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HomeMy WebLinkAbout1959-03-17PLANNING BOARD MEETING March 171 1959 A regular meeting of the Lexington Planning Board was held in the Planning Board office, Town Office Building, on Tuesday, March 17, 1959 at 7:40 p.m. Present were Chairman Abbott, Messrs. Burnell, Grindle, Mabee and Soule, and Planning Director Snow. The Board approved the following bill which had been presented for payment: Marion M. Bliss, drafting services, March 5, 6, 10, 11, and 13, 1959-- T70.00. Taken under consideration next were the fol- lowing Form A applications for determination of Plan- ning Board jurisdiction: #59-183 submitted March 9, 1959 by Joseph W. Moore, agent for Waymint Realty Trust; plan entitled "Plan of Land in Lexington, Mass. (Showing Revised Lots) owned by Waymint Realty Trust, scale: 1" = 4013 dated March 61 ' 1959, Joseph W. Moore, Inc., Reg. Land Sur- veyor. #59-19, submitted March 9, 1959 by Joseph W. Moore, anent for Waymint Realty Trust; plan entitled "Plan of Land in Lexington, Mass. (Showing Revised Lots) owned by Waymint Realty Trust, scale: 1" = 40', dated Feb. 26, 1959, Joseph W. Moore, Inc., Reg. Land Sur- veyor. #59-20, submitted March 171 1959 by Mrs. Elizabeth A. McDonnell; plan entitled " A Sub- division of Land Court Case No. 11949 Land in Lexington, Mass.", scale: 1" = 301, dated Feb. 20, 19591 Miller & Nylander, C.7.1s & Survey- ors. #59-21, submitted March 17, 1959 by Pond Realty Trust by George S. Ryan, Atty.; plan entitled "Plan of Land for Street Purposes Lexington, Mass.", scale: 1 in. = 20 ft., dated Mar. 91 1959s Fred A. Joyce, Surveyor. x459-22, submitted March 172 1959 by Jessie W. ' Robbins; plan entitled "Plan of Land in Lex- ington, Mass.", scale: 1" = 40', dated Mar. 6, 19,9, Miller & Nylander, C.F.'s & Surveyors. BILL FORMS A 3-17-59 Upon motion duly made and seconded, it was unanimously VOTED: That the Lexington Planning Board determines that the plans accompanying Form A applica- tions #59-181 #59-191 #59-20,#59-21 and #59-22 do not require approval under the Sub- division Control Law and that said plans be so endorsed. At 8:00 p.m. the Board held a public hearing BURNHAM relative to the application of Todd Realty, Inc. for FARMS approval of a definitive subdivision plan entitled SEC. 4 "Burnham Farms Section Four Lexington, Mass." Pre- sent were Mr. Mark Moore, Jr., President of Todd TODD Realty, Inc. and Mr. Richard D. Hamilton of 14 Har - REALTY, bell Street. The Chairman read the notice of the INC. hearing as it had been sent to all abutting property owners and as it had been n ublished in the March 5, 1959 issue of the Lexinnton Minute -man. He then ex- plained the procedure in conducting the hearing and called upon the subdivider to present his plan. Mr. Moore pointed out that the Section Four plan of Burnham Farms comprised an unnamed dead-end street beginning at a point on Thoreau Road running northeasterly 333 feet, there being three lots front- ing on said unnamed street. He also noted that on the northeasterly side of Thoreau Road the lotting had been rearranged as it had been shown originally on the Burnham Farm Section 3 plan. The Planning Board called attention to the Board of Health's March 4, 1959 letter in which it was stated that the Board of Health had approved the lots in the subdivi- sion for building purposes with the exception of lots 42A and 43A which contained an excessive amount of clay. There being no further questions or comments, the Chairman asked for an expression of opinion of those present in regard to approving said subdivi- sion plan. Both Messrs. Moore and Hamilton indicated that they were in favor of approval. Thereupon the Chairman declared the hearing closed and stated the plan would be taken under advisement. With reference to the plan accompanying Form EDNA STREET A #59-22, Mr. Hamilton stated that he was interested in acquiring from the Town additional lots to those HAMILTON shown on said plan. He inquired as to the status of Edna Street. The Board indicated that in their ' opinion the way was a so-called "paper street" and that it would be necessary to lay out Edna Street, 3-17-59 ' under the Subdivision Control Law, before building permits could be issued for lots fronting thereon. Mr. Hamilton was informed that before making any final decision in regard to the matter the Board wished to consult the Town Counsel in regard to the status of Edna Street. Thereupon Mr. Hamilton left the meeting at 8:15 p.m. After a telephone conversation with Town Counsel in regard to the above matter, it was de- cided to write the Building Inspector a letter notifving him of the Board's action in regard to the plan accompanving