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HomeMy WebLinkAbout1965-02-17PLANNING BOARD HEARING ' February 17, 1965 A public hearing was held at 8:00 p.m. on Wednesday, February 17, 1965 in Estabrook Hall, Cary Memorial Building, Lexington, on the pro- posal to see if the Town will vote to amend the,Zoning By -Law, so as to change certain land from an R 1 -One family dwelling district to an A 1 - Garden apartment district, by adding in Section 4, Geographical De- scriptions of Districts, (g) A 1 -Garden apartment districts, the follow- ing paragraph: A district on the northerly side of the Cambridge -Concord Highway (Route 2) and bounded and described as follows: SOUTHERLY by the north- erly line of said Cambridge -Concord Highway, 1335.10 feet; NORTHWESTERLY by land formerly of Matilda M. Richards, now believed to be of Spring Street Trust, 156.65 feet; NORTHERLY by the same, 101.17 feet; NORTH- WESTERLY by the same, by various distances totaling 812.33 feet; NORTHERLY by the same, 143.87 feet; SOUTHWESTERLY by the same, by various distances totaling 786.41 feet; NORTHERLY AND NORTHWESTERLY by lots 112, 111, 110, 109, 108, 107, 106, 105, and 104 as shown on plan hereinafter mentioned by various distances totaling 1214.54 feet; NORTHEASTERLY by lot 283 and by a line in Burns Road to the middle thereof as shown on said plan, 116.30 feet; NORTHWESTERLY by the middle line of said Burns Road, 14.28 feet; NORTHEASTERLY by a line in said Burns Road and by lot 282 on said plan, 145.06 feet; NORTHWESTERLY by said lot 282, 26.98 feet; NORTH- EASTERLY by lot 265 and by a line in Cutler Farm Road to the middle there- of as shown on said plan, 167.17 feet; SOUTHEASTERLY by the middle line of said Cutler Farm Road 14.97; NORTHEASTERLY by a line in said Cutler Farm Road, 25 feet; EASTERLY by lot 264 by a curving line as shown on said plan, 39.27 feet; NORTHEASTERLY by said lot 264, 108.35 feet; and SOUTHEASTERLY and NORTHEASTERLY by land now believed to be of the Town of Lexington and by land formerly of the City of Waltham, now believed to be of Benjamin and Theresa Del Gaudio, by various distances totaling 2310.04 feet. Present were Chairman Bryson, Members Campbell, Greeley, Meyer and Riffin; Planning Director Zaleski; Secretary Macomber; and approxi- mately 100 interested persons. Chairman Bryson explained the usual procedure in holding a hearing, stating that this is for the purpose of listening to proponents and oppo- nents after which the Board will discuss the pros and cons and from these formulate a recommendation for the town meeting. It is not the purpose of the hearing to have discussion with members of the Planning Board, who have not as yet made up their minds as to what will be recommended. It is hoped the reports will be available before the informational meeting, or at least that they may be published in the Minute -man, but in any event they will be available at the town meeting. He pointed out on a map the five other A 1 areas in town, stating that Maple St. -Emerson Rd. has 60 units built with an expected total of 136 units; Worthen Rd -Waltham St. now under construction will have 98 apartment units if plans are carried through; there are 48 units on Worthen Rd. near Hearing 2-17-65 -2- Bedford St.; the area zoned A 1 for housing for the aged in back of the First National Stores off Bedford St. will accommodate 70 units. , There is another A 1 zoned area on Woburn St. near Mass., Ave. just across the railroad tracks which is now occupied by single family units, on which 130 units could be built according to the zoning by-laws if the houses were demolished. The Russell House on Massa- chusetts Ave. is also officially an A 1 area. He then asked the pro- ponents to make their presentation. Harold E. Stevens, Attorney for the General Investment & De- velopment Co., introduced the proposal by setting forth some of the reasons why this would be a good use for Lexington. It is on a heavily traveled main artery and abutting a commercial development which would not be attractive to new homeowners. It is good land with rolling hills, trees, and a main access to Rte. 2 through Hayden Ave. They hold an option on an abutting parcel about 14 acres on the Waltham St. side. This parcel would be acquired for recreational facilities but not included in land to be rezoned to A 1. It would remain R 1 therefore apartments could not be built upon it. These recreational facilities would be constructed to serve the occupants of the apartment houses. This land is available for development and it will be devel- oped in one way or another. Many like to think this could be devel- oped with $50,000 homes, all trees kept, and no children, which would be ideal but which we know couldn't happen because, in the first place, it abuts a commercial zone. Lexington suffers from the excel- lence of its schools. Realtors tell us that one of the prime reasons for people moving to Lexington is so their children can attend our schools. You certainly can't decide to down -grade the