook Road. That is the situation as far as the area is concerned. Mr. Viano stated that his property, formerly known as the Valentine property, contains approx- imately 60,000 square feet, of which there is available for business under the present zoning law, a matter of less than 20,000 square feet, leaving approximately 40,000 square feet of land for which some use must be found unless it is to be- come a liability to its owners and also a direct liability to the Town of Lexington. He stated that stores would be erected on Mass. Avenue in the business area after the com- pletion of the apartment house, if it should be allowed. If, however, the change should not be granted, the stores will be erected in any event. That left this situation: - an area of 40,000 squgre feet from the rear of those stores to Vine Brook Road which, in his opinion, is not suitable for any other form of development that seems to be possible in Lexington. Mr. Viano said that at some time, other forms ' of business might take place on the property, but regardless of what form that development might take, there has to be a change of zone to allow it. He said a great many types of development might be more detrimental to the area than the type proposed. In this instance, he was definitely proposing to establish the property as a residential area. If this li*ited apartment house project should go through to com- pletion, the area will be fixed as a residential area because these apartments are definitely a distinct asset to the community in which they are to be placed because they can only reach out to the same type of people now living in the town. The people would be in a definite income bracket and it will absolutely eliminate the possibility of undesirable tenants. He said that no minor children would be allowed in the apartments. That means that there would be no burden on the community for education of additional children and all the taxes which would be derived from the property would be practically clear. He said that he felt this would help offset some of the lower cost house development so prevalent today where there might be two or three children in a home and the owners do not pay their way. Someone has to take up this slump and it had to be by a proposition of this type, homes of high type or business development. He said that all towns are faced with the same problem of living as cheaply as they can. This town has been a fairly expensive ' town to live in, although some are much more expensive. This year the tax rate has been reduced quite a little, but we are facing a higher tax rate unless we can have de- velopments of this character. Under the limited apartment zone, 75% of the land has to be open land, that is walks, trees, shrubs, etc. and only 25,% of the area can be covered by buildings. It has to be, of necessity, a beauty spot. He also stated that it would be necessary before the building could be constructed, to have the plans go before the Board of Appeals at a public hearing. He did not see what anyone would have to fear from a proposition of this kind. Mr. Viano said he had brought his plans with him and would be glad to go over them and answer any questions anyone might care to ask h1m about them. He said that in comparison with other lots on Vine Brook Road, on the ordinary lots at the present time, anyone can build their home within 7j feet of the proper�ylines if they want to. In this particular layout, he cannot build within 15 feet of the property line. Any single home can be built 22 stories high; he cannot build an apartment building over that height. Any single home cannot be built within 20 feet of thehigh- way line; this building cannot be closer than 20 feet. In addition to that, if this area happens to abut on a business area, it cannot be built within 30 feet of the business area. If the building is laid out in a court, that court cannot be narrower than 35 feet. They have provided for a court of 70 feet, wider than the highway lines of Vine Brook Road. Further than that, if it is found desirable when the proposition comes before the Board of Appeals, they can vary the set -back to a distance of 40 feet if the people wish it. He said that they can provide,,are willing to and have incorporated in their plans, adequate parking facilities for the tenants that would use the apartment house. He said he had about 10,000 square feet of land, excluding driveways, available for that purpose. He said that there would probably be thirty-five families which would mean about twenty to twenty-five additional cars in the neighborhood and he has adequate parking space for them. As far as traffic along Vine Brook Road was concerned, he did not know of any way to regulate that and as far as parking on the highway there was concerned, this would come under the jurisdiction of the Selectmen and the Police Dept, and certain regulations can be set up to remove that probl:®m to the satisfaction of all. He stated that in regard to the affect, if any, on the property values on Vine Brook Road, there seemed to be ideas among the residents that this would depreciate their property values. He said that competent real estate people, Trust CorApanies and Savings Banks say that is not the case. In fact he had a letter from the New England Trust Co. that are Trustees of a piece of property in this area, stating that they would not see where It would have any affect on the property values. He said that at the present time no one was certain what their ' properties were worth. Mr. Viano said that there were a great many people seeking a place to live in Lexington. These people, in a great many instances do not want to buy a home for the reason they would like to live in the town a year or two ' before they decide where to make their home, and if some of these people have an opportunity to live here, make friends and cane to like the town, they would eventually become home owners here and he felt it would be natural for them to seek homes in the area where they had lived, which would provide an outlet for the property for sale in this area, as he thought most of it was. He also said there were many families in town where the children were growing up and getting married and would like to live in Lexington. However, they are driven into Cambridge or some other city where they can find suitable apartments. He said this proposed apartment was not a tenement house. He felt that young people in town, when they marry, should have an opportunity to live in the town; also some of the elderly couples who find it hard to keep up their homes should have an opportunity to remain here in apartments. He said he was amazed to find how many people in the residential areas are now running rooming houses. He said that he had no objection to this, but it showed that in order for these people to hold onto their property, they must get revenue from it. Mr. Viano said he was sure that any fair-minded person, regardless of where he lived, if he examined the plans and program with an open mind, would see nothing objectionable in it. He said he had brought drawings with him which he desired to explain. He explained that the drawings were not ' true to scale, but showed what was intended as far as architecture and design was concerned. He said that the front of the building was approximately 50 feet and the height from the ground