Form A #59-22, and to send a copy of said letter to the Supt, of Public Works and to Mr. Hamilton. (See addendum.) At 8:15 p.m, the Board held a public hearing relative to the application of the Colonial Develop- ment Corp. for approval of a definitive subdivision plan entitled "Colonial Acres Section Four Lexington, Mass." seven persons were present at the hearing. The Chairman read the notice of the hearing as it had been sent to all abutting property owners and as it had been published in the March 5s 1959 issue of the Lexington Minute -man. He then explained the ' procedure in conducting the hearing and called upon the subdivider to present his plan. Mr. Frank Capaldi of the Colonial Develop- ment Corp. stated that the Colonial Acres Section Four subdivision consisted of an extension of Sherburne Road for a distance of 125 feet and two lots, one each fronting on either side of said road. He pointed out that the surface run-off from the exten- sion of Sherburne Road would flow into catch -basins and thence into a ditch to natural drainage until such time as said road were extended to meet Worthen Road. Mrs. Robert W. Lewis of 29 Highland Avenue and Mrs. Irwin W. Sizer of 52 Percy Road inquired if the small pond located on Colonial Development Corp. land and adjacent to the southeasterly boundary of said land was to be filled in. They did not wish to have this done, stating that the pond served as a neighborhood skating area in winter. The Board pointed out that this matter should be one to discuss with the developer and one which would have to be considered at a later date when the corporation land was developed further. Upon asking for an expression of opinion in regard to the subaivision plan, five persons indi- cated that they were in favor of its approval, two persons abstained from riving any indication of -2- COLONIAL ACRES SEC. 4 COLONIAL DEVELOPMENT CORP. 3-17-59 approval or disapproval. There being no further ' questions or matters to be discussed in regard to said plan, tre chairman indicated it would be taken under advisement and declared the hearing closed at 8:30 p.m. With reference to the Green Valley Section GREEN Four subdivision plan, the Board's attention was VALLEY called to the fact that the Board of Health had SFC. 4 filed with the Planning Board a letter dated March 9, 1959 and that Mr. Antonio Busa, the subdivider, ANTONIO had filed a performance guarantee in the form of a BUSA bond secured by a surety company. Thereupon, all other matters appearing to be in order, upon motion duly made and secondedr it was unanimously VOTED: that the definitive subdivision plan entitled "Green Valley Section Four Lexington, Mass.`t, dated January 121 1959, which was submitted to the Board by Antonio Busa on January 26, 1959) accompanied by an application for approval of definitive plan Form C, dated January 16, 1959s be and hereby is approved subject to the condition that lots 9, 10, and 11 shall not be built upon without prior consent from the Lexington Board of Health. Considered next by the Board was Mr. Snow's EMERSON recommended location for Emerson Road between the ROAD Cambridge -Concord Highway (Route 2) and Massachu- setts Avenue, said location being drawn on a print showing the topography and physical features of the land bounded by said ways, Pleasant Street, and the Liberty Heights and Peacock Farms subdivisions. The print was entitled "Proposed Location of Emerson Road from Massachusetts Avenue to Cambridge -Concord Highwav," dated March 17, 1959 and prepared for the Lexington Planning Board by Samuel P. SnowsL.A. Mr. Snow described. his recommended location for Fmerson Road stating that it would continue the horizontal alignment of Watertown Street northerly from the Belmont town line, thence cross the Cam- bridge -Concord Highway at almost right angles to said highway, thence cross the swampy portion of the common land of the Peacock Farms Association, thence cross properties numbered 17 and 18 Peacock Farms Road and said road itself in such a manner that the westerly sideline of Emerson Road would be just west of Sickle Brook, thence in an are of long radius cross lands of Lucky Penny Trust and Wilson Farm, thence in a straight line cross the property num- bered 572 Massachusetts Avenue f 3-17-59 -3- Mr. Snow noted that the Route 2 -Watertown Street interchange as proposed by the State Department of Public Works would necessitate taking the Childs Service Station, the Lynch and Mason residences, and a minimum of fourteen additional houses along Watertown Street to give adequate width to said street. He pointed out, however, that even after this was done the alignment of the overpass crossing Route 2, the