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HomeMy WebLinkAbout1956-12-10 PLANNING BOARD MEETING December 10, 1956 The Lexington Planning Board held a closed meeting in the Town Engineer ' s Room, Town Office Building, on Monday, December 10, 1956 at 7:40 p.m. Messrs . Abbott, Adams, Purnell, =rindle and Jaquith were present as also were Mr. Snow, Planning Direc- tor and Mrs. Milliken, secretary. Chairman Hathaway was present only from 10:15 D.M. until the end of the meeting. It was moved by Mr. Adams, seconded by Mr. Burnell and voted that Mr . Jaquith be Chairman pre tem. The following bills were presented and ap- proved by the Board for navment: Anne H. Milliken, BILLS secretarial service for December 3, 1956 meeting-- 5.00; Mary G. Campbell, secretarial service for period ending December 7, 1956--A24.00. The minutes of the November 26 and December MINUTES 3, 1056 Planning Board meetings were approved. Considered next were the following Form A applications for determination for Planning Board FORMS A jurisdiction . #56-100, submitted December 10, 1956 by Frieda Semler Seabury; plan entitled "Plan of Land in Lexington-Mass. ", dated June 2, 1°56, Miller and Nylander, C .T . 's & Sur- veyors, Lexington, Mass . #56-101, submitted on December 7, 1956 for DeVries Construction Co. , Inc . by George J. DeVries ; plan entitled "Plan of a Portion of Section Seven Sun Valley in Lexington Mass. ", Scale: 40 feet to an inch, dated Nov. 2P, 1956, pobert G. Venne, Engineer. After due consideration it was moved, second- ed and unanimously VOTED: that the plans accompanying Form A applications #56-100 and '56-101 be signed bearing the endorsement "Lex- ington Planning Board approval under Subdivision Control Law not required. At 8:00 p m. 4r. John L. Donovan and r Francis REGIONAL B. Gummere came to tae Planning Board meetIng ng to SHOPPING present a proposal for a regional shopping center in CENTER Lexington. Before they made their presentation Mr. REZONING Jaquith explained to them the different steps which PROPOSAL must be taken in order to rezone land and in a general way some of Lexington ' s rezoning problems, especially in rezonirg land from residential to any kind of com- mercial use. He said, however, that members of the Planning Board all had open minds in regard to these problems and so would consider his nronosal. He sug- gested that Mr. Gummere rive a broad approach to his presentation. Mr. Gummere stated that in talking with officials of various towns he was sure that they were approached by many people with every conceivable idea of what land should be used for He said that in this case Mr. Donovan, who was a real estate agent, had obtained options on land in Lexington and neigh- boring communities on a purely speculative basis know- ing that Filene' s was interested in locating somewhere west of Boston in Route 128. He further stated, how- ever, that in order to indicate Filene' s seriousness about this proposal, the comoanv had engaged consult- ants to prepare site, building and traffic studies which he wished to present. He asked only that the proposal and studies be kept confidential for the reason that Filene ' s had such a stake in its efforts to date and in its valuable relationship with the households in the Town. Mr. Jaquith asked if members of the Board were at liberty to discuss the proposal with the general officers of the Town . Mr. Gummere said he would leave the matter up to the Board, that if the proposal did not make sense to it Filene' s would wish to drop the nronosal and leave Lexington as quickly as possible He said that Filene 's would not wish to do anything without the Planning Board' s sup- port. Mr. Gummere first presented a man showing the Swenson land on Spring Street and several adjoining properties as Filene ' s first choice, and the only one looked at seriously, for a location of a regional shopping center west of Boston. He said the site was about 70 acres in size. Mr Adams asked if the site included any of the Hayden property. Mr. Gummere said that it did not but that the possibility of extending into this land would be discussed if the Board showed any interest in the shopping center proposal. Mr. Adams also asked if Filene ' s had looked into the pos- sibility of using other sites in Lexington. Mr summere said that this had not been done for the reason that if the general Swenson site did not make sense to 12-10-56 -2- to the Town as a shopning center site, then he thought nothing else would. ue said that Filene ' s next con- sideration for a site would hive to be outside Lexing- ton but that he honed that the firm would not have to come to that. Mr. Jaquith pointed out that the site was in a residential area and stated that the people there might consider a shonpinr center as an encroachment . Mr. Donovan commented that the rise in terrain with rock outcropping andtrees constituted a natural harrier be- tween Shade Street and the site of the center. He said that there would be additional trees planted in con- nection with the development of the project. Mr. Gum- mere added that he understood the problem which had to be met but that it was un to Filene ' s to demonstrate by its plans and its sincerity in carrying them out that the majority of residents in the area would be satis- fied with the nronosed development . Mr. 7ummere next exhibited an undated map en- titled "Su^gested Preliminary Plan Lexington Shopping Center prepared for Wm. Filene' s Sons Inc. by Wilbur Smith and 4ssociates, " said map