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HomeMy WebLinkAbout1955-02-28PLANNING BOARD MEETING Monday, February 28, 1955 Present: Adams, Grindle, Hathaway, Irvin, Jaquith, Ripley - Snow. HEARING - LEXINGTON ESTATES TRUST A public hearing was held in Estabrook Hall on Monday, February 28, 1955 at 8:00 otclock on petition of Claire S. Ryder and Anne R. -Parke, Trustees of Lexington Estates Trust, and others to change the Zoning By - Law of the Town of Lexington by amending Section 4 (g) A-1 - Garden Apart- ment and Hotel Districts to include a district situated on the easterly side of Waltham St. approximately 850 ft. on Waltham St. and covering approx- imately 14 acres. About 150 citizens were present. ' Mr. Adams read the definition of A-1 zone and uses permitted, and explained the regular procedure of a hearing. Mr. Alfred Tropeano, 25 Vine Brook Rd., and Mr. Reenstierna repre- sented the petitioners. Mr. Reensteirna is in agreement to purchase this land if change is made. A sketch of the land showing proposed buildings as well as a sketch of hotel showing style of architecture were exhibited. Mr. Tropeano explained that the tract contains 27 acres and they are seeking to rezone 14 acres only. In considering the abuttors they have re- tained a buffer area set up around the tract of 300 ft. from the nearest house on either side, also enough land in back for a buffer so that no landowner will abut an apartment zone. The Town of Lexington is consider- ing a new road to come out in back of the High School, crossing Waltham St. and to continue through this development. The plan of the street is flex- ible so that it may be located where the town desires. This will be a finished street. Land also has been allowed for straightening out Waltham St., and the land for a 70 ft. road as well as the land necessary for the straightening will be deeded to the Town of Lexington. No apartment house will face Waltham St. but will face the new road. There are planned twenty 1 -bedroom apartments, 120 2 -bedroom apartments, and twenty 3 -bedroom apartments, all with full kitchen. Architecture of apartments will be similar to that of hotel, all red brick, and will comply strictly with the Lexington building code. There will be 100% off-street parking for all apartments, which will leave.8-9 acres for landscaping. The hotel will contain rooms which may be used for club and civic affairs, and a part of the building may be used for a motel. Mr. Tropeano stated that if this is not rezoned then the Lexington Estates Trust is definitely going to sell the parcel of land. They have two or three offers from speculative builders to develop this tract. This is not the type of terrain attractive to the higher class of builders as it is swampy. However, it is not expensive to develop as there are no ledges, ' trees, etc. and the sewer is not far off. The type of house which one builder has in mind in order to cope with the wet land is a house on slabs without cellar. The Board of Health would not have jurisdiction over the houses since connection with the sewer can -be made. f The rents to be asked for the proposed apartments are $100 for 1 - bedroom, $120 for 2 -bedroom, and $135 for 3 -bedroom, with the possibility of $5 less depending on the cost to develop. Tentative approval from an In- , surance Co. has been received for the loan of building cost. This cost would be approximately 11 to 1-3/4 million dollars. Mr. Tropeano does not believe there would be any depreciation of property in the vicinity. Many questions were asked and answered, as follows: Q. How do we know this won't depreciate from a hotel to a motel? A. It is hard to dis- tinguish a hotel from a motel, but many people traveling -do not like to go into the lobby of a hotel, and it was felt there was a need for this type. of building with outside entrances. If it was thought that the town meet- ing members would not approve a motel, it would be taboo. This was orig- inally designed for a hotel only, but after plans were known we had so many calls for motel purposes that we took 15 rooms on the ground floor on the northeast side and made them accessible to travelers. A lot of visitors would leave with a much finer regard for the town. So many people come to visit and there are so few accommodations for them that there is a great need. Q. khat will be the cost to build each apartment? A. $10,000 per unit. Q, According to figures already Oven., the cost of each -apartment would be $6000 instead of $10.,000. A. (Mr. Reenstierna) I think Mr. Trop- eano has given a low figure, the cost will be nearer 2 million to build. Q. When filled to capacity including hotel and motel, how many people would you say would be living on property at one time? A. 550-600 people if filled 100%. ' Q. If the value of each apartment is $6000, then the assessed value would be $3400, and there will be need of extra schools. A. (Mr. Reen- steirna) ,In three similar projects at the present, in one with 24 apart- ments there are now 2 children, in another no children, and in one of,116 units 20% have one or more children. It has been our experience that people with children do not stay in apartments. They are usually in a state of looking for a house. These are mostly for people who can't,live in a single house - people 45 or upwards. Q. Then why is there a need for 3 -bedroom apartments? A. Marry are families with children going to college who are home only part of tke time, people with elderly parents, or school teachers. Q. How can school teachers afford an apartment of this sort? A. That's why they need three bedrooms, they join together and share expenses. There is a great need of apartments for this kind of people. We have al- ready had many requests for one of these apartments in the event they