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HomeMy WebLinkAbout1963-05-27Considered next and approved for payment were PLANNING BOARD MEFTING BILLS May 27, 1963 A regular.meeting of the Lexington Planning Board was held in the Board's office, Town Office Building,.on Monday, May 27, 1963 at 7:45 p.m. Present were Chairman Mabee, members Campbell and EMERSON Greeley,and Mr, $now, Planning Director. GARDENS .The Board approved the minutes of its meet- - ings of May 13 and 20, 1963. MAPLE STREET With reference to the petition requesting that GARDEN APT. an article be placed in a warrant to see if the Town SSC. 8 would accept Section 8, Chapter 40A, of the General CHAP. 40A, Laws, (see minutes of Planning Board meeting of May G.L. 20, 1963), Mr. Snow was asked to draft for the Chair- man's signature a letter to Mr. Alan Wade, with a copy to the Selectmen, stating that the Board was not in favor of the proposal set forth in the petition, had discussed the petition with the Town Counsel, and understood that the Planning Board was not required to take any action on the petition (see addendum). ' The Board decided to schedule informal work sessions on the evenings of May 4 and 18 in the INFORMAL Planning Board office to work on proposals to revise MEETINGS the local and general business sections of the zon- ing by-law. It was also decided to hold in June regular meetings for the transaction of business only on the 4th and 10th evenings in the month. Considered next and approved for payment were the following bills which had been presented: Samuel BILLS P. Snow, car allowance for May, 1963--$20.00; H. B. McArdle, office supplies -44.80; Wallace B. Mitchell Co., Drafting supplies --$4.93. From 7:55 to 8:15 p.m. Mr. William E. Maloney of the Emerson Gardens Realty Trust met with the EMERSON Board to discuss his proposal for modifying; the GARDENS approved site plan for the Emerson Gardens garden - apartment district on Maple Street. Mr. Maloney MAPLE STREET stated that because of the demand for one- and two- GARDEN APT. bedroom apartments he wished to substitute for each DISTRICT of buildings "C" and "E't, having four-bedroom units, one building "A" containing six units, some with one and some with two bedrooms. He pointed out that since an "A" building was longer than buildings "C" "E" and it would be neeessar7 to move building "D" to the southwest to obtain 30 feet between all build- 5-27-63 -2- ings, and also to move the service road in the rear of ' the buildings almost to the boundary of the Great Meadows owned by the Town of Arlington. He said he had discussed the leveling; and the removal of the sand bank along the common boundary between the trust's land and that of the Town of Arlington with the Board of Selectmen of -that town and had obtained permission to do both operations in consideration of loaming and planting the area affected after he had completed leveling and had removed excess gravel to Arlington's dump. Mr. Maloney said one other consid- eration was that of giving Arlington rights of access over his service road to one point on the boundary of the Meadows. In response to Mr. Maloney's inquiry as to the Board's informal opinion of his proposal, it was stated that the Board had no objections to his pro- posal provided that there was a narrow strip of land left between the service road and the Great Meadows - boundary and further that it was understood by the Town of Arlington the service road was for service only and not for general nublic access to the meadow. Upon receiving the Board's opinion Mr. Maloney said he would have revised site plans prepared and submitted ' to the Board of Appeals for a finding and determination under the Zoning By -Law. Mr. Snow presented to the Board for its consid CHURCH eration.a letter to the Board of Selectmen setting SITE forth the Planning Board's opinion that Mr. Newgent's proposal would not be in the best interest of this town. (Bee addendum.) In reference to the Myers' petition to be heard on June, 4 by the Board of Appeals, Mr. Snow re ported that he had investigated this petition for the subdivision of the lot numbered 484 Concord Avenue and found that this was an adjustment of lot lines to pro- vide better,access to a garage at the property numbered 4 Barberry Road. Upon receipt of this report, the Planning Board decided to take no action in regard to the petition. Presented for the Board's consideration and approved by it were letters to the Board of Appeals in regard to the Puma and Rice petitions, also to be heard on June 4. (See addenda,) Mr. Mabee reported that Mr. Ripley of the Board 1 Upon motion duly made and seconded, it was