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HomeMy WebLinkAbout1967-11-13PLANNING BOARD MEETING November 13, 1967 A regular meeting of the Lexington Planning Board was held in its office, Town Office Building, on Monday, November 139 1967. The meeting was called to order by Mrs. Riffin, Vice Chairman, at 7:30 p.m. with members Lund and Worrell, and Planning Director Zaleski present. At 7:30 p.m. Messrs. N. Ribock, J. Murphy and Atty. N. Richards met with the Board relative to the land at Hayden MAYDEN AVE. Ave. Upon a motion duly made and seconded the Board voted to go into executive session to discuss matters the premature disclosure of which may adversely affect the financial inter- ests of the Town. Following a discussion of land acquisition matters the Board voted to resume open meeting. Minutes of Planning Board meeting of November 6, 1967 MINUTES were approved. Planning Board's 1968 budget estimate was reviewed and BUDGET approved (see Minutes of 11.6.67). The time for Planning Board action on Carol La. sub- CAROL LA. division was extended by a vote of the Board to November 28, EXTENSION 1967 inclusive, as requested by the developer. The Board then reviewed the progress in the Ingleside INGLESIDE subdivision and 'read the recommendations of the Public Works KINGSTON HOMES Dept. -relative thereto. Upon a motion duly made and seconded, the Board VOTED: 1. All construction of streets and installation of utilities having been completed in Ingleside Rd. between Maple St, and Clyde P1., the surety bond in the penal sum of $13,000 now held by the Town to secure such con- struction and installation may be returned to the developer by the Town Counsel. 2. All construction of streets and installation of utilities having been completed in Clyde Place, the surety company bond in the penal sum of $5,000 now held by the Town to secure such construction and installa- tion may be returned to the developer by the Town Coun- sel. 3. The construction of streets and installation of util- ities in that portion of Ingleside Rd. between Sta.22+50 opposite Clyde Pl. and Sta. 24+00 near the easterly line of Lot 21 having been partially completed, the penal sum of the surety company bond now held by the Town to secure such completion and installation is hereby reduced from $7,000 to $2,000. ?1-13-67 _2- 4. The Town Counsel is authorized and requested to pre- pare, have executed by the developer and transmit to the Planning Board the necessary instruments for the con- struction of Ingleside Rd. between Sta. 24+00 and Sta. 25+35 to be secured by a surety company bond in the penal sum of $5,000. Upon the receipt of such instruments or bond the Board will release lots 15 and 20, Ingle- side Rd. Mr. Spagnuola and Atty. D. Sleeper Jr. met with the Board to request the endorsement of plan submitted with Form FORM A A application #67-47, as amended by addition of a note that lots 4 and 15B would constitute one building lot. The matter was considered at some length and the Board voted to endorse the plan as to lot 15A only, leaving lot 15E unendorsed. Upon a motion duly made and seconded, the Board unani- mously VOTED: 1. The construction of street and the installation of WHITER b utilities in White Terr. having been completed to the GREENER TRUST satisfaction of the Planning Board, the surety company bond in the penal sum of $1,000 may be released to the THE GROVE developer by the Town Counsel 2. The utilities construction of streets and the installation of in Diamond Rd., Angier Rd. and Emerson Rd. having been partially completed, the penal sum of the ' surety company bond held by the Town to secure such construction and installation is hereby reduced from $7,000 to $1,500. 3. The Planning Board waives the requirement for the construction of a retaining wall at Sta. Emerson Rd. provided the drain outlet is relocated to the right to end at Sta. 15+71 with a headwall and the guard rail at Sta. 15+71 is extended for 20 ft. along Lot 26, 4. The penal sum of the surety bond posted to guarantee the construction of ways and utilities to serve lots 26 through 29 inclusive on Emerson Rd, is hereby reduced from $9,000 to $2,000. WORTHEN RD. The news release relative to Worthen Rd. was approved with minor modifications. (See addenda) Notices of Board of Appeals hearings on Nov. 21, 1967 were reviewed and the Board voted to oppose the variance for BOARD OF the subdivision of land at 92 Bridge St. and to support the APPEALS variance for the extension of car dealership at North St. The letter recommending favorable finding and determination for the proposed addition to Lexington Motor Inn was approved. 