Update 8-13-18
The results of Newtonville Area Council’s survey concerning the development of the Washington Street Corridor were posted on V14 today. Of seven available answers, where any number can be selected, 79% selected Mixed Use development, a mixture of residential and commercial uses. Another excellent reason to vote NO on a moratorium
The City Council will meet on Monday, August 13, 2018 at 7:45 pm to discuss and act upon the following items that were postponed to a date certain of August 13, 2018:
#201-18 Zoning amendment to limit residential portion of business zone developments.
COUNCILOR GENTILE, MARKIEWICZ, COTE AND NORTON requesting amendments to Chapter 30, Newton Zoning Ordinance, to require that any development in a business zone, limit the residential portion of the project to 50% of the total development. Zoning & Planning voted No Action Necessary 7-0 on 06/25/18
#202-18 Zoning amendment to Mixed Used 4 district.
COUNCILOR GENTILE, MARKIEWICZ, COTE AND NORTON requesting amendments to Chapter 30, Newton Zoning Ordinance, so that the Mixed Used 4 (MU4) zone is either eliminated; or the dimensional controls are reduced; or a moratorium of two years be placed on any new MU4 development; or any combination of these three action. Zoning & Planning voted No Action Necessary 6-0-1 (Brousal-Glaser abstaining) on 06/25/18
#203-18 Zoning amendment for moratorium on zone changes/construction on Washington St.
COUNCILOR GENTILE AND NORTON requesting amendments to Chapter 30, Newton Zoning Ordinance, to adopt an immediate moratorium on any zone changes and/or construction/development along both sides of Washington Street, including abutting properties, from the intersection of Commonwealth Avenue Washington Street in Auburndale/West Newton, to the intersection of Washington Street and Centre Street in Newton Corner. This moratorium shall remain in place until Zoning Redesign and the proposed “actionable plan for the Washington Street Corridor” are completed. This moratorium does not apply to by right construction/development that is currently allowed by the Newton Zoning Ordinances. This moratorium shall expire on September 30, 2019. Public Hearing Closed 5/29/18 Zoning & Planning Approval Failed to Carry 1-5-1 (Albright, Leary, Danberg, Downs and Krintzman opposed; Kalis abstaining) on 06/25/18
I have written the City Council about each individual item above but have condensed them into one to share my thoughts
Dear City Councilors,
Concerning Item 201-18, please vote no action necessary as the Zoning and Planning Committee did.
Concerning Items 202-18 and 203-18, please vote no on both of them.
While I understand the concerns about the scale and style of development along Washington Street, I don’t believe the elimination of or a moratorium on the zoning code MU-4 until September, 2019 (202-18) accomplishes what the docketers and some of my neighbors say they intend.
The MU-4 zoning code addresses problems that arise when apartments or commercial, retail are built one without the other when they depend on one another. It has nothing to do with too much large development over too short a period by one developer along Washington Street.
Halting any development or rezoning along both sides of Washington Street until September, 2019 (203-18) doesn’t just affect large development. Its a huge miscalculation for a multi-faceted problem. Preposed new large development of too many apartment buildings with too many units along and just behind Washington Street needs to be addressed with more nuance than a complete moratorium.
The zoning redesign does need to speed up and the Principal Group should have time to finish its study before any more large developments receive special permits along Washington Street. The study needs to include how the two developments being built now, on Austin Street and Washington Street in Newtonville center, actually affect the schools and other concerns.
The Santander building redevelopment including the proposed restaurant in its parking lot need study and proper consideration.
The contemplated deal with Mark Development over the redevelopment of the beautiful, historic police department and park beside it should be scraped as is and be removed from the Hello Washington Snapshot. It doesn’t provide the best plan to keep the building, the park or enough space or proper placement of a new modern police station complex. The new police complex should be studied by those who understand what modern police complexes should include, the amount of land they need, the best placement for the complex and what the complex itself should entail.
The large apartments buildings being discussed by Mark Development need to be studied one by one properly by the city.