voted to go into Executive Session for the purpose of discussing# deliberating, or voting on a matters whichs if made publics might adversely affect the public security, the financial interest of the Towns or the reputation of any person. After due consideration of a second application for the position of Senior Planners the Board voted to resume its open meeting. Mr. Mabee gave a report of the conference he had held with the Board of Assessors at their meeting on May 21 to discuss the possible effects on the valua- tion of land for which the town might obtain permanent easements for open spaces. Mr. Mabee stated that he informed the assessors that the only way in which these easements could be obtained was through the ' creation of a town conservation committee. He said the assessors were enthusiastic about the creation of such a, commission. Upon receipt of this report Mr. SHERBURNE SWIM CLUB REZONING PROPOSAL BOSTON REGIONAL PLANNING PROJECT EXECUTIVE SESSION TOWN CON- SERVATION COMMITTEE 5-27-63 -3- of Appeals had telephoned him inquiring as to whether or not the Planning Board proposed to take a position in regard to the petition of the Sherburne Swim Club for a swimming pool and related facilities to be located at the end of Bacon Street. Mr. Mabee said he would attend the hearing on this petition. The Board decided that if it were called upon for an opinion Mr. Mabee would state that not considering the contiguous property owners involved it was the Planning Board's opinion that the proposed location for the Sherburne Swim.Club project was an acceptable site from a gen- eral planning standpoint. The attention of the Board was called to Mr. William R.Whalon's letter of May 21 to the Town Counsel in regard to the rezoning of land at the Spring Street -Route 2 area. Copies were distributed to mem- bers of the Board. Mr. Snow gave a report of a portion of the meet- ing of the Mass. Conference of Planning Directors held on May 24 with particular reference in regard to the Boston Regional Planning project. Mr. Snow stated that Mr. Graham, Director of the Promect, wished to make an appointment wit' the various boards in the region to discuss those matters of regional importance which were of special interest to the individual towns involved. It was decided to ask Mr. Graham to meet with the Lex- ington Planning Board at its regular meeting scheduled for June 24. Upon motion duly made and seconded, it was voted to go into Executive Session for the purpose of discussing# deliberating, or voting on a matters whichs if made publics might adversely affect the public security, the financial interest of the Towns or the reputation of any person. After due consideration of a second application for the position of Senior Planners the Board voted to resume its open meeting. Mr. Mabee gave a report of the conference he had held with the Board of Assessors at their meeting on May 21 to discuss the possible effects on the valua- tion of land for which the town might obtain permanent easements for open spaces. Mr. Mabee stated that he informed the assessors that the only way in which these easements could be obtained was through the ' creation of a town conservation committee. He said the assessors were enthusiastic about the creation of such a, commission. Upon receipt of this report Mr. SHERBURNE SWIM CLUB REZONING PROPOSAL BOSTON REGIONAL PLANNING PROJECT EXECUTIVE SESSION TOWN CON- SERVATION COMMITTEE 5-27-63 -4- Greeley suggested that the Board ask Mr. Ells to r meet with the Board to discuss the creation of such a commission. Considered next was the appointment of a Plan - LONG RANGE ning Board representative to an informal joint com FINANCIAL mettee of the Planning Board and the Appropriations PLAN and Capital Expenditures Committees to investigate the best way in which long range financial planning might be undertaken for the town. Mr. Mabee said he would be glad to serve as the Planning Boardts representative on this committee. From 9:30 until 9:50 p.m. Mr. Robert W. Carrig MINUTE MAN met with the Board in regard to the definitive subdivi- HIGH-LANDS sion plan entitled "Minute Man High -Lands Section Four SEC. 4 Lexington, Mass.", dated February 27,.1963., which had been amended as of May 14,1963. Mr. Carrig again re- GIRRAC iterated his objection to the construction and payment REALTY TR, for the same of the extra twenty feet of Worthen Road which the Board wished to require, for the extra depth CARRIG of culvert under Barrett Road, and for sidewalks in this subdivision. During the discussion Mr. John Carroll's letter of May 27 to the Planning Board in re- gard tothissubdivision was shown and discussed