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HomeMy WebLinkAbout1962-03-05PLANrTTNG BOAPD M E, 7TG March 5a 1962 A regular meeting of the Lexington Planning Board was held in its office in the Town Office Building on Monday, March 5, 196?_ at 7:45 n.m. Present were Chairman Soule, members Bryson, Grindle, and Meyers and Planning Director Snow. Town Counsel Stevens met with the Board and presented a cops* of his letter of F2a.rch 5, 1962 to ARLEX the Town Clerk setting forth the fact that there had REALTY now been obtained from the Arlex Fealty Trust, Inc. TRTTST a grant of utilities that had been installed in the - Grant Estates Lexington, Mass, subdivision. All GRANT matters annearing to be in order, noon motion duly ESTATES made and seconded, it was unanimously - BFSSFTTE VOTED: to release the performance bond, dated Octo- ber 9, 19591 filed by Arlex Realty Trust, Inc,, as Princi_nal, and Continental Casualty Comnanv, as Surety, In the sum of twelve thou- sand and 00/100 dollars --V" 12,000.00) --to se- cure the performance by the subdivider of his agreement In the form of an ap-ollcation for approval of a definitive elan, Form C, dated June 16, 1959, to complete the work to be ner- formed by the subdivider as shown on the sub- division nlnn entitled "Grant Estates Lexing- ton, Mass.", and dated June 151 1969. Messrs. Meyer and Soule filed with the Board their majority report with reference to the public REZONI"TG hearing held by tre Planning Board on February 27, PROPOSAL 1962 in regard to the nronosal to rezone the land of - the Lexington Investment Trust. (See addendum; see REPORTS also minutes of Planning Board meeting of said date.), Mr. Stevens was asked if the action which the Planning Board had taken at its special meeting on February 27 was legal, namely, the two -to -one vote and the nreparation of majority* and minority reports In re?ard to a rezoning nronosal 'heard on said date. mr. Stevens indicated that it was. He also said, how- ever, that the new nlanning board duly constituted after the annual town election being concluded that eveni_nt likewise had the right to act on said rezoning nronosal and prenare a report if it wished to do so. ' TIr. Soule left the meeting at 8:15 n.m., his five-year term havinp; exnIred. Vice -Chairman Gr-ndle then rnr.esided for the remainder of the meeting. 3-5-62 -2- #62 -14p submitted February 27, 1962 by Edith and Gilbert Levey; plan entitled "Plan Showing Easement Land in Lexington, Mass,", Scale: 1" = 201, dated Feb. 21, 1962, Miller & Nylander, C.F.'s & Surveyors. #62-151 submitted March 2, 1962 by T451 bur C. Nylander for dlfred P. Troneano and Wilbur C. Nvlanderj elan entitled "Plan of Land i_n Lexington, Mass.", Scale: 1'f = 60', dated 7 1 Mr. Stevens also left the meeting at 8:15 n.m. Mr. K. J. Miller, C.F., of Burlington, met with LOTNTGFELLOW the Board briefly to submit an application for tentative ESTATES approval of a nreli_min-pry subdivision elan entitled "Pre - SEC. 3 liminary Plan of Longfellow Fstate Woodside Section Lex-ington., Massachusetts," dated Mar. 1, 1962. It was noted RIBOCK that the extension wren finally shown on a definitive plan world be known as "Longfellow ?'states, Section Three.'t The Board accented the plan as having* been duly submitted by the developer, Mr. Nathan Ri.bock of 7ewton, Mass. and took the plan under advisement. At 8:40 p.m. Mr. Chester 0. Lidberg of 92 Adams EMERSON Street net with. the Board to inquire about the proposed ROAD location of Emerson Road across his land and possible - subdivision of his property. It was pointed out that the LIDBERG abutting property owner, John W. Castold.i, had had sur- ur-veyed veyedthe common boundary lines between his land and Mr. Lidberg's so that it was now possible to determine exact- ly where the proposed location of Emerson Road. across Mr. Lidberg's land might now be located to best advan- tage. It was agreed that the Board would ask the Town Engineer to work with the Planning Director in nreparing a detailed plan for said nroposed location of Tlnerson Road. Considered next and anproved b r the Board were MINUTES the minutes of its meetina-s of February 20, 26, and 27, and the public hearing of February 27. A.pnroved for nairment were the following bills BILLS which had been