There must be better ways than a complete moratorium to find solutions to the concerns that Mark Development’s projects are creating for the Washington Street Corridor. There are legitimate concerns about too much of a good thing and the size, building materials and style of the proposed buildings. Please find a better way to address these concerns.
Thanks for your consideration.
Please add your thoughts below.
The good questions that Marti asks about the development plans for the Washington Street Corridor are exactly the reasons why the moratorium proposed in 203-18 should be passed. Until these questions and objections are dealt with thoughtfully and comprehensively, all of these ill thought out ideas should be put aside..
I was the Chair of the Zoning and Planning Committee when the Mixed Used 4 District was adopted and I voted for it on the basis that it would only be used on a very limited basis, perhaps Austin Street but little else. It makes no sense to leave this possibly horrendous tool available until the consequences of its first two uses in Austin Street and at Washington Street can be reasonably evaluated, not imposed helter-skelter by the threats of unfriendly 40B’s.
When I was still on the Council, the Planning and Law Departments made a very convincing case that Newton had the right to reject unsuitable 40B developments. Until this issue is clearly resolved, we should not negotiate with development zealots Perhaps the new Council members are not sufficiently familiar with the facts that were presented to the ZBA during the last Council terms/ One or more of the proposed items would give them time to become fully knowledgeable about these topics and to avoid mistakes that would have permanent adverse consequences for the city.
Most of the city infra-structure was developed when the practical limit for commercial development was three stories. Why can’t we return that limit which would not overwhelm our streets and schools with cars and students beyond their capacities?
former Alderman//Councilor Brian Yates
Original Member of Zoning and Planning Committee
Chair of ZAP for ten years
Member. Comprehensive Plan Committee
This is a modification of my statement at the hearing related to the MU-4 moratorium:
I urge you to maintain the MU4 zoning category as it currently stands. Removing an entire zoning category to address a concern occurring at a specific moment in time appears to be the wrong reason for creating or abandoning a long term policy or ordinance that may adversely affect the city in the years to come. Taking such a drastic action strikes me as throwing the baby out with the bathwater.
Instead, the city council should address the specific concerns of those whose daily lives will be affected by each development, as has been the practice in the past. This practice will provide Newton with the flexibility to address changes in demographics, transportation, commercial interests, innovation, and who knows what else the future may hold – changes that aren’t evident to any of us at this moment in time.
On the other hand, removing this zoning category will tie the hands of future city councils for years to come. Thirty years ago, Newtonville had a fabric store, a tiny hole in the wall stationary store and a pet shop, none of which exist in this day and age. Twenty years ago, the idea of internet access in a coffee shop wasn’t on anyone’s radar screen. Ten years ago no one was concerned about where the enormous generation of aging baby boomers were going to live. With this in mind, I ask the city council to resolve development related issues in a way that does not jeopardize progress and the possibility of changes that are in the city’s best interest in the future.
The Mixed-Use 4 district allows the development of buildings and uses appropriate to Newton’s village commercial centers and encourages development that fosters compact, pedestrian-oriented villages with a diverse mix of residences, shops, offices, institutions, and opportunities for entertainment.
This zoning code provides both commercial businesses and their patrons. The height of these buildings is 4 to 5 stories.
The better way to have addressed the concerns expressed would be to ask for a moratorium on special permit approval for the mixed use 4 district. As the councilors who docketed these amendments and their supporters did not, it seems more like they NO new development at all.
201 / 202 – My understanding from the last zoning redesign presentation is the new draft ordinance should be under review with the councilors in advance of a fall presentation to the public (October?). With that in mind why are we looking to make changes to the current one when the focus should be on getting the overhauled ordinance ready for prime time? I’d argue for the opposite, moratorium on any changes to the existing ordinance with all input going into the new one. If this is really such a pressing issue then prioritize zoning redesign as a whole.
203 – The problem I see with the current situation is whatever output comes out of the Washington St master plan is potentially irrelevant if a significant amount of redevelopment is already completed or underway. If we’re serious about the master plan then it needs the proper amount of time for Principal Group to finish their analysis and the city to evaluate the output. In a more ideal world this would have been done last year with the output feeding into zoning redesign and Mark Development’s design. I generally wouldn’t be a fan of something like this but given the timing it makes sense to try and limit development until the master plan is completed.