with Mr. Carrig., (See addendum.) After Mr. Carrig left the meeting Mr. Carroll met with the Board and discussed his letter and the definitive subdivision plan in general. After Mr. Carroll left the meeting and upon motion duly made, and seconded, it was unanimously VOTED: that the definitive subdivision plan entitled "Minute Man High -Lands Section Four Lexington, February Mass.", dated 27, 1963s revised May 14s 1963s which was submitted to the Board on March 5, 1963 accompanied by an application for approval of definitive plan, Form C, dated March 5, 1963, be and hereby is modified.as follows: 1. Worthen Road is relocated and widened as shown on plan entitled iOModification of Subdivision Plan entitled 'Minute Man High - bands Section Four Lexington, Mass."'p pre- pared by the Lexington Planning Board and dated May 27, 1963. 2. Sidewalks of bituminous.conerete having a width of not less than five feet located , are on both sides of Worthen Road, on the west- 5-27-63 .5- 10. That on the Plan and Profile of Goffe Road from station 0+0 to 5+50 a note be put on the plan concerning the cross sec- tion of the road, bounds, the class of the sewer pipe, and the fact that sewer connections going to sewer manholes must have shaped channels. 11. That on Sheet No. 7 showing Moreland Avenue and Barrett Road a note be inserted referring to the cross section of the road and bounds. ' Q. That on Barrett Road continuing stationing must be used. erly side of Moreland Avenue and on the ' northerly side of Goffe Road. 3. The box -culvert under Barrett Road is en- larged to the inside dimensions of 13 feet - by 7 feet and the upper end of said box cul- vert is set at elevation 195.50; all as shown on said modification plans and as so modified, said definitive subdivision plan be and here- by is approved subject to the following conditions: 1. That Worthen Road be constructed to the standards of the Town of Lexington Cross Section No. 4. 2. That the utilities in Worthen Road be revised to conform to a 70 foot layout. 3. That the 6" water main in Rockville Avenue be labeled as such and the connection to the existing main be shown. 4. That the 8" sewer main in Rockville Avenue be labeled and the grade be shown. 5. That the sewer in Dudley Road be extended to station 1+80. 6. That the drain in Dudley Road be extended to Station 1+24.90- 7. That the grade of Dudley Road be indicated as .5%, and that increased so the slope of the center line of the street be that the gutter along the outside edge of the curve will have a grade of at least .5%. 8. That the section of.drain in Worthen Roads as shown on the Plan and Profile'.of Goffe Road be increased from 15" R.C. to 18" R.C. pipe. 9. That a set of catch basins be installed at station 5+50 in Goffe Road. 10. That on the Plan and Profile of Goffe Road from station 0+0 to 5+50 a note be put on the plan concerning the cross sec- tion of the road, bounds, the class of the sewer pipe, and the fact that sewer connections going to sewer manholes must have shaped channels. 11. That on Sheet No. 7 showing Moreland Avenue and Barrett Road a note be inserted referring to the cross section of the road and bounds. ' Q. That on Barrett Road continuing stationing must be used. 5-27-63 -6- 13. That on Barrett Road 5 feet of gravel must be placed around the culverts. ' 14. That on Barrett Road the sewer main going into the cul- vert be encased in concrete. 15. That on Barrett Road the drain sizes be labeled. 16. That on Moreland Avenue all of the drain be labeled as being reinforced concrete. 17. That on Moreland Avenue a note be placed on the plans concerning the cross section of the road, boundss•the class of sewer pipe and the fact that sewer connec- tions going to sewer manholes have shaped channels. 18. That on Worthen Road the sewer service for lot 212 going into the sewer main against the direction of flow be changed. 19. That a hydrant be installed at the end of. Worthen Road. 20. That on all the drain easements on the definitive plan a cross section of the fill should be shownl 21. That no building or structure shall be built or , placed upon the following lots without consent by the Lexington Board of Health; namely, lots numbered 159 to 1651 inclusive, 171 to 186, inciusives 197 to -213s inclusives 222, 227s and 228. The Planning Board endorsed the definitive subdivi- GREEN VALLEY sion plan entitled "Green Valley Section Eight Lexing- SEC. 8 tons Mass."s dated January 7, 1963. Mr. Snow was asked to give the definitive plan to the Town Counsel BUSA for recording at such time as the Counsel had received from the subdivider, Antonio Busa, a grant of easements as shown onssaid