Lower Falls/Auburndale Village Center Zoning Input Session draws 70+ participants

On December 5, the Planning Department held its fourth Village Center Zoning Input Session to hear feedback, receive comments, and answer some (but not all) questions related to the proposed zoning maps for Newton Lower Falls and Auburndale. Over 70 participants were on hand to hear the short presentation by the Planning Department and provide comments.

As in other village center zoning input sessions, issues about parking and traffic were raised. Prairie Road resident Merle Bicknell noted that it is very easy to park in Auburndale Square, while Auburndale resident Tom Gagen noted he has never noticed if the parking lot behind the Village Bank was filled. He asked, “Do we have too much parking? Shouldn’t we focus on putting housing there rather than keep the parking-centric area that is there now?” In response to concerns raised about whether public parking lots were going to be rezoned, Planning Director Barney Heath stated that anything that happens with City property would have to go through the property reuse process. Deputy Planning Director Jen Caira stated that they were not proposing to eliminate public parking but only reduce or eliminate required parking for new development. Ian Lamont, an Auburndale resident and Newton small-business owner, said he was concerned about the impact of traffic and the availability of parking, which is needed for employees, clients, and customers, noting the difficulty of not finding parking at night near Trio as people are not taking the commuter rail to visit those businesses.

In addition to parking and traffic, several residents inquired about modeling and the need to help visualize the proposals to put them into context. Auburndale resident Philip Wallas specifically asked if the Planning Department had any build-out analysis of what has been or will be done at 25% by-right build-out, 50% by-right build-out, and a 100% build-out. Planning Director Heath said modeling had not been done. Sarah Rahman, an Auburndale resident and member of the Economic Development Commission, also asked what the proposals would look like and asked what is now in Newton that represents the VC1, VC2, and VC3 districts. Planning Director Heath said that the proposed maps show the current zoning and that VC1 districts would be 2.5 stories in height, which are common in residences and small apartment buildings that currently exist. He pointed out that the “Austin Street and Trio developments are much larger in size and scope” than the proposed VC2 and VC3 districts and are “way beyond what would be allowed.” Lower Falls resident Cyrisse Jaffe asked about 3D modeling and why it was not budgeted. Planning Director Heath said the concern has been raised but that it would be a “tremendous expenditure” and difficult to model — as a full build-out “will not likely happen.” Lower Falls resident Elizabeth Mirabile asked about virtual computer graphic modeling, as was used by Mark Development for the Riverside project, and Planning Director Heath said his department does not have budget for that.

Some residents also raised concerns about the VC3 proposed zoning on the east side of Lexington Street near the Mass Turnpike. Auburndale residents Sarah Broughel, Stacey Richard, and Johanne Campbell noted that the height of buildings allowed in VC3 districts (4.5-story buildings) “would be overwhelming to those residences near there” — particularly given the topography in that area. Paul Viveiros agreed, suggesting that it should be pushed back to VC2 or lower if zoning does not include the height of the retaining walls.

Other residents suggested expanding the VC1 district beyond what has been proposed. Lexington Street resident Doris Anne Sweet asked if there were any thoughts of moving multi-residence zoning further out, as there would be a potential for more homes than the proposed zoning. Newton Highlands residents Kathy Pillsbury and Lisa Monahan and Newton Center resident Sean Roche, each of whom participated in previous Village Center Zoning input sessions, agreed and suggested “adding smaller main streets” and “look at radial lines, not concentric circles.” Auburndale resident and chair of Green Newton, Dan Ruben, thinks the proposal “is too timid” to address the housing crisis and “provide badly needed housing in a great location.”

Lower Falls resident Ted Chapman asked about the Executive Office Park’s exclusion in the proposed zoning. Planning Director Heath said that it was “less of a retail and walkable site and was already an established office park.” Sean Roche argued that while the office park is an existing use, the City “should be doing something there.”

Green space, civic space, and historic preservation were also raised. Thirty-year resident Jane Sulkin expressed a desire for the preservation and expansion of green space. Auburndale resident Nathan Phillips described the successful community pop-up potluck dinners that Auburndale residents have enjoyed in the parking lot behind the Village Bank, and while he favors increased “walkable, transit-oriented development,” he also favors an increase in civic space. Lower Falls resident Jaffee was concerned that there was not enough protection for buildings that were historic but not landmarked, pointing to the single landmarked building within the proposed zoning. Planning Director Heath said that there would be no difference in the protections that exist today (referencing existing protections with the Newton Historic Commission and local historic districts) and that properties with landmark status or historically significant buildings would still be protected. Ward 3 Councilor Pam Wright said that while any building over 50 years old would go the Newton Historic Commission for either an administrative review or commission review, there are no real protections to keep a house or building from being torn down — “only a delay.” Councilor Downs also weighed in on historic preservation noting that a building can be demolished by neglect and zoning can help by providing extra income to property owners by adding additional households to help preserve a structure.

Many residents and City Councilors expressed their appreciation to the Planning Department for its work and outreach efforts on this zoning initiative. Auburndale resident Patrick Butera thinks it is fantastic and a great opportunity next to the commuter rail. He likes the idea of maximizing walkability and discouraging adding new cars, but he did hope the City would do something about the intersection at Commonwealth Avenue and Lexington Street. Rebecca Silva, who participated in the library exhibit and online survey, expressed her support and is excited about the opportunity to “make Auburndale a more exciting place to live.” However, Auburndale homeowner Barbara Zeles, who grew up on Melrose Street and whose property is in one of the proposed VC1 areas and abuts a VC2 area, said her home was built in the mid-1800s and is one of a group of two-family homes and said she is “horrified by the prospect of being surrounded by large multi-family buildings” and “pave over everything in the area.”

Some residents raised concerns over outreach to small businesses. Councilor Julia Malakie said that she hears people wanting to add residents to support local businesses but asked whether it would be better to ask the local businesses what they would like to see and said she has heard that many small businesses were not notified unless they were also the property owner. Newton Centre resident MaryLee Belleville agreed and inquired what specific methods were made to notify the small businesses about these zoning changes. Planning Director Heath said that it was hard to get the attention of small businesses and asked attendees to help get the word out.

Councilor Crossley closed out the session by reminding participants that there is still a lot of work to do. The next Zoning and Planning Committee meeting will be on Monday, December 12, when they will begin detailed discussions on the VC1 district (which Councilor Krintzman suggested would be headed toward residential uses only). Crossley added that there will be time for public comment at both Zoning and Planning Committee meetings in January.

The next Village Center Zoning Input Session, focusing on West Newton, will be TONIGHT, Wednesday, December 7, 5:30-7PM. Click here to register and Click here for the session packet.