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HomeMy WebLinkAbout1965-03-08PLANNING BOARD MEETING ' March 8, 1965 A regular meeting of the Lexington Planning Board was held on Monday, March 8, 1965, in its office, Town Office Building. The meeting was called to order by Chair- man Bryson with Members Campbell, Fowle, Greeley and Riffin, and Planning Director Zaleski present. A brief discussion took place regarding the wording and application of Article 70 of the Warrant for the Annual Town Meeting permitting apartments in C 2 (central business district). The letter from E. Giroux, Trustee of the Min- ute Man Realty Trust, dated March 1, 1965, regarding the continued use of Central Block if the apartment zoning amendment is not adopted, was read and noted. Mr. Greeley proposed amending Art. 70 to permit apartments only in Cen- tral Block because it is bounded on two sides by public parks (Buckman and Depot Sq.) The Board then adjourned to attend a joint meeting with the Selectmen and the Capital Expenditures and Appro- priations Committees in the Selectmen's office regarding the proposed long range planning study. The Selectmen stated that they would let their opinion on the study be known later in the evening. The Planning Board and the Cap- ital Expenditures Committee withdrew and resumed the meeting in the Planning Board's office. Mr. Regis J. Harrington of the State Division of Plan- C 2 ZONING 701 FUNDS HARRINGTON ning met with the Board and outlined the procedure to be followed in getting the federally supported 701 planning program approved. If the Art. 70 is approved so that the Application, covering letter of reasons for application, and treasurer's statement of availability of funds can be in the State Division of Planning during the first week of April, they will reach HHFA regional office in June and the HHFA main office br the beginning of July. By the end of July the approval should be forthcoming. The planning board would then enter into a contract with the Consultant which is identical to the first one. Questions of policy decisions are the responsibility of the Board and the Con- sultant, the Division of Planning is the final authority on questions of quality and quantity of work. Mr. Harrington will meet with the Planning Board every 6 months and with the Consultant every 2 months. Planning Board shall indi- cate the acceptance (not approval!) of the final report. Consultant submits progress reports to Division of Planning monthly with his monthly invoice, otherwise his payments are ' held up. There is no itemized time schedule, however. Re- imbursement is possible to the Town of work done by staff planner up to 25% of contract cost. C 2 ZONING 701 FUNDS HARRINGTON 3-8-65 -2- Mr. Harrington suggests a good justification for 21 months if this time is desired, 18 months. Amendments of the contract are not feasible, but additional contracts can be applied for any time after the basic contract is started. Mr. Greeley reported that according to Selectman Robert Cataldo, the 1775 Trust would probably be willing to forego the central business district rezoning for apartments at this time. The Planning Board again adjourned to a joint meeting with the Selectmen, Appropriations and Capital Expenditures Committees regarding the proposed widening of Mass. Ave. at Hunt block, Trani building and Baker building. The widening would cost $250,000, the request from the 1775 Trust and Trani, but not from Baker. Mr. Greeley outlined the reasons for the widening and Selectman R. Cataldo explained the past discussions and the present status of the widen- ing, including the areas involved (Hunt block, 2,907 sq.ft.; Trani 1,018 sq.ft.; Baker, 2,176 sq.ft.) Mr. Bryson stressed the im- portance of the center to the town. Members of the Appropriations and Capital Expenditures Committee questioned whether this proposed widening and the resulting improvements were worth the $250,000 price tag, and whether the three-story buildings would not require additional expenses by the town for parking, etc. Mr. Cataldo out- lined the projected tax income to the town of the proposed new Hunt block of $298,000 by 1975• Resuming the meeting in the Planning Board's office, the Board discussed the proposed reports on Articles 65 through 69 and Article 71 as prepared by Mr. Bryson and adopted them with changes. (see addenda). The draft of report on Art. 64 was read and discussed. It was decided to revise the report because of the changed situation but to oppose the apartments in C 2 and to search for some other way out. It was decided to meet on Saturday, March 13 at 11:00 a.m. to discuss Art. 64 further. The Board then reorganized. Mr. Bryson was re-elected Chair- man, Mr. Campbell Vice Chairman, and Mrs. Riffin Clerk. The meeting adjourned at 11:20 p.m. Natalie H. Riffin Clerk ADDENDUM PLANNING BOARD STATEMENT ON PROPOSED WIDENING OF MASSACHUSETTS AVENUE ' (Articles 65-69) The Planning Board strongly urges the town meeting to adopt 3-8-65 -3- Articles 65-69. The widening of Mass. Ave. is an essential first step ' in a program to revitalize Lexington Center. Having an attractive, convenient, and diversified commercial center is obviously important to the town. Lexington is strongly oriented toward its center and derives great value from the center, both socially and economically. The con- dition of the center affects property values throughout the town, but even more important, in our opinion, is the pride Lexington should have in its appearance as one of the most historic locations in the U.S. and as one of the most desirable residential communities in Greater Boston. The improvement in traffic circulation through the center occa- sioned by the widening would be welcome, but, if this were the only factor, it could be accomplished by not allowing parking on Mass. Ave. in the center. Studies made last summer by the Planning Board and for the Chamber of Commerce have indicated that 1965 is a crucial year in the development of the center. If the widening is not approved and no coherent plan for the future is made (Article 71) it appears very likely that the centgr, in a few years, will contain many vacant stores. For illustrations we need not look far: Stoneham and Framingham centers are in serious trouble. Woburn, Malden, and Watertown have applied for federal urban funds to re- vitalize their centers. On the ' and functional there is good to the center. erties in the the taxpayers' March 8, 1965 other hand, if the widening is approved and a sound visual plan is prepared to guide future development (Article 71), reason to believe that private investment will be attracted The increased tax revenue from new and renovated prop - center would very likely compensate a large proportion of "seed money" to widen Mass. Ave. LEXINGTON PLANNING BOARD Arthur E. Bryson, Joseph A. Campbell Evert N. Fowle Roland B. Greeley Natalie H. Riffin Jr., Chairman PLANNING BOARD STATEMENT ON PROPOSED INTENSIVE STUDY OF THE CENTRAL BUSINESS DISTRICT (Article 71) The Planning Board is in full agreement with the statements made in the March 1st report of the Town Committee on the Revitalization of Lexingtok Center (appointed by the Selectmen). Section 2 of this report is repeated below: ' "We must undertake a study of the needs and possibilities of the CBD as a whole. The Center's future viability as a business district is threatened by increased competition, notably by the not -too -distant com- pletion of the nearby Burlington regional shopping center off Route 128. 3-g-65 -4- It is therefore essential that a new role be identified for the Center ' which would enable it to cope with the new competition. Ideally, the Center should offer most of the advantages of a regional shopping center -- a diversity of retail and service establishments, convenience of access and parking, etc. --in a setting suitable to the scale and style of a historic New England town center. Ideally, and eventually, it will have to offer some of the excitement and intimacy of Rochester's Midtown Plaza, as well as an appeal to quality and good taste which will en- large the Center's normal geographic trading area. A study is needed, therefore, to: 1. Provide a visual representation of what might be achieved by out- standing architects and planners within the physical setting of the Center; 2. Evaluate the proper role of an in -town shopping center and the types of commercial activities which are consonant with the population characteristics; 3. Identify investment opportunities looking towards the further revital- ization of the Center; 4. Support improvements in the circulation and parking patterns that would enhance the Center's competitive position vis-a-vis the regional shopping center; ' 5. Lay down architectural and visual guidelines for the reconstruction of commercial facilities under private auspices. The timing of this part of the study is crucial, since the new owners can be expected to complete their plans and to begin construction before the end of 1965. Because of the obvious importance of this study to the retail and service firms in the Center, this Committee hasundertaken a fund- raising campaign to provide a contribution from the private sector to the study of the Center's needs and possibilities for which public funds are being requested under Article 71. The private pledges now amount to $7,000, they are contingent upon the Town's approval of Article 71, for which the Selectmen recommend an appropriation S $133000." The firm of Economic Development Associates, Inc. of Boston has been selected to make the study which they would complete by Jan- uary 1966. Following is a summary of the Dec. 1, 1964 IDA proposal: "In July, 19643 Economic Development Associates were retained by the Lexington Chamber of Commerce to explore the possible future of Lex- ington Center, and to recommend any further studies which might be called for. "Growth and Lexington Center," a 23 -page report completed ' in October gave results of the exploration of the Center's future, in accordance with items A, B, and C of the agreement between IDA and The Chamber. This report, a definitive outline of proposed further studies, 3-8-65 ' is in fulfillment of item D of that agreement. In summary of the earlier report, the prospects of Lexington Center depend to a large degree upon local initiative. A ten-year ex- pansion to half again present activity levels appears feasible, but a self-sustaining cycle of decline and deterioration also appears possible if nothing is done to prevent it. Of three alternatives - commercial expansion outside of the Center, changes in the Center, or no changes at all, changes in the Center were found to best meet the objectives and values of the community. Parking, congestion, unfortunately ordinary appearance, and lack of additional "prime space" were seen as problems of the Center. Crea- tion of additional "prime space" will require a major reorganization of the area, and in all likelihood will be possible only after the Center has demonstrated its ability to compete successfully with the new Bur- lington Shopping Center. Accordingly, the studies required now are ones to outline immediate improvements in circulation, parking, and appear- ance which can be made to help the Center in facing new competition. Studies of longer -range changes are important only in assuring that immediate actions contribute towards rather than thwart desirable long- range plans. Especially critical in the special case of Lexington Center is its lack of visual distinction. A Center better reflecting the unique qualities of Lexington would be more attractive to both shoppers and new businesses, and would provide a community focus of which Lexington citi- zens could be justifiably proud. Accordingly, special emphasis in these studies is placed on how Lexington Center might look." The functional aspect of the study would be paid for by the town and the visual study would be paid for by the merchants and property owners in the center. LEXINGTON PLANNING BOARD March 8, 1965 D Arthur E. Bryson, Jr., Chairman Joseph A. Campbell Evert N. Fowle Roland B. Greeley Natalie H. Riffin