presented: Wallace B. Mitchell Co., drafting supplies -=1.86; Samuel P. Snow, car allowance for month of February, 1962--.A20.00; Lexinr*ton Press, inc., office supplies --1 .60: Andrew T. Johnson Co., Tnc,, drafting supplies ---5.40, Considered next were the following Form A appli- FORMS A cations for determination of Planning Bo -rd jurisdiction - #62 -14p submitted February 27, 1962 by Edith and Gilbert Levey; plan entitled "Plan Showing Easement Land in Lexington, Mass,", Scale: 1" = 201, dated Feb. 21, 1962, Miller & Nylander, C.F.'s & Surveyors. #62-151 submitted March 2, 1962 by T451 bur C. Nylander for dlfred P. Troneano and Wilbur C. Nvlanderj elan entitled "Plan of Land i_n Lexington, Mass.", Scale: 1'f = 60', dated 7 1 3-5-62 -3- February 23, 1962, Albert C. Miller, Reg. Land Surveyor. Upon motion duly made, and seconded, it was unanimously VOTED: that the Lexinr*ton Planning Board determines that the plans accompanying Form A annlica- tions #62-11L and #62-15 do not require approval under the Subdivision Control Law, and that said plans be so endorsed. The attention of the Board was called to the HISTORIC notice of a hearing to be held by the Historic Dis- DISTRTCTS tricts Commission on March 6. It was decided to COMMISSION take no action in regard to the anpli_cation to be considered on said date. The Board's attention was also called to a letter, dated February 26, 1962, to the Planning TROMBETTA Board from the Right -of -Way Engineer of the Mass. ArTD FORAN Sent. of Public Works in reply to the Board's LOTS letter of February 12 in regard to the Trombetta and Foran lots, portions of which had been taken for the Route 2 widening. (See addendum; see also Planning Board minutes of February 12, 1962.) ' Read and duly noted was Mr. John J. Carroll's SERVICES TN letter of March 2 to the Planning Board In regard SU73DIVTSIONS to water and sewer services in subdivisions. (See addendum.) The Board next considered a letter, dated February 28, to the Board from the chairman of MURPHY the Winchester Planning Board with reference to a SUBDTVISION suggested meeting on March 5 for the purpose of reviewing problems in connection with the nrobosed preliminary subdivision plan of Gertrude H. Murphy. (See minutes of Februarz* 5, 1962.) Mr. Snow was asked to telephone Mr. Ambrose of the Winchester Engineering Department and arran�-e for a meeting nn some day other than March 5. Mr. Snow pave a report of his telephone con- versation with Mr. Charles F. Downes, planning con- WORTHEN ArM s?iltant of Newton, Wtr reference to engaging the EMrRSON services of a firm to help the Board witi, its stud,? ROADS of the Wort} -,en and 'merson Road connections to State Route 2. Mr. Snow reported that Mr.Downe recom- mended the firm of Edwards Rr Kelsey of Boston. Mr. Snow was asked to teleprone said firm and discuss the matter of it assisting; the Board with its study. 3-5-62 .4 - Considered last were the notices of peti- BOARD OF tions to be heard by the Board of Appeals on March APPEALS 13. It was decided to take no action on the peti- tions to be heard with the exception of those of Johansson, Stone and Hamilton. Mr. Gr;ndle and Mr. .Snow were asked to discuss these petitions with Mr. Nickerson, Chairman of the Board of Appeals, and to prepare for the Board's consideration at its next meeting letters setting forth the Board's objection to the granting of the three petitions so named. The meeting adjourned at 9:45 p.m. l �) Rohert E. Meyer, Clerk ADDENDUM February 26,1962 Lexington Layout 5173 Parcel 10-20 Marguerita M. Trombetta ' Parcel 10-25 George H. & Patricia J. Foram Town of Lexington Planning Board Lexington., Massachusetts Attention: Mr.Richard H. Soule, Chairman Dear Sir : Tn reference to Tour letter dated February 121 1962 con- cerning the above-mentioned parcels we wish to state that many of the takings made by this Department, cause the re- mainder of the properties taken to be placed in a non- conforming use category under various City and Town Zon- ing Ordinances and Bylaws. Because of the above-mentioned takings, unless access is provided to the Trombetta lot and the Foram lot, total damages will result to them, therefore we feel that our proposed access road is the solution to this problem. Since the Trombetta and Foram