Upper Falls/Waban Village Center Zoning Input Session draws 100+ participants)

Over 100 people participated in the November 29 online information session about proposed zoning maps for Upper Falls and Waban. The meeting was led by the City’s Planning Department. After a brief presentation on the process of creating the maps and an explanation of the different Village Center Districts, the public weighed in with questions, comments, and suggestions. The majority who spoke were residents of Waban and were most concerned about traffic, parking, and changes in blocks from single-family to multi-family with potential for commercial uses. Zoning categories VC1, VC2, and VC3 are explained here.

Waban Area Councilor Sumukh Tendulkar was the first resident to speak and raised these questions:

• Does the proposal satisfy the MBTA Communities Act requirements?
• Does the proposal ensure public benefits — recognizing that there are benefits obtained through the special permit approval process?
• When will the City share the impact on schools? Will the two debt exclusion proposals for Countryside and Franklin need to be bigger? Will Newton need a 5th middle school or a third high school?

Waban resident Robin Healey said she will be directly impacted by one of the VC1 Sections and said she is “very against the plan and is angry” as the proposal is completely changing the neighborhood.

Newton Upper Falls property owner, Greg Clarke raised concerns regarding the rezoning of one of his properties on Ossipee Road to VC1. His future plans are to create an office building and would prefer VC2 designation in order to create a working space for small businesses. VC1 would restrict his property to 2 1/2 stories by right and 3 1/2 by special permit, whereas VC2 would permit a 4-story building.

Several Manitoba Road residents expressed concerns about including a single-family zoned neighborhood to a VC1 and suggested other areas such as Wyman Street and parts of Beacon Street as more appropriate because those areas already have multi-family residences and higher density development and are also closer to the center of the village. Waban resident Alice Ingerson, who lives on Beacon Street but outside the proposed Village Center Zoning District, also suggested that Beacon Street might make better sense than some areas shown on the map. Kathy Pillsbury, who lives in between Waban and Newton Highlands and is concerned about climate, agreed that the proposed zoning should go further down Wyman and Beacon.

Newton Center resident Sean Roche shared his appreciation for the work the Planning Department has done and stated that Waban has one of the worst densities around a T stop and said that they made a mistake making Waban Village Center car-centric around a T Station, adding that it should have more residential density and not the current character and should have as much density as any other T stop in Newton.

Waban resident Nancy Zollers referenced the many meetings she attended in the last 2 years. She appreciates that the Planning Department is not tinkering with the Zoning Ordinance. She believes the Zoning Ordinance is not working in Waban and has not worked for her kids, who cannot afford to live in Newton and had to move to Waltham. She believes that multi-family housing will bring in more kids and is confident that NPS can handle it. She said that commercial businesses are not thriving because there are not enough young people here to spend money.

Waban resident Henry Irwig raised four questions: 1) What is the total amount of acreage in the area being rezoned? 2) Within that area, what will be the incremental number of housing units if the total area is developed? 3) What is the mechanism to preserve existing buildings?, and 4) Why not upzone the area where apartments already exist on Wyman from VC1 to VC2?

Waban Area Council Vice President Chris Pitts said, “Newton cannot build its way to affordability” and asked “What’s the vision? What is driving this? Is it to get 8,000 more units or to raise tax revenue?” adding, “Show us what it should look like and transition zones to what?”

Waban Area Council President and potentially rezoned Pine Ridge Road resident Rena Getz expressed her disappointment and frustration with the proposal. She was very concerned that a policy decision to expand the village center boundaries was “simply applied and not deliberated.” She said that the main takeaway from the Feedback Tool survey results was that residents wanted the smallest zoning district for Waban. She reminded the Planning Department that it is important to hear from the residents of Waban, that there are two landmarked properties in or proximal to the Waban Village Center and three Individually Listed National Register properties in the village center.

Executive Director of the Newton Housing Authority, Amy Zarechian, supports zoning changes for housing. She said she sees the intense need for housing as hundreds are on the waiting list. She wants to see more affordable housing near public transit and in Village Centers.

One Waban family was upset that none of the abutters to the proposal received notification and suggested that they need a more robust outreach, possibly through the Mayor’s office.

Ward 5 Councilors Bill Humphrey and Deborah Crossley also commented on the proposal. Crossley stated that the process began in 2021 and that there has been extensive advertising. She reminded participants that this is still the beginning of the process and this is the first of the proposals that have come out of the process. She said there will be no formal hearings until they have a final product to offer. She said it makes her shudder to hear that there has not been enough transparency, adding that this meeting and process is “intended to give you voice.”

Newtonville resident Peter Harrington thanked the Planning Department for their work and for “creating more opportunities for attorneys in this City.”

The next two information sessions will occur this week:

• Proposed Zoning Map and Information Session for Four Corners and Newton Highlands will be held virtually (Zoom link) on Wednesday, November 30 at 5:30PM. (see Four Corners Draft Map and Newton Highlands Draft Map) or by visiting the first-floor gallery at City Hall. Provide feedback online here.
• Proposed Zoning Map and Information Session for Newton Centre and Thompsonville will be held virtually (Zoom link) on Thursday, December 1 at 5:30PM. (see Newton Centre Draft Map and Thompsonville Draft Map) or by visiting the first-floor gallery at City Hall. Provide feedback online here.