to the gutter line was 19 feet and the depth 168 feet. The opening court yard is 35 feet across, the central yard is 70'feet and the inner court 44 feet. He said the average single family home today is about 19 or 20 feet from the ground to the gutter line; the average Cape Cod house with garage attached, is longer than 50 feet. He spoke of this to try to fix in peoples' minds the relative construction of this particular building and the average single house. The proposed building would be 2J stories high. He felt that eventually, whether it was done now or some time in the future, something will have to be done about the development of that property because you could not destroy an area of 201,000 square feet of land right in the middle of the Town. He said he would like to have the people bear in mind when they make their objection, which they would prefer to face as a view - the back of stores on Mass. Ave. or something of this nature; to the people that live to the right and left, which they would rather see, this or the eventual absorbtion by business of the property. He said there was one house v&ich backs right up to the business line. He said that business property could be built on right now and a business block could be put there and nothing ' could be done to prevent it. These, he said, were facts. Also a person could build a business block on the corner of Waltham Street at the present time. The Chairman asked if there were any other persons wishing to be heard in favor of the petition, and there being none, he asked to hear those who objected. Mr. Harold F. Lombard stated that he was speaking as spokesman for those appearing in opposition. He said he would like to ask the Chairman of the Board to permit the people in opposition to rise Iso that the Board might see how many there were. Those in opposition stood and were counted and there were thirty-two persons standing. Mr. Lombard said that the people all had numerous•ob- jections but he did not wish to take time to mention all of them. However, he would name a few. He said that the people purchased their homes in the belief that the neighbor. hood was and would remain, a single family district. Some moved from apartment houses and apartment house neighborhoods in order that they,might live and bring up children in this type of neighborhood, and aside from any tangible damage, they did not think the quiet enjoyment of their homes should be interrupted. Their opinions, which were supported by the opinions of real estate men, were that the properties would be definitely adversely affected by the erection of this apartment house. No one would build or buy a house in the immediate vicinity of an apartment house and if they should want to sell, or be forced to sell after it is erected, they would be up against the proposition of trying to find someone to purchase the property. He said that if there were 35 families in the apartment house, they felt there would be nearer 35 automobiles. He did not feel that all of these cars would be stored at the Colonial Garage and any parking space there may be, he believed would be in the rear of the apartment. He felt that people would want to keep their cars during the day where they would be easily available, in front of the apartment house and he felt that at all times, several cars would be parked on either side of Vine Brook Road when people are visiting. He felt this would create a traffic hazard and furthermore, if there was a fire and one of the fire trucks tried to get through, it might be delayed several minutes before reaching the nearest hydrant and a fire could do a lot of damage in a few minutes. He said that he was not going to say anything more but felt that the presence of all the people here was enough evidence of the sincerity and earnestness of their objection and be thought it should carry a great deal of weight. He presented a petition which had been signed by the majority of the people in the neighborhood, requesting that the petition be denied, which he read. Mr. Greeley asked if there was any questions anyone present wished to ask, or anything futther anyone wished to ' say in opposition. Mr. Harold S.. Johnson said that all those in opposition could remark on the question, but that their purpose in selecting a spokesman to do so was to simplify,' the matter. Mrs. Edward Connors said that they owned the prop- erty on the right hand side of Vine Brook Road which Mr. Viano referred to and said could be built right up against. , She wanted to know if his petition was granted, this would prevent it from happening in the future. Mr,. Greeley in- formed her that the requested zone ehangq did not affect the status of any lot in the neighborhood other than the one in question. Mr. R. L. Ryder said that he was not opposed to the change although he owned considerable land in the neighbor- hood. He said that he had felt for a great many years that there was a need for an apartment house in Lexington. It was simp;y a matter of location, and he would like to know whether the people who were opposed to this particular proposition were opposed to it because of the proposed location or if they were opposed as a matter of principal to apartment houses anywhere in Lexington. He thought that might help if it could be determined. Mr. Ryder said it was the first time he had seen the plans, but with the restrictions to be placed by both Boards and the restrictions Already placed, he thought it might be an asset to the town because there is a scarcity of rentals and has been for a great many years, and an apartment of this type would only attract people we would be glad to have. Mr. Greeley said that the Planning Board felt that Mr. Ryder's question had already been answered by the Town when it voted to establish zones for apartment houses and would indicate that they were in favor of it in the town. , Mr. Viano asked Mr. Ryder, through the Chairman, how many lots he had in the area for sale for single family homes, and Mr. Ryder said that he had fourteen or fifteen but only three left on Vine Brook Road. Mr. Viano asked if he felt that the apartment house would depreciate the value of that building property or keep people from buying the lots. Mr. Ryder said he did not, but if he lived next door to the apartment, he would feel strongly against it. Mr. Lawrence Viano said that he would live right next door to it -if it was built. He said he would not want to live next door to an objectionable apartment house and if it does go up, he will still live next door to it as he would see to it that it was put up in a manner that would not be objectionable to himself or his family. Mrs. Ralph H. Davis said that she owned a house on Sherburne Road, and if she had realized that the zoning law was going to be broken, they would not have bought their home there. Mr. Edward Connors said he owned the house on the other side of the proposed building, and that it seemed to him as though Mr. Lawrence Viano might have an interest in the apartment and therefor if he wanted to get rid of his property or move, he might do so, whereas he would not be in a position to do that. Mr. Greeley informed the group that Mr. Viano had told him that he would be glad to explain the plans to anyone interested at the clost of the hearing. The hearing was declared closed at 8;52 P.M. A true record, Attest; 1 Clerk.