lots at present have no water or sewer system, and are serviced by wells and cess- pools, it is our contention that the status quo be main- tained. , We are aware of the fact that the construction of this 3-5-62 -5- proposed access road to service the Trombetta and Foram lots, will cause a great deal of damage to lot number 70, but It would in no way compare to the damages suffered by the Trombetta lot and the Foram lot if this facility were not constructed. If you have any further questions concerning_ this situa- tion, feel free to contact this de-oartment. Very truly yours, Isl Herbert L. Dodge Right of 'Jay Engineer March 2, 1 Q62 Planning Board Town Office Building Lexington, Massachrsetts pe: --later and Sewer Services in Subdivisions Gentlemen: ' Effective immediately, all service connections for water and sewer from the main structures in the street to the exterior lines thereof should be installed by the sub- divider for each lot shown on the plan, whether or not there is a building_ thereon. This is consistent with Section V, D,.3 of the "Rules and Regulations Governing the Subdivision of Land. In Lexinr�ton, Massachusetts." In the -oast these service connections were, in most cases, installed by the Town. However, since it is now a re- quirement of the de-oartment to show on the definitive plan the location and grades on the sewer services and the loca- tion of the water services, I feel that the installation of these services should now be carried out in accordance with the subdivision rules and regulations. Attached are specifications for materials to be used in these installations. The methods of installation are covered under the "Standard Snecifications of the Lexing- ton Public Works Denartment." `Phis -orocedure will start with plans which have not now been approved by the plann'rg, Roard. ' Very truly.yours, /s/ John J. Carroll Supt, of Public Works & Town Engineer March 5, 1962 TO THE F THE BY-LAW ON PLANNING BOARD ON THE A:. M7NT REPORT OF THE LEXINGTON MF'ND t PROPOSED BY A'?TTCLE 69 OF THE WAP - PANT FOR THE 1962 ANNUAL TOWN MMTT%?G On Februar7r 27, 1962,at 8:00 p.m., the Planning Board held a public hearing on the proposed amendment to the Lexington Zon- ing By-law set forth in Article 69 of the Warrant for the annual 192 town meeting. This article was inserted in the warrant on the petition of 10 or more registered voters of the town and the public hearing was held as the result of a petition of more than 100 voters. Approximately 100.persons attended the hearing, due notice of which was given according to law. Three members of the Board were present at the hearing. The proposed amendment would rezone from an R 1 - One family dwelling; district to a C 3 - Special commercial district a parcel of land bounded by the Waltham city line, Route 1281 the interchange at the junction of Routes 2 and 128, a line starting at a point on said interchange and following 50 feet parallel to and westerly of the rear lines of lots fronting on Spring Street to a point about 70 feet from the-Taltham city line, a line approximately 70 feet from and parallel to the Waltham city line, and 70 feet along the westerly boundary of Spring Street all and more particularly set out In the article. This parcel contains approximately 33 acres and has no residences situated thereon. This is a portion of the par- cel constdered for rezoning at the special town meeting in June, 1961. The 33 -acre parcel is located on the westerly side of a prominent hill, facing Route 128 and adjoining the property of the Clevite Transistor Division of the Clevite Corporation located In Waltham. There is a 40 foot strip of privately owned land in TAIal- tham separating this parcel from the Clevite property. The proper- ty across Route 128 is owned by the City of Cambridge and is used as a water supply reservoir. The nroperty across Route 2 is al- ready zoned for C 3 Special commercial district use and a portion of this existing C 3 District is in use as the site of the new Executive Office Building of the Raytheon Company. The e±isting C 3 district extends approximately 1800 feet along the northeast- erly boundary of Route 2 and the Route 2-128 interchange. It is understood that the land proposed for rezoning is owned by the Lexinc-ton Investment