schools. Fam- ilies moving in now have 2-3 children, nearer 3 than 2, and most families are not through having children. We don't know the exact cost per child per year for education, but the tuition for children coming from outside Lexington is $750 per year for High School, $650 for Jr. High, and $500.for elementary. It can easily be figured where this leads with people moving into $25,0004301000 homes with. 3 children, to say nothing of general expenses. That is what you are talking about now in R 1 zone on this particular piece.of property. We will have to face the fact that there will be an increase in the tax rate. We are going to be asked to provide money for conservation purposes, for widening Mass. Ave. in the Center, for new schools. In rezoning land for C 3 we thought there would be a lot of tax money income, but that land has not been used. Our costs are too high in comparison with other towns along Route 128 so firms go elsewhere. Mr. Stevens then introduced Mr. Monte Wallace, president of General Investment & Development Co. Mr. Wallace said that this com- pany has been involved in construction in all sections of the country - 36 states and Porto Rico, and he felt a project of this sort should be backed by people of experience and integrity. He expressed the hope that people would listen with open minds because he had spoken before several groups and had received the impression that their minds were already made up in disapproval of the project. He hoped they 1 1 Hearing 2-17-65 -3- would listen to what was said because he felt this would be good economically for Lexington. .Mr. Wallace then introduced Mr. Grady, who using slides for illustration explained the general plan for development. It consisted of an entrance from Hayden Ave. through a 14 -acre park containing a country club and other recreational facilities, to a 35 -acre tract which would contain 45 buildings with a total of 150 living units - 300 2 -bedroom and 150 1 -bedroom apartments. There are two types of buildings, one type containing living, dining room, kitchen on the first floor and bedrooms and bath on the 2nd floor; the other type consists of two stories, with a complete apartment on each floor. Another feature is the contour - we don't like to build on flat areas because it doesn't carry out the character we try to achieve. In this area the terrain is rolling with some steep slopes which lend themselves to pleasing variety. Assuming the single family homes on Woodcliffe Rd. are approximately 310 ft. high, the roofs of these dwellings will be approximately 265-275 ft. so the existing homes will be some 35-40 ft. above the roofs of these buildings. We use this type of building to break up the units in order to follow the contour of the land. These buildings are only two stories and would comply in every respect to the building code. The buildings are,all brick; and are clean and uncluttered. These pictures are just to show what we intend to do if this is rezoned. Before building, de- tailed plans and site plans have to be presented to the Board of Appeals and the Planning Board, and a public hearing held. They would be built to a standard of excellence of which we may be proud. George Emery, 47 Somerset Rd., said he thought we must get more revenue to help the tax situation and he didn't know of a better way than this. Francis Douglas of 220 Follen Rd. wished to be recorded as in favor. He went to Norwood and looked at the apartments and thought them very attractive and in talking to the merchants there he found them to be very favorable. Eric Kula of 66 Spring St. said that a meeting had been held by the residents of Woodhaven which 65 persons had attended, who dis- cussed the issue before them. A letter had then been written to the Planning Board stating they were in opposition to the proposal. There were four of the group present who wished to present different aspects. Mr. Mollo-Christensen, 10 Barberry Rd., then said he was im- pressed by the plan but he would not like to see apartments all over Lexington. Lexington does not have a comprehensive land use plan and the group thought this matter should be postponed until such a plan had been worked out and was available. Mr. Campbell made the statement that this would be at least two years. Mrs. Joan Crothers, 15 Woodcliffe Rd., said it was difficult Hearing 2-17-65 to evaluate the school children who would come in. We know we have a nationally known school system and we live here because we like our ' children to be well educated, although it costs us money. Strangers look for a good place to live and some may have small families, mares will not. We find it hard to believe that plans which emphasize playgrounds, country club, woodland aspects, such as Hawthorne does, would not be an attractive place for families with children to live. She said she had visited Norwood during school hours and saw many young children, and that the women in the rental office told her a school bus stopped there to pick up elementary school children. The