subdivision plan. The Board adjourned its meeting at 11:15 p.m. Joseph A. Campbell, Clerk ADDENDA May 31s.963 Mr. Alan B. Wade 521} Concord Avenue Lexington -73, Mass. ' 5-27-63 .7 Dear Alan: At its meeting on May 20 the Planning Board discussed with the Town Counsel the petition which you and other registered voters filed with the Selectmen requesting that an article be placed in the warrant for the next town meeting to see if the town will vote to accept Section 8, Chapter 4OA, of the General Laws. After discussing the petition with the Town Counsel it is the Planning Board's understanding that no action on its part is required in that it is not necessary for this Board to hold a public hearing on the proposed acceptance by the town of Section Eight. When you first presented this matter to the Planning Board through your letter of April 1-4s you will recall that I in- formed ,you that it was the unanimous opinion of members of the Board that they were not in favor of the proposal. Mem- bers of the Board still have this opinion. Sincerely, LEXINGTON PLANNING BOARD ' /s/ Irving H. Mabee, Chairman cc: Selectmen May 27, 1963 Board of Selectmen Town Office Building Lexington 73, Mass .Gentlemen: Reference is made to Mr. Harvey W. Newgent's letter of May 9 to Mr. Gray and your request for the Planning Board's opinion in regard to the general proposal indicated in Mr. Newgent's letter. Members of the Board are unanimous in their opinion that this proposal would not be in the best in- terests of this town. It appears to the Planning Board that what is being asked for, specifically or by implication, is approval of at least two matters concerning which the Board makes the following com- ments: 1. Permanent rights of travel across school property to obtain access to the rear -portion of Chiesa land which already has direct access to Adams Street. The Planning Board assumes 5-27-63 8 that the School Committee has direct jurisdiction over the Diamond school grounds and that for this reason the matter of granting easements for water, sewer, and public travel would have to be' considered by both the Board of Selectmen and the School Committee. It would seem that the granting of such rights implies not only maintenance of certain facilities by the town for the benefit of the proposed church but also the possibility of the town assuming certain public liabilities in this case. 2. Tacit approval of the subdivision of land in such a man- ner as to create a lot which does not have a frontage on a public way or on a private way legally open to the public. If a plan showing this proposed subdivision.were submitted to the Planning Board having jurisdiction of this matter, the Board wouldnot endorse the plah for the reason that it would require the subdivider to lay out and construct under the subdivision control law a way to serve all new lots being created. The Planning Board would also go on record as being opposed in this case to the granting of a variance from the pro- visions of the zoning by-law by the Board of Appeals should any petition to create a lot without frontage be filed with the latter Board. , The plan which accompanied Mr. Newgentts letter to Mr. Gray is being returned herewith. Also attached is a print of a sketch plan which it is believed indicates better than Mr. Newgent's plan what the property conditions are around the church site suggested by Mr. Newgent. From this second plan it will be noted that the Chiesa land can be developed by it- self by direct access from Adams Street or in conjunction with adjacent land from either Hancock Street or Coolidge Avenue. Sincerely, LEXINGTON PUNNING BOARD Is% Irving H. Mabee, Chairman Fn e : 2 May 271 1963 Board -of Appeals Town Office Building Lexington 73, Mass. Re: Paolo Puma , Gentlemen: Reference is made to the petition of Paolo Puma for a variance u 71 I �] 5-27-63 -9- to subdivide a parcel of land numbered 127 Woburn Street. An examination of the plans accompanying Mr. Puma's peti- tion indicates that actually he proposes to subdivide said parcel into three parts, two of these having frontage on Woburn Street, and a third - containing about 3.9 acres having no frontage on any way. It appears, therefore that this plan is a subdivision under the definition of the Sub- division Control Law and requires action by the Planning Board. For this reason the Board wishes to be placed on record as being opposed to a granting of a variance in this case. In addition to the above statement the further comment is made that the situation Mr. Puma has presented could easily be remedied by the construction of a road under the subdivi- sion control law, the road