showing the proposed widening and relocation of routes 2 and 128, relocation of Spring Street and nronosed interchanges at said street and. the ;unction of Routes 2 and 125. On the map in diagrammatic form was the general circulation pattern which Mr. rummere said was based on what the Smith Associates would recommend for t akinw care of traffic to and from the center He also said that while it was the policy of the State Department of Public tforks not to allow access onto limited access highways, such as 'oute 12R and proposed relocated Route 2, the Department would allow, as shown on the map, access on and off ramps for a center as large as nronosed. A chart showing by what routes and volumes traf- fic would come to the shopninr center was also exhibited and discussed by Mr. "urimere. Ne pointed out that T-rilbur Smith and Associates had computed the volumes of traffic based on 700,000 square feet of floor space whereas the total building area would probably be be- tween 500,000 and 550,000 square feet. Fe said that the anticipated peak traffic during daytime would be 1500 cars per hour -going into the center and 1600 cars going out and at nicht 1700 cars in and 1800 going out . Notin' the relative narrowness of Spring Street and the diagram of traffic flowing over it and Marrett Road, Mr. Jaquith asked what percentage of all traffic to and from the center would u-e this route. Mr. Gummere said an estimated 11.7 percent of all shopping center traffic. Mr. Adams asked about the total floor space it was anticipated would be in the shopping center and how much assessed value there would be. Mr. Gummere said that preliminary studies indicated that the buildings would occupy about 306,000 square feet of ground area, some buildings being one story in height, some two and some three. He also said that the total cost of the center would be about $8,000,000. Mr. Gummere stated further that $5,000,000 was Filene's estimate of the assessed value of the center. There was then discussed the matter of utilities. Mr. Gummere said utility companies would install gas and electricity. He also said that the center would require 2KO gallons per minute at peak demand. Wen asked about how sewer needs would be met, Mr. Gummere stated that it was his experience that towns had seen fit to make expenditures for such needs because of the taxes which would be obtained from assessments. The problem of police protection was discussed. Mr . Gummere stated that the center' s protection would be Filene' s resnonsibility. Citing an example, he said watchmen would be necessar'T to prevent use of parking areas at night. Mr. Jaquith asked how many persons would be em- ployed at a shopping center such as was being nronosed. Mr. Gummere said that Filene' s estimated that one em- ployee was needed for each $1 ,000 of annual sales but the ratio really should be one employee for each $20,000. He said that on the basis that the center would have about $40,000 of sales per square foot be- tween 1100 or 1200 basic regular employees would be needed with additional temporary employees required on Saturdays and at Christmas. Mr. tdams asked if Lexington would be denended on only as a source of per- sonnel for the center. Mr. Gummere replied that Filene ' s would welcome such a source but would not depend upon it Mr. Abbott stated that it was his opinion the biggest objectors to his proposal would be the Lexington merchants. He asked if a shopping center as proposed would not eliminate them for business. Mr. Gummere com- mented that the economic answer was that a project such as he was discussing would stand on its feet with an estimated annual gross sales of $22,K00,000 and that at the same time there would be a demand for existing Lex- ington facilities. He said hardware stores, theatres, banks, etc . were good an- where they were, that is as 12-10- 6 -1- good as their owners. Mr. Gummere also commented that the emotional answer was In the form of a auestton - whether it Is better for Lexington to have the center within its borders or whether Lexington is going to have all the disadvantages of having the center located just across the line in another town. Mr. Gummere was next asked about Filene ' s schedule for shopping center development. He said if the Town looked favorably on the project and rezoned the land in March, the earliest Filene' s could be ready with an operating store would be 1962. Mr. Adams commented that this would mean that the land after being rezoned might lie idle for about four or five years at which time cir- cumstances might change, Filene ' s might decide it would no longer proceed with the center and something poor might be substituted in its place. Mr. Gummere said he had not thought about that part of the problem or stud- ied it at all. He said that he thought the good name of Filene ' s and the amount of money the corporation would invest in the project was guarantee enough that Filene ' s was serious about its nronosal and would carry it out Mr. Jaquith asked Mr. Gummere about Filene ' s im- mediate plans concerning the proposal, how much time the Board had to consider it and whether or not he believed it would have to be presented to the March Town Meeting. Mr. Gummere replied that if the Selectmen and Planning Board were in favor of the proposal in principle but that the Planning Board recommended a year be taken to work out details and inform the citizens of the project, Filene' s world consider the recommendation. He said that one option to purchase