@Marti Bowen “The contemplated deal with Mark Development over the redevelopment of the beautiful, historic police department and park beside it should be scraped as is and be removed from the Hello Washington Snapshot. It doesn’t provide the best plan to keep the building, the park or enough space or proper placement of a new modern police station complex. The new police complex should be studied by those who understand what modern police complexes should include, the amount of land they need, the best placement for the complex and what the complex itself should entail.”
Additionally, the manner in which the ROI was put forth was disturbing as it at least provided an appearance that the whole idea was introduced by Mark Development. There was insufficient time allowed for others to really think through what they might be able to offer for that complex
In addition to understanding what a modern police complex should include, we also need to better understand the value of the current police headquarters and park. My understanding is that the reason the police headquarters may need to be moved from that specific building doesn’t apply to other potential uses of that historic building by the city
What Brian Yates said.
What Brian Yates said is exactly why he’s no longer on the Council, as his anachronistic all encompassing anti-development notion to keep Newton stalled in the 1950s is way out of touch with the attitudes held by the majority of Newton residents today. Gentile, Markiewicz, Cote, and Norton should take heed. Out of touch usually leads to out of office.
@Marti: The better way to have addressed the concerns expressed would be to ask for a moratorium on special permit approval for the mixed use 4 district.
Isn’t that the gist of #203-18?
Amy, not at all. It is pretty well spelled out that this amendment would halt all zone changes and development.
#203-18 says “ … to adopt an immediate moratorium on any zone changes and/or construction/development along both sides of Washington Street ….”
We need this question designed for the November City Ballot.
Let the residents decide the fate of MU4.
@Marti: You need a special permit to have a zone changed from whatever existing zone to an MU4.
Any, yes but I am talking about after a property has be re-zoning to MU4, having a moratorium on any special permits that change the specifications required by the MU4 district – such as adding a story, changing setbacks.
MU-4 districts have 4-5 stories. That would keep out 6+ story buildings.
Marti, the Council has had a practice of not re-zoning parcels without an accompanying development proposal so the re-zoning and project go hand in hand.
Amy, that practice may change with the new zoning redesign. At any rate I don’t see any problem with the MU-4 district itself because it puts businesses and customers together which is what renters and buyers are looking for now.
I have a special needs kid, so even when we’re trying my husband and I only get a date about once a month. It was last Friday, for our 15th anniversary.
We went to West Newton.
We went mostly because the cinema was the only one still showing RBG in tge evening, but also because Lumiere is a goid place for ananniversary meal.
… and we were reminded why we DON’T go on dates in West Newton when the show let out at 10. We wanted dessert – but it was a ghost town.
A bite a Lumiere? Nope. The only lights were in the kitchen, showing white suited staff washing up. We could have gone to The Local (the only pkace still open), but I gaven’t been impressed by their desserts.
Driving hone in Auburndale, the lights were on and there was a gathering of people at Boca Bella. Success! The door said open until 11 … but only for drinks. The kitchen was closed, the lights in the dessert case off.
We went home and ate ice-cream from the freezer.
So what’s the point of this story? We don’t get out enough to support a business open past 10 that has cake. That doesn’t mean we don’t WANT one … but that business needs patrons; and the surest patrons are local ones. If it takes a 10- or 14- story tower of tiny (studio and 1-bed) or not-so-tiny (2- and 3-bed) apartments. So be it.
Hell, if it takes an override to fund the schools for the kuds in thise not-so tiny apartments, I’ll be among the first with a sign in my lawn.
I want vibrant village centers where I can get a piece of cake after 10 at night. And there is no way that will ever happen if the proposed items pass.
This post has been updated to include:
The results of Newtonville Area Council’s survey concerning the development of the Washington Street Corridor were posted on V14 today. Of seven available answers, where any number can be selected, 79% selected Mixed Use development, a mixture of residential and commercial uses. Another excellent reason to vote NO on a moratorium!