connecting of Peacock Farms Road with the overpass ramp, and the site distance along Watertown Street would be unsatisfactory. Mr. Snow stated that in compari- son his recommended location for Elverson Road and an interchange would necessitate only the removal of the Lynch residence and the houses numbered 17 and 18 Peacock Farms Road. He further stated that in laying out a road in the recommended location Childs Service Station could be retained and have a good approach under an overpass crossing Route 2 at approximately right angles. thence in an are cross Town -owned property numbered possible 561 Massachusetts Avenue, thence continue in the same ' are and thence in a straight line across lands of Street across owners unknown, the Boston and Maine Railroad, and Route 2 in an alignment which would with Mason Street, the second which a portion of the Great Meadows in such a manner that approximately about 200 the southeasterly sideline of Emerson Road and the feet west of Mason Street, crossing northeasterly sideline of the Sickle Brook easement Farm Road would be common. In discussing his recommendations Mr. Snow noted that the proposed Emerson Road location and the Route 2 interchange followed his earlier recommendation as set forth in the Master Road Plan for Lexington completed in the summer of 1956 and reviewed with the Planning Board at that time. With particular reference to the proposed road's location in relation to the Peacock Farms devel- ment, he pointed out that he had shown only the north- easterly portion of an interchange which he had designed to meet State Department of Public Works standards. He also pointed out that the easterly sideline of Emerson Road would be located approximately seventy feet from the westerly sideline of the swimming pool terrace presently being constructed by the Peacock Farms Asso- ciation. He likewise noted possible solutions for a Peacock Farms Road-7merson Road intersection, the abandonment of Peacock Farms Road from Mason Street to Elverson Road, and the extension of Mason Street to con- ' nect with. Emerson Road some 500 feet north of the present location of Peacock Farms Road. Mr. Snow noted that the Route 2 -Watertown Street interchange as proposed by the State Department of Public Works would necessitate taking the Childs Service Station, the Lynch and Mason residences, and a minimum of fourteen additional houses along Watertown Street to give adequate width to said street. He pointed out, however, that even after this was done the alignment of the overpass crossing Route 2, the connecting of Peacock Farms Road with the overpass ramp, and the site distance along Watertown Street would be unsatisfactory. Mr. Snow stated that in compari- son his recommended location for Elverson Road and an interchange would necessitate only the removal of the Lynch residence and the houses numbered 17 and 18 Peacock Farms Road. He further stated that in laying out a road in the recommended location Childs Service Station could be retained and have a good approach under an overpass crossing Route 2 at approximately right angles. Mr. Snow discussed two other possible locations for Emerson Road, the first extending Watertown Street across ' Route 2 in an alignment which would with Mason Street, the second which coincide would be approximately about 200 feet west of Mason Street, crossing Peacock Farm Road 3-17-59 cutting into the side of the steep, pine -covered hill behind some of the houses on said ways. He said that he did not believe either location had any particular advantage. He pointed out certain disadvantages, how- ever. In the case of the alignment over Mason Street, the Mason residence and the house numbered 9 Peacock Farm Road would have to be removed. At least five other houses fronting on the alternate Emerson Road location would have inadequate setbacks thereby re- ducing property values. In the case of the alignment westerly of Mason Street, the construction of Emerson Road in this location would be costly and would neces- sitate the removal of at least four houses including the Mason residence. He said that he believed Childs Service Station would have to be eliminated also as a safety measure. In addition grading on the easterly side of this Emerson Road location would be extensive enough to require slope easements, cause inadequate rear yards of houses fronting on Mason Street, and thereby reduce property values also. Mr. Snow pointed out that in either case, because of the very acute angle between the alternate Emerson Road locations and the westerly end of Peacock Farm Road, that portion of the latter road would of necessity have to become a dead- end street with no possibility