providing,the necessary frontage for at least three, or possibly four, lots under the Plan- ning Boardts subdivision rules and regulations. Board of Appeals Town Office Building Lexington 731 Mass. Re: Jacob Rice Petition Gentlemen: Sincerely, LEXINGTON PLANNING BOARD /s/ Irving H. Mabee, Chairman May 28, 1963 Reference is made to the notices dated May 16, 1963, of the hearing to be held on the -petition of Jacob Rice for a variance of the Lexington Zoning By -Law to allow use of the entire resi- dence, numbered 2 Forest Street, as an office for the -practice of medicine. After considering this petition at its meeting on May 20, it was the unanimous decision of the members of the Planning Board that the Board go on record as being opposed to the granting of this petition. In the Planning Board's opinion a change from .the present residential use of the property numbered 2 Forest Street to Its proposed use as a medical office building would create a need for additional automobile parking both on and off this narrow street, would be the first step in changing the zoning of this street by variances, and would destroy the residential character of the south-easterly end of Forest Street. In the study which the Planning Board has completed of the 5-27-63 -10- downtown area, the Board recommends that both sides of , Forest Street be retained as a residential area (see pages 22 and 23 and Figure 5 in the Board's Summary Report dated March, 1963.) It is hoped that the Board of Appeals will not grant this petition for a variance.. It is also hoped that the petitioner will seek a building for the ex= pansion of his office facilities, within the boundaries of the proposed expansion of the C2 district as outlined in the Planning Board's report. Sincerely yours, LEXINGTON PLANNING BOARD /s% Irving H.Mabee, Chairman May 279 1963 Planning Board Town Office Building Lexington 73, Massachusetts Re: Minute Man Highlands, Section Fbur Gentlemen: Further reference is made to the subdivision known as "Minute Man Highlands, Section Four". dated February 27, 1963, revised May 1.,1963, containing 13 sheets. These plans are a modi- fication of the subdivision plan approved May 16, 1962. I have the further following comments to make with reference to this plan and to my letter to you of May 20, 1963, 1) Under No. 4 in my letter to you of May 209 1963, the word "now" should be changed to not. . 2) The utilities on Worthen Road should be revised to conform to a 70' layout. 3) The 6" water main on Rockville Avenue .should be labeled as s such and the connection to the existing main should be shown. 4) The 8" sewer main on Rockville Avenue should be labeled and the grade should.be shown. 5) On Dudley Road the sewer should be extended to Station 1+80. , 5-27-63 -11- 6) On Dudley Road the drain should be extended to Station ' 1 + 24.90. 7) On Dudley Road the grade of the street is indicated as being .05/: it should be .5%. Also the slope of the center line of the street should be increased so that the gutter along the outside edge of the curve will have a grade of at least .5/. 8) On sheet No. 7 showing the plan and profile of Goffe Road the section of drain shown on Worthen Road should be in- creased from 15" R.C. to 18" R.C. pipe. 9) On sheet No. 7 showing Goffe Road from Station O to 5 + 50 a note should be put on the plans concerning the cross section of the: road, bounds, the class of the sewer pipe, and the fact that sewer connections going to sewer man- holes must have shaped channels. 10) On Goffe Road at Station 5 + 50 a set of catch basins should be installed. 11) On sheet No. 6 showing Barrett Road and Moreland Avenue, a note should be inserted referring to the cross section of the road and bounds. 12) On Barrett Road continuing station must be used. 13) On Barrett Road five feet of gravel must be placed around the culvert. 14) On Barrett'Road.the sewer main going into the culvert should be encased in concrete. 15) On Barrett Road the drain sizes should be labeled. 16) On Moreland Avenue all of the drain should be labeled as being reinforced concrete. 17) On Moreland Avenue a note should be put on the plans con- cerning the cross section of the road, bounds, the class of sewer pipe and the fact that sewer connections going to sewer manholes have shaped channels. �8) On Worthen Road the sewer service for lot 212 goes into the ' sewer main against the direction of flow. This must be changed. -12- 5-27-63 19) A hydrant must be installed at the and of Worthen Road. 20) On all the drain easements a cross section of the fill , should be shown. Very truly yours, /s/ John J. Carroll, Supt, of Public Works & Town Engineer JJC/ced 1 1