11-13-67 The letter recommending against the sale at this time TAX TITLE LOTS of tax title lots 84, 85, 86 Grandview Ave. was approved. The Board agreed to the sAle of lots 3 Valleyfield St. and 8 Grassland 8t. The Board was not specifically in favor of selling lots 94, 95 and 96 Valleyfield St. but would go along with it provided lot 94 was sold to the owners of #50 Valleyfield St. and lots 95 and 96 could then be sold as one building lot. 1968 articles were discussed next and it was decided to go ahead with the following items: 1968 TOWN MEETING ARTICLES 1. Yards in C 2 districts 2. Eliminate lots under 50 ft. and 5,000 sq.ft. 3. Require consolidation of 50-74.99 ft. lots 4. Rezone Hayden Ave. front land 5. Buy Hinds land (part) 6. Buy Valleyfield Trust Land (part) 7. Buy Delgaudio land (part) 8. Buy Verdone land (part) 9. Buy Caldwell land 10. Buy Mimno land for Bowman Park extension 11. Buy part of Drummer Boy land ' The draft of a letter to the Selectmen recommending the hiring of a negotiator for land acquisition was approved NEGOTIATOR with minor modifications. (See addenda.) The Board voted to release from the restrictions of a Covenant lot DA Sanderson Rd., satisfactory security in the SANDERSON RD. amount of $2,500.48 having been posted by the owner. The DI ROCCO release was executed by members of the Board. Upon a motion duly made and seconded, the Board unani- mously VOTED: 1. The construction of ways and the installation of utilities in White Pine La. having been partially com- MASON ST. pleted, the $25,000 bond posted to secure such con- struction and installation is reduced to $101000. BEND. FRANKLIN HOMES 2. The completion of ways and utilities in that portion of Mason St. serving lots 71 through 75 incl. and 84-90 incl. having been partially completed, the $65,000 bond posted to guarantee such construction and installation and previously reduced to $60,000 is further reduced to $20,000. The Town Counsel is authorized to withdraw and return to the developer, Benjamin Franklin Homes, Inc., its deposits in excess of the reduced amounts. The filling of a small pond in the North St. gravel pits 11-13-67 NORTH ST. area was taken up next and a page from a report by Haley and GRAVEL PIT Aldrich, Consulting Engineers, furnished by Selectman Cataldo was read. It was decided to discuss the matter further with the Recraation Committee. Selectmen's reply to the request for additional space advising of referral to the Town Office Space Needs or Build- ing Committee was read and noted. Middlesex County general highway maps transmitted by HIGHWAY MAPS the State D.P.W. with request for corrections and additions were considered next. It was the Board's wish to cooperate. with the State to the extent consistent with other necessary work. Notice of Mass. League of Cities and Towns on November 16 and 17 was noted. The Board agreed to furnish the Town Counsel with a COLORED LAND colored land use map of the area at Emerson and Bryant roads USE MAP where some residents are contesting Board of Appeals permit for a nursing home. It was decided to meet with the Recreation Committee, Selectmen and Appropriations Committee to discuss 1968 articles, such as land acquisition, and other matters of mutual concern. The meeting adjourned at 10:50 p.m. Ztial�ie H. Riffin Vice Chairman ADDENDA PLANNING BOARD HIGHLIGHTS - WORTHEN ROAD -4- Because of public interest in the recent proposals for the extension of Worthen Rd. to connect to Rte. 2, the Planning Board presents the following summary of how the Worthen Rd. concept was evolved and the changes it has undergone: 1. The road pattern in Lexington is radial, but the predominant traffic movement is along the north -south axis, overloading Bed- ford St., Mass. Ave., Pleasant and Watertown streets and causing congestion in the center. This had been apparent for many years. In 1952 the engineering firm of Whitman & Howard had carried out a traffic study and as a result recommended the creation of a major road between Bedford St. opposite the fire station, across Waltham St. and Marrett Rd. to Rte. 2 near Pleasant St. (which would be 1 1 11-13-67 -5- relocated at that point). This 1952 original concept of Worthen Rd. is shown in solid line on the accompanying map. ' 2. In 1955 the town appropriated the money and built the first section of Worthen Rd. between Bedford St. and Mass. Ave, at a cost of $136,000. 