of extending it in a northerly direction to connect to future expansion of the Peacock Farm development on the westerly side of Emerson Road. At 9:00 p.m. Messrs. Raymond A. Carve of WOODHAVEN Maggiore & Sons, Inc., 101 Hicks Avenue, Medford, and EXTENSION Edward H. Hinds of Hinds Realty Trust, 19 Coolidge - Hill Road, Watertown, met with the Board to inquire MAGGIORE about the possibility of developing the remainder of & HINDS the former Woodhaven land located between the Wood- haven development and State Route 2 and adjacent to the easterly boundary of the former Richards property. Messrs. Carve and Hinds discussed and then left with the Board prints of two plans both of which were entitled "Land in Lexington, Mass.", were prepared by Fred A. Joyce, Survevor, and had no date. One plan showed a proposed 36 -lot development of the above-described land, said lots having 30,000 sq. ft. of area and 150 ft. of frontage on a dead-end street and three cul-de- sacs and a dead-end street extending approximately 2100 feet beyond the end of Cutler Farm Road. The second plan showed an 89 -lot development of said land, lots having only a 12,500 sq. ft. of area and 100 ft. of frontage on a street system principally comprised of two parallel streets connected by cross streets., , the parallel streets also extending 2100 feet beyond the ends of Cutler Farm and Burns Roads. 3-17-59 -4- In discussing said plans, Messrs. Carve and Hinds stated that they realized it was not the policy of the Board to approve dead-end streets longer than 500 feet or approve subdivisions which lacked a second means of access. They wanted to know what could be done under the circumstances and if the Town would consider rezoning the land to allow lots with 100 -foot frontage as shown on the plan. They sought the Board's informal opinion concerning the plans, the Board agreeing to give them study. Thereupon Messrs. Carye and Hinds left the meeting at 9:15 p.m. The Planning Board then met with.the Select- men to review Mr. Snow's proposal for the location EMERSON of Emerson Road between Massachusetts Avenue and ROAD the Cambridge -Concord Highway. (See the Select- men's minutes of March 17, 1959 for a summary of the discussion of the joint meeting.) It was un- derstood that the plan as presented was approved by the Selectmen on the principal that the proposed layout caused the least hardship. ADDENDUM At 9:45 p.m. the Planning Board returned to its meeting and took under consideration notices of BOARD OF petitions to be heard by the Board of Appeals on APPEALS March 24, 195°. 41-th the exception of the Hamilton ' and Peacock Farms Association petitions, it was de- cided to take no action in regard to the petitions to be heard. It was decided to go on record as be- ing opposed to the granting of the Hamilton peti- tion and, in regard to the Peacock Farms Association, to give to the Board of Appeals a marked print show- ing the proposed location of Emerson Road from the Cambridge -Concord Highway to Massachusetts Avenue. The Board dictated notes from which Mr. Snow was asked to prepare for the Board's approval drafts of letters in regard. to the latter two petitions. The meeting adjourned at 10:15 p.m. Ric and H. Soule.. Clerk ADDENDUM 3-17-59 Mr. Donald K. Irwin Building Inspector, Lexington 73, Mass. Dear Don: March 19, 1959 "e:"Fdna Street" On March 173 1959 the Board signed a plan entitled "Plan of Land Lexington, Mass.", dated March 6, 19591 and pre- pared by Miller & Nylander. Said plan shows lots front- ing on Edna Street. The Board determined that annroval of the plan under the subdivision control law was not re- quired for the reason that the proposed new lotting is a combination of existing lots of a portion of "Lexington Farms," recorded prior to the adoption of this town's zoning by-law. As you are aware, however, Edna Street is a so-called paper street and, as defined under Chapter 282, Acts of 1956, does not have "adequate construction to provide for the needs of vehicular traffic in relation to the proposed use of the land abutting thereon or served thereby, and for the installation of municipal services to serve such land and the buildings erected or to be erected thereon." No building permits should be issued, therefore, for lots fronting on Edna Street until such time as said street is laid out as a way under the sub- division control law and becomes in fact a street. It is understood that persons interested in the property on both sides of Edna Street propose to lay out said street under the subdivision rules and regulations. Yours very truly, LEXINGTON PLANNTNG BOARD %s/ Thomas S. Grindle, Vice Chairman cc: John J. Carroll, Supt. of Public Works 1 ISI 1