Trust, Martin Ce.rel and Bernard Roberts, Trustees. The Planning Board has been informed that one portion of the land is under option to the ITEti Corporation and the remainder of the land is under option to the Fullers Hill Associates. The stated intention of both the ITS Corporation and the Fullerls Hill Associates 1.f the land. is rezoned and if they exercise their resp etive options is to construct office buildings on the site. �n the case of TTEK, this would be a small building designed for use as a corporate headquarters and ' .for occupancy by less than 100 people. The present intention of 3-5-62 the Fuller's Hill Associates is ing having rentable floor area geet and a capacity of from 600 -7- to build a ,eneral office build - o£ annroximately 100,000 square to 700 persons. The orononents have stated in the public hearing that if the property is rezoned, the developers would provide the site with whatever sewer and water service that proves to be neces- sary at no expense to the town. They have further stated that they would retain the hill in as near its present natural condi- tion as is nossIble. They have estimated that the value of the buildings nr000sed for the site would be apnroximately t5onsOOO for the T7r7 bui.ldinrr, and S2P25OvOOO to X2,500,000 for the Fuller's Ni_11 Associates office building. The undersigned, a majority of the members of the Planning Board present at the hearing, favor this amendment to the Zoning By-law for the following reasons: (1) The former residential character of the neiahborbood in which this site is located has been chanFred by the construction of the Clevite facility on the one side and the Ravtreon facility across Qoute 2; (2) The pro - nosed change in_zoning would permit development of this site in a manner consistent with existing land use on both sides of the site along "oute 128. The Planning Board ras given serious consideration to the problem of access to the site. The only means for access pro- , vided under the proposed amendment is a strip 70 feet wide run- ning from Spring Street to the nrincinal area of the site along the Waltham line. The Board recot7;nizes that there is an exist- ing traffic problem on Snrinr, Street. As to this, the under- signed are of the opinion that unless Spring Street is relocated and reconstructed by the state as part of the Route 2 widening, It will have to be reconstructed and widened by the town (whether or not this side is rezoned) solely on account of traffic originating in ?daltham at the Clevite installation and elsewhere. As to the access itself, the Planning Board has consist- ently taken the position that no dead end road longer than 500 .feet should be nermitted unless the peculiar conditions of the area under consideration prevent the construction of an inde- pendent and separate second access. This is provided for in the existing subdivision regulations. As to the parcel i.n question, since any access along the strIn provided would necesssri_ly be substantially more than 500 feet, ti -e Board has considered a number of possibilities for the provi-sion of a second means of access. The undersigned a^e convinced that a second and inde- pendent means cannot be provided without a serious and undesirable alteration of the contour of the land because of its neculi^r topogranhv. They are of the onini_on that the 70 foot strip nro- vi_ded in the Article for access is the only suitable access to the ' land within the boundaries of Lexinrston and that a satisfactory access can be nrovided on this strip or on this strip and adjoin- ing land in Waltham. Since the site has an insufficient frontage 3-5-62 so on an existing eay, any development thereof, whether of an Industrial or a residential ne.ture, will be subject to the nrovisions of the Subdivi_si_on Control Act and therefore the layout and construction of utilities and access roads can be maintained at the standards established by the town of Lex- in�ton for such roads and utilities. The unders47ned being a majorit-,r of the Lexinrrton Planning Board present at the time of the public h earing in regard to the proposal are in favor of the amendment to the Zoning By-law proposed under Article 69. It is recommended that the amendment be adopted. Richard H. Soule, Chairman Robert E. Meyer 1 1