are build. Q. What is the probability of rezoning the property just outside this area? A. (Mr. Adams) We have found that just because a change in zone is made it does not necessarily follow that another change will be asked for. In any event this has to go through town meeting by a 2/3 vote.after a pub- lic hearing. Q. Isn't it true that once you get a crack in the armor it will be easier to keep going, just as it is easier as soon as you get a corner in business? A. (Mr. Adams) We have been through considerable experience with zoning. It is the general policy .of the Board to keep Lexington as desir- able a place in which to live as possible. However with 22,000 people, it is no longer a country town and we are trying the best we can to develop it to the best uses. The citizens have shown that they want to retain the country atmosphere, but they also want city services. We are trying to keep Lex. Estates Trust Hearing (Cont.) ' an average. We feel there is some need of apartments in the town as part of the general picture. Q. If this project doesn't go through, how many single houses could go in as it is now zoned? A.-32-33 houses approximate- ly. Q. What leads us to believe that this is going to bring in $30,000- $40,000 per year? A. There will be practically no expense to the town - there is no additional water or sewer expense, no children, 600 additional people with purchasing power. Q. Is there any possibility of putting in a guarantee that this would revert back to R-1 zone if this group did not develop? A. (Mr. Adams) I don't think so. (Mr. Coquillette) If amend- ment were properly worded, believe it could be done. Mr. Patterson, 128 Kendall road stated that he had bought his land from the Lexington Estates Trust and that his deed specified that among other things he could not erect a dwelling for business purposes, mechanic- al purposes, no dwelling house to be erected for less than'$12,500 exclu- sive of the cost of the land, no advertising or billboards that this was recorded in Middlesex District Court and was good until 1967. Q. Is it too early to ask the Planning Board if the professional planner has any answer for this? A. (Mr. Adams.) He is busy planning. The first part of the job is the longest - acquiring data. It would not be fair to pin him down on a "yes" or "no" right now. Q. What about traf- fic hazard to children going to Hancock and new High Schools? A. (Mr. Adams) When the new road was discussed the question of traffic was looked into somewhat. We don't know just now what the answer will be - it might be a traffic circle, or lights, or some other solution. Study will be made as the problem comes nearer. Q. Will there be motel carports in the end of the building? A. No. Those who took part in the discussion were: Mr. Blaisdell, Ply- mouth Rd.; R. M. Coquillette, 235 Waltham St.; Mrs. Joseph Spinelli, 38 Winthrop Rd.; Mrs. W. H. Balsor, 40 Winthrop rd.- W.A. Kalber, 36 Sher- burne Rd.; R. P. Trask Jr., 217 Waltham St.. C. A. Dunlap, 225 Waltham St.; H, R. Conner, 287 Waltham St.; Maxfield Parrish Jr., Paul Revere Rd.; Jack Hyatt, 9 Sherburne rd.; Fred Wells, Prospect Hill Rd.; Felix Cutler, Carley Rd.; M. B. Patterson, 128 Kendall -Rd:; Mr. Grosser, Golden Ave.; L. A. Bonney, 261 Waltham St.; R. R. Shrock, 200 Waltham St.; B. E. Malone, 255 Waltham St.; Mrs. A. C. Bousquet, 222 Waltham St.; S. R. Ballou, 2013 Mass. Ave.; Frank Kotler, 5 Foster Rd.; Donald Lindsey, 47 Wood St.; Mrs. H. B. Foster, 27 Sherburne Rd. Those wishing to be recorded in favor were: Mr. and Mrs. R. R. Shrock, Mrs, Peterson, Mr. and Mrs. C. H-. Erickson, Mrs. Guiler, Lester Andrews, John J. Rudd, John Grant, Mrs. Sarano in favor of hotel but not motel. On a show of hands, 15 in favor excluding those recorded elsewhere. Those wishing to be recorded against: Mrs. Balser, Mr. Patterson, Morton Margolis, B. E. Malone, Grant Carter, Mrs. Foster, Mr. Kramer, Mr. Kalber, Felix Cutler, Robert Trask Jr. with petition bearing 84 namesj Mr. Sinnott.. On a show of hands,.26 against excluding those recorded else- where. Hearing adjourned at 9:45 o'clock. a J 1 I Meeting reconvened in Engineer's Office at 10:00 o'clock. The record of the previous meeting was read and accepted. Form A - No.55-15, application submitted by Frank T. Grayulis, "Plan of nd in Lexington, Mass.," scale 1" s 40', Rowland Barnes & Co., C.E..'s. 681 Main St., Waltham, Mass., dated -Feb. 23, 1955. Moved by Mr. Irwin, seconded by Mr. Ripley and unanimously VOTED: that above.plan be signed bearing the endorsement 'Uxing- ton Planning Board approval not required under subdivision control law." Form A - No.55-16, application submitted by Robert L. Ifalfman "Plan of in Lexington, Mass.," s.eale 1" s 40', edFeb._ltc,.1955, .Land Miller & Nylander-, C.E.'s. Moved by Mr. Hathaway, seconded by Mr. Irwin and unanimously VOTED: that above'plan be signed bearing the endorsement "Lexing- ton Planning Board approval not required under subdivision control law." There was. some informal discussion re: the Reiss hearing. It was decided that the same area would be deemed affected as was determined for the Blackwell hearing. It was also decided that Mr. Reiss should be called to see if he is still interested, and if so the bill shall be sent to him. Mr. Ripley read Sec. 82, 83 and 84 of Chap. 41, Art Commission, which will come before the town meeting in March to see if it will be adopted in Lexington. Mr. Ripley explained this to the Board as he thought it might be interested in thinking the matter over. Bill Louise M. Baker, secretarial service 2/7,141.17 and 23 0 $5.00, $20.00; postage, Seabury hearing, $3.09; addressing env., inserting notices and mailing, $2.50, total. $25.59. .Unanimously voted the bill be paid. Meeting edjovxned at 11:30 o'clock. Wilbur M. Jaquith, Clerk RIM