Ann
When you moved to newton, it had always been a sleepy town. If you wanted it livier, you could drive the 10 mins to waltham.
Your plea for an override will likely place many seniors on fixed income out of newton. The same seniors which formed the sleepy culture of newton over decades. This is very unfair to them. New residents choosing newton know its a sleepy town, if they wanted otherwise they would have choose somewhere else
Theres always 2 sides to every story
The city spent $500K for the Principle Group to study of the Washington Street corridor and draft zoning recommendations, as listed on the city website. This allows the councilors and residents to be informed by these results, before creating a master plan. This study will be completed on May 2019 and the proposed moratorium will be through September 2019. This gives the councilors enough time to review and discuss the results, including zoning recommendations, before making zoning changes or creating the master plan.
Making zoning changes without the results of the study, makes the study and the residents feedback irrelevant.
To be realistic, I don’t think you’d find a place for dessert at 10 pm in Waltham, either. I think Waltham’s liveliness has gone stagnant in recent years.
If Waltham schools were as good as Newton’s; we’d be there. If Brookline’s prices were as low as Newton’s; we’d be there. If one of the seven offers we made in Arlington had been accepted; we’d be there.
As for Waltham; it’s a pretty common date spot for us. While Gustavo’s closes at 10 (and their dessert is to die for) Lizzy’s ice cream is open until 11:30 and in addition to the restaurants open until 11: Solea, Red Bird, Biagio there are bars/lounges open until 1: Margaritas, Brewer’s Tap and Table, Rhino Lounge, etc.
… and that’s only the places with a dessert menu online. It might not be as lively as it once was, but it seems that if you’re looking within walking distance of the theater there’s a number of choices.
JP Licks in Newton Centre is open until midnight, and it’s easy to park there at late hours.
And Cabot’s is open until 11 on Fridays and Saturdays.
Neither Newton Center or Washington St. Near Cabots have a movie theater, or a comdy club, or (to my knowledge) recital spaces.
It’s not just about late-night dessert; It’s about having a functional date spot. We have a special needs kid, so when we can get a sitter it’s usually for dinner, [event], and maybe dessert/drinks after. Sometimes it’s [dinner event] or [event] and then a late/long dinner.
Our goal in having the [event] is to have something to talk about that isn’t doctor’s appointment, IEPs, work, current politics, etc. We’ve been to comedy shows above the Hong Kong in Cambridge, experimental Saxaphone concerts as part of PhD’s in music at the NEC by Symphony Hall, and many, many, movies.
Driving is stressful (and you shouldn’t do it when you’ve been drinking) so we end up with “date spots” where we know we can get everything. Because RBG was at the West Newton theater we tried it again, and it came up short.
Like I said, I could have gotten cake/dessert at The Local, but we didn’t. And given we get out once-a-month (at Best) when we go out we don’t want to settle. So what I’d like is there to be the residential density in and immediately adjacent to Auburndale and West Newton to support the businesses that would make it a good date spot for us, because our meager patronage is not going to keep the businesses we want in a date spot open.
Anne, I’m sure you’re not alone wanting things to do and eat in the same place. Many Newtonites want more lively and vibrant Village Centers. The local businesses surely do. They just don’t happen to be commenting here.
I understand your predicament, although with Newton having several different village centers, you still may not find many late night dessert places and entertainment in one center. To my knowledge there are no plans to add large entrainment places to any of the village centers so you’re still going to be in West Newton having dessert at the Local and Dunkin’. Newtonville has Racatore’s and Cabot’s open until 11:00 on weekends if you’re up for a hike.
The city council voted on the above items last night. Three councilors were absent – Cote, Kalis and Rice
201-18 NAN by codocketers
202-18 No Action Necessary –
17 voted for NAN, 4 opposed (Ciccone, Gentile, Markiewicz, Norton)
202-13 Moratorium failed
Albright motion to change to vote to deny moratorium approved
Motion to deny approved by voice vote
Opposed – Ciccone, Gentile, Baker, BBG, Markiewicz and Norton
@Marti Bowen, thanks for the update. I could not find the results elsewhere.