3. In 1957 a Master Road Plan was prepared by the Planning Board. The alignment of Worthen Rd. was changed slightly at Rte. 2 and a new road was proposed from Summer St. in Bedford to Worthen Rd. near Mass. Ave. as shown in dotted line on the map. In 1958, following the laying out of Hartwell Ave., the proposed connection to Worthen Rd. was relocated to the junction of Hartwell Ave. and Wood St. as shown on the map in dot -and -dash line. 9. When the plans for making Rte. 2 limited access were published in 1961 the Town requested State D.P.W. to provide an interchange at Worthen Rd. The State officials replied that this could be done only if the Waltham St. interchange at Rte. 2 were eliminated and Worthen Rd. relocated to the north near Meadowbrook Ave. and continued across Rte. 2 to Waltham St, near Waltham city line. The Town would be responsible for land tak- ings and construction of Worthen Rd., while the State would assume the cost of Worthen Rd. interchange and Waltham St. overpass. There was a possibility of Worthen Rd, being designated Chapter 90 road in which case 100% of engineering and 75% of construction costs would be borne by State and County.b The negotiations apparently terminated because at that time the Town was unwilling to commit itself to completion of Worthen Rd. The State proposal is shown on the map in broken line. 10, The portion of Worthen Rd. at Pleasant St. was included in the Minute Man Highlands Sec. IV subdivision in 1962, the State relocated Pleasant St. exit in 1964 and the subdivision has been built in 1966-67. ' 11. The Planning Board's "Summary Report - Phase One," published in 1963 shows the latest layout of Worthen Rd, which is similar to the 1952 pro- posal except for a change between Marrett Rd, and Pleasant St., shown in 4. The 1957 Annual Town Report (pp. 258-261) contains a description of Worthen Rd. and in 1958 the Town Meeting appropriated money for detailed engineering design for Worthen Rd. between Mass. AVe. and Waltham St. 5. In 1959-1960 Worthen Rd. was built by subdividers between Baskin Rd. and Waltham St., between Waltham St. and Vine Brook and from Vine Brook to beyond Sherburne Rd. 6. In 1959 informational meetings on Worthen Rd. were held with T.M.M.A., L.V.W., Lions, Hancock Mens Club, Unitarian Church Laymen's League. 7. In 1959 the Town Meeting voted to purchase land south of Marrett Rd. ' at Bacon St. for Worthen Rd. connection. 8. In 1961 Town Meeting had appropriated the money and in 1962 Worthen Rd, was constructed by the town between Mass. Ave. and Baskin Rd. in accordance with recommendations published in 1960 Town Report, pp. 160- 161, at a cost of $340,000. 9. When the plans for making Rte. 2 limited access were published in 1961 the Town requested State D.P.W. to provide an interchange at Worthen Rd. The State officials replied that this could be done only if the Waltham St. interchange at Rte. 2 were eliminated and Worthen Rd. relocated to the north near Meadowbrook Ave. and continued across Rte. 2 to Waltham St, near Waltham city line. The Town would be responsible for land tak- ings and construction of Worthen Rd., while the State would assume the cost of Worthen Rd. interchange and Waltham St. overpass. There was a possibility of Worthen Rd, being designated Chapter 90 road in which case 100% of engineering and 75% of construction costs would be borne by State and County.b The negotiations apparently terminated because at that time the Town was unwilling to commit itself to completion of Worthen Rd. The State proposal is shown on the map in broken line. 10, The portion of Worthen Rd. at Pleasant St. was included in the Minute Man Highlands Sec. IV subdivision in 1962, the State relocated Pleasant St. exit in 1964 and the subdivision has been built in 1966-67. ' 11. The Planning Board's "Summary Report - Phase One," published in 1963 shows the latest layout of Worthen Rd, which is similar to the 1952 pro- posal except for a change between Marrett Rd, and Pleasant St., shown in 11-13-67 -6- broken double lines on the map together with the 1967 proposal for connection to Rte. 2. The connection between Rte. 128 and Worthen I Rd. proposed in 1957-1958 