We are writing in response to Carol Todreas’ July 25 op-ed article about retail and the proposed Village Center Overlay Districts (VCOD).
We agree that we are blessed to have village centers that have weathered the challenges of COVID. We recognize Ms. Todreas’ experience in retail, but it is misleading for her to connect buildings of the sizes of Trio and 28 Austin Street to the proposed village center rezoning.
The densest new zoning category, VC3, allows a maximum height of 4.5 stories and a maximum footprint of 15,000 square feet. Trio is 5 stories tall and has a footprint of 53,900 square feet, well over three times the proposed maximum. Austin Street’s footprint is 32,300 square feet, over twice the proposed maximum. Both of these buildings would still require a special permit.
The whole point of the VCOD zoning proposal is to provide predictable permitting outcomes for buildings of only incrementally higher density near transit for the additional housing we so desperately need in Newton. VCOD will enable a more diverse range of mixed-use projects than is possible under our existing outdated one-size-fits-all zoning and bring more pedestrian traffic to support existing and potential new retail businesses.
Ms. Todreas worries that the new zoning would produce “bland shopping experiences” and ground floor commercial spaces that look like “mall spaces awkwardly placed in a village.” Really? Clover, the Shoe Barn, Henry Bear’s Park, Fuji at Newton, the Austin Street plaza, and Mida Restaurant are vibrant new additions to Newtonville.
This is the type of new vitality the proposed incremental zoning incentives can bring to all our village centers. We urge Newtonians not to be distracted by mistaken claims.
Support VCOD for more village center vitality, more housing opportunity and greater diversity for Newton.
David Rockwell, Lisa Monahan, and Jay Walter
Ed. Note: In response to concerns raised by readers about potential misinformation about maximum building heights, the authors have issued this clarification:
We have been asked to clarify, in our 8.3.23 letter, that it is possible for a builder to have a by-right option to build incrementally larger buildings if there are more affordable units than currently required by Newton’s inclusionary zoning. There are two options offered by the Planning Department for consideration by the City Council. Both options would only be available in a very limited area of VC3 districts because any building within 50 feet of an existing residential district could only have 3.5 stories. In Option One, with 25% affordable units, a building could have one more story, and in Option Two, with 30% affordable units, a building could have two more stories (the current inclusionary zoning requirements range between 15% – 20%). These additional units would bring us closer to the City’s goals for housing diversity and village vitality.