High School and Junior High School children walk. Many drive their own cars. She would be very much surprised if all the advantages de- scribed would be had - certainly there should be more time to eval- uate. Mrs. Rita Masters, 1 Burns Rd., then spoke on the traffic aspect, stating that they were now beginning to feel the effect of added yraffic at Burroughs which is overflowing the parking space, resulting in parked cars on Spring St. With an additional 500 cars the situation would be much worse. There are no sidewalks on Spring St. and residents fear the additional traffic. Hayden Ave. is the only access, and she understood two access roads were necessary in a development of this"type because of fire hazards, and this additional one could be either Cutler Farm Rd. or Burns Rd. In addition more facilities would be required, such as a shopping center, which would again result in more traffic, and not just at peak hours as it is not, when children can be taken off the streets, but with no lull. Also weekend and late night traffic would be something to consider. I Mr. Kula then presented the economic aspects, saying that much of the argument has been based on benefit to the tax rate. He feels that they may cost nothing but neither do they add. One thousand residents would require additional police and fire protection and perhaps an additional fire station, more school facilities, because there will be some added school children, probably a shopping center because there are no stores near. 'There are a lot of expenses direct or indirect connected with this project so the end gain will be quite a bit less than the tax revenue brought in. Mrs. Jacqueline Davison, 86 Spring St., said that thie would wipe out their request for an open green area in their part of town - she has seen green areas acquired for other parts of town and has heard that there is some tax title land that would tie in with the area very well. R. Carlson, 23 Woodcliffe Rd., commented that one factor to consider is the character of the neighborhood. Woodhaven has an aver- age of 7% space occupied by building - this complex would be about 18% occupied. Another factor is the parking - in Woodhaven the parking per house is about 9% - in the complex about 25% space used. He wished to be reoorded"as.opposed., Robert Bowyer, Woodcliffe Rd., said we should not encourage ' elderly people to move to this type apartments and sell their homes to Hearing - 2-17-65 -5- people with children. Mr. Francis Worrell asked if it were so that in develop- ments of this sort only one exit was required, and Mr. Greeley re- plied that as a matter of policy two exits are asked for in any development wherever possible, but that in a private development such as this, only one was required. Mr. Grady was asked what the rentals would be and replied that they would be comparable to others in the area - probably range from $165 to $225. Mr. Eaton inquired if there were not unrented apartments in town, and in their expectancy of erecting these buildings and hav- ing them occupied in two years time, upon what do they base their conclusions. Mr. Grady replied that as a Town Meeting member, he would receive a report indicating this. Mr. Eaton asked if they would be willing to comment on traf- fic. Mr. Blumenthal stated that the answer to traffic questions was very important and that Bruce Campbell & Associates had prepared an analysis for the General Investment Co. on the basis of the proposed layout which included an inventory of existing streets, use of existing streets, and traffic generation of the proposed development. They had determined that a single access point on the access road would be desirable and that the dual lane exit 24 ft. wide from the site to the access road would adequately handle the situation with stop sign control. This report will also be available. Mr. Blumen- thal then quoted several figures regarding the estimated peak hour traffic generated by the proposed apartment complex and now exist- ing on Spring St. and Waltham St. However a much more detailed study will be required. Further discussion on points previously brought up perhaps tended to -clarify some questions, and involved guestimates of costs, revenues, cars, children, etc. which the proposed rezoning may result in but which did not add new information. Those taking part in this discussionwere: J. Miller, Outlook Dr.; Martin Small, Hancock St.; Robert Whitman, 9 Demar Rd.; Arnold Stern, 11 Woodcliffe Rd.; Mr. Wathen-Dunn, Maple St.; Frank Holahan, 12 Cutler Farm Rd.; Allan Green, 6 Barberry Rd.; Lois Brown, Maple St.; _. Ephriam Weiss, Lowell St.; Mrs. Rawls, 9 Winthrop Rd.; Stanton Hamlet, 27 Woodcliffe Rd. who also showed 8 slides of what he thought could be possible on the property involved; Lee Whitman, Turning Mill Rd., _ Marjorie Middleton, 4 Hudson Rd.; Richard Masters, 1 Burns Rd.; Harry LeBert, 61 Outlook Dr.; P. Levins, Munroe Rd.; R. Stevens, Franklin Rd.; B. Goldstein; Mrs. Touart. ' The hearing was declared closed at 10:50 p.m.