was abandoned at this time. 12. In 1967 the Town Meeting voted to acquire land north of Marrett Rd. for Worthen Rd. connection. The proposed school between High- land Ave. and Marrett Rd. will depend on Worthen Rd. as a major access road, although the school will not directly abut on Worthen Road. 13. Worthen Rd. between Bedford St. and Waltham St. now carries some 6,000 cars per day; Waltham St. between Worthen Rd. and Rte. 2, 11,500 cars; Mass. Ave. between Maple and Pleasant Sts. about 16,000 cars and Watertown St. over 12,000 cars near Rte. 2. According to pro- jections supplied by the State D.P.W. and the Eastern Mass. Regional Planning Project, unless Worthen Rd. is connected to Rte. 2 by 1990, Waltham St. will have to carry about 20,000 cars, Mass. Ave. about 23,000 cars and Pleasant -Watertown St. 18,000-19,000 cars. This would necessitate a major widening of Waltham St., measures to combat congestion in the center, complete redesign of Mass. Ave. - Pleasant St. junction to accommodate additional lanes of traffic and either a significant widening of Pleasant and Watertown streets with interchange at Bowman Park or a new parallel road, such as Rte.3. The cost of these measures has not been estimated as yet. If Worthen Rd. were connected to Rte. 2, there would be little increase in Waltham St. traffic and no need to widen either Waltham or Pleasant Sts. (although they may have to be repaved to full width available with minor adjustments at curves and with an improvement of Mass, Ave. junction), nor to design a connection around Bowman Park. Worthen Rd. would carry 14,000-15,000 cars per day by 1990, if connected to Rte. 2. 14. The question of making Worthen Rd. a Chapter 90 road to share construction costs has not been explored. If the road is built by public authorities it may make sense to buy extra wide strip of land and have no driveways opening onto Worthen Rd. between Marrett Rd. and bowman School. The Planning Board believes that the residents of Waltham St., Pleasant and Watertown streets and of Massachusetts Ave. between Waltham St. and Pleasant St., as well as the Town as a whole, should be aware of the implications of any decision relative to Worthen Rd. and that such decision should be reached after a careful evaluation for each alternative of both the costs and the impact on the resi- dents of the streets affected. LEXINGTON PLANNING BOARD 1 11-13-67 November 14, 1967 Board of Selectmen Town Office Building Lexington, Mass. Re: Conservation Gentlemen: The Town Meeting and the principal Town Committees concerned have on many occasions voted or supported purchases of land for conservation, recreation and other public purposes. Practically the only refusals encountered applied to cases where no reasonable negotiated price was presented for consideration. It has become evident to us: that the Selectmen, Planning Board and their respective staffs and members of the Conservation Commission, lack the combination of time, technical knowledge and experience needed for successful negotiations with owners of land which is slated for acquisition. As a result, the Town all too often either misses the opportunity to buy entirely or else is faced with paying substantially more than the price which could have been escured by early skillful negotiations. This problem has been discussed by the Planning Board in a meeting with ' the Capital Expenditures Committee and the solution appears to lie in hiring a skilled negotiator. The Planning Board unanimously recommends that a full-time or a part time negotiator be employed, working under the Board of Selectmen but contacting land owners, negotiating prices and securing options for all Town agencies involved in land acquisition, such as Conservation Commission, Planning Board, and others. Consider- ing the likely cost differential due to delays in securing and execut- ing options with even the minimum (400 acres) conservation program, the cost of a negotiator will be more than balanced by the money saved by the Town on acquisitions. We hope that the Selectmen will give this recommendation their favor- able consideration and ask for the implementation by the 1968 Annual Town Meeting. The Planning Board will also explore the possibility of Federal reimbursement of a part of the compensation paid to such nego- tiator. Yours very truly, LEXINGTON PLANNING BOARD /s/ Roland B. Greeley, Chairman 1