the land involved was going to ex- pire before the Town Meeting, and another ten days there- after He also said, however, that if he could have be- fore the end of the Year an indication that the Planning Board was definitely interested in the shopping center Filene' s would have the options on each pronerty extended as they expired Speaking for the Board Mr Jaquith said it would let Mr . Gummere know be"ore the end of the year what its preliminary thinking was about the nronosal. He said that from the past experience of the Board he would ad- vise that consideration of the proposal not be rushed and more data be made available to the Board. Mr. Gummere said he would furnish such preliminary studies and plans as he had available if the Board was interested in the shopping center and later would invest additional funds for further plans and studies if the Board decided to recommend rezoning to the Town Meeting. Messrs. Donovan and Gummere left the meeting at 9:40 p.m. after which the Board held a detailed dis- cussion of the proposal. Mr. Hathaway was notified by telephone that the gentlemen had left and that the Board would like him to be present for the rest of the Planning Board meeting. Mr. Hathaway came to the meeting at 10 15 D.M. BOARD OF at which time there was taken under consideration the APPEALS notices of petitions to be heard by the Board of Appeals on December 20, 1956. It was decided to take STORER no action on said petitions with the exception of those of Theodore L. Storer and Murray Sloane. From SLOANE notes dictated by the Board Mr. Snow was asked to draft for the Chairman ' s signatures letters to the Board of Appeals setting forth the Planning Board' s opposition to the granting of said petitions. As requested at the December 3, 1956 meeting SEABURY LAND of the Board, Mr. Snow presented for its considera- FOR PUBLIC tion a letter he had written to Mr. John F. Groden, RECREATION attorney for Frida Semler Seabury, in regard to ac- quiring the major portion of her land between Poute 128 and the Maria Hastings School for public recrea- tional purposes. The Board approved the letter which was signed by Mr. Snow. (See addendum. ) Considered next was the request of Constructor ' s PEACOCK FARMS Properties, Inc . for an informal opinion in regard to SEC . 5 a print which had been filed with the Board of a pro- - posed Peacock Farms Section Five subdivision plan. CONSTRUCTORS After viewing the plan the Board asked Mr Snow to in- PROPFPTI' S form representatives of said corporation that the pro- INC . posed scheme did not meet the requirements of the Town' s subdivision regulations. There being no further business to transact at the time, the Planning Board adjourned its meeting at 11.00 p.m. iL/ evi G. Burnell, J Clerk ADDENDUM December. 11, 1Qc'6 Mr. John F. Groden Withington,Cross, Park g McCann 73 Tremont Street Boston A, Massachusetts 12-10-56 -L- re Seabury Land - Lexington Dear John: "eference is made to your letter of October 2 and our conference of T'ovember 8, 1956. I understand that you and Harold Stevens are drawing the deed of easement. In regard to Parcel "C" shown on the miller and "ylander plan of June 2, 1956, T find that the School and Recreation Committees and the Planning Board agree that the nro- perty should be acquired by the Town. I suggest that the Town acquire all of Parcel "C". If, however, Mrs. Seabury wishes to retain some land to exchange for a similar parcel which the irigor ' s own on the other side of route 128, it is surge ted that the Town acquire all the land northerly of a strairht line from the stone bound n the southeasterly corner of the Seabury land to the Massa- chusetts Highway Bound at the southwesterly corner of said land. If this Is satisfactory, I am authorized by the Planning Board to secure an option for the land for playground and recreational purposes as set forth in the vote under Article 28 of the Adjourned Town Meeting held on March 26, 1956. As to the value of the land, I have looked into the mat- ter to considerable extent and have the following in- formation: 1. In keeping with its policy in regard to future land use in Lexington, the Planning Board has decided not to recommend re-zoning any land in this vicinity on the easterly side of route 12° . 2. The land is now zoned for single family residence use. 3. There is no access to this land except across the lands of Innes and "rigor. 4. Should access be obtained across the Innes land, what would be left of the Innes land would be much too small for a house lot. Tn addition, an extension of Roosevelt road into the Seabury land, to develop fully said land for residential purposes, would necessitate exceeding the subdivision regulations which state in part that a dead-end street shall not be longer than 500 feet. The Planning^ Board asked an appraiser who has been doing some work for the Board to examine the site and, using the above information, determine what he considers to be a fair value of the land. tinder existing conditions he believes A400.00 an acre to be a fair value. II , If you agree with this value, I would like to have a plan drawn and obtain an option for A1. 00 to purchase the land at the above rate. This should be done as soon as pos- sible so that the Planning Board may recommend acquisition of the land by placing an article In the Town 'iarrant be- fore it closes January 2. Sincerely yours, Samuel P. snow Planning Director SPS:mgc enc . cc : Narold E. Stevens Parks & Stevens 30 St9te Street Boston, Massachusetts