Four Corners/Newton Highlands Village Center Zoning Input Session draws 50+ participants

On Wednesday, November 30, approximately 59 residents participated in the third Village Center Zoning Input Session, focusing on the proposed maps for Four Corners and Newton Highlands.

After a brief presentation by the Planning Department, Ward 5 Councilor Brenda Noel was the first to ask for clarification on what problems this proposed zoning is trying to solve and what is to be gained. Planning Department staff responded that current zoning inhibits the village centers that we want — housing above commercial, providing housing where there is transit and access to goods and services. She also asked for clarification on what is meant by a zoning overlay. Planning staff explained that an overlay district sits on top of existing zoning so that the base zoning remains. They said that these overlay districts are sometimes used for environmental considerations or for unique economic opportunities. Property owners can choose to develop under existing zoning or under the overlay district but not both.

Height — a popular concern in Newton Highlands and Four Corners

Newton Highlands resident and architect Dennis Rieske reported that he has been working with concerned local property owners. He believes that the proposed VC3 districts might be inappropriate and too high for lots that are too small. He said initially the Planning Department and Council were looking at small, medium, and large villages and that all of a sudden that distinction disappeared. He asked why isn’t all of the Highlands zoned for VC2. Highland Area Council member and architect, Robert Fizek agreed with Dennis Rieske and said that the proposed heights in the VC3 districts were not compatible with the village’s architectural characteristics. Schuyler Larabee, a Newton Highlands resident, does not think that VC3 districts are appropriate at all and that no property should be zoned higher than VC2. Newton Highlands Area Council President Nathaniel Lichtin does not believe the proposed by-right heights for Newton Highlands or Four Corners are appropriate and proposed smaller commercial building zones.

Long-time Four Corners resident Howard Sholkin noted that there is only one building (at the corner of Beacon and Walnut) anywhere near the heights in the proposed zoning, and he is concerned that the proposed heights will be overwhelming. Mario Suva, also a Four Corners resident, agreed and asked what is the plan to mitigate the increased height of buildings.

Highlands resident Patty Kellog also believes that VC3 designation is too tall for the Highlands and believes that Four Corners does not need four-story buildings. Resident C. Carroll is concerned about the canyon effect noting that the setback is less for shorter buildings and thinks it should be reversed. She said we should remember the value of the sunny side of the street and that many of these buildings would block the southern light. Another Highlands resident, Diane Pruente, also expressed concern about the proposed heights and possible canyon effect. In response to suggestions regarding the expansion of the VC1 district to Floral Street, she noted that Route 9 westbound is already backed up and adding more housing on Floral Street will back up traffic on Walnut.

Waban Area Council President Rena Getz asked for clarification about whether property owners had to comply with the heights/stories/footprint in the proposed Zoning. Deputy Planning Director Jen Caira said that those were written as compliance maximums and there was no requirement that a proposed development would have to reach those limits.

Meredith Warshaw, who moved here 27 years ago, said that there is talk about affordable housing, but she has seen a decline in the Highlands of useful, affordable stores (citing the loss of a toy store) and would like to see more of those and not more “high-end places/boutiques, that are not just aimed at the wealthier, chic crowd.”

Some residents suggested expanding the VC1 district

Carver Road resident Kathy Pillsbury said she is concerned about climate change and supports more housing near transit. She also suggested that there should be more VC1 zoning on Floral Street near Route 9 and suggested that properties toward City Hall should be VC2.

Newton Highlands resident Lisa Monahan said she was disappointed that the VC1 district does not go farther and does not include her lot, which is one house from Forest Street. She said the VC1 district should extend farther, especially where there is more than one unit on a lot. She agrees with Pillsbury that there are many multi-unit properties on Floral Street. She thinks VC3 zoning in Newton Highlands is “totally appropriate,” will “make businesses thrive” and supports getting more housing near the Green Line.

Peter Barrer agrees that VC1 should be extended down Floral Street as it is right near transit and would be appropriate for multi-family housing. He suggested looking at VC3 zoning in Four Corners near the cemetery and also south of Beacon Street.

Newton Highlands resident Michael Wong agrees with the expansion of VC1 zones but noted that the draft VC1 districts do not allow mixed use by-right. He encouraged allowing mixed use by-right, especially in areas abutting Multi-Residence districts. Highland resident Dan Powdermaker agrees with Pillsbury, Monahan, and Barrer on their suggestion to expand the VC1 districts. He said that large properties could easily be converted into two or three units that might not be affordable but more attainable. Newton Centre resident Sean Roche agreed with others that the VC1 zone should be expanded and that we should increase housing opportunities near the T stops. Newton Highland resident Greg Contente said he is a “big fan of the plan” and believes it is great to add density to sustain an active village center. He believes that the area near the church and Erie Avenue should be more dense than the proposed VC1 because it is already dense with multi-family housing. Former Newton resident — but current Newton business owner — Mark Dooling likes the idea of the proposal as it produces more housing and more diversity and will make a more attractive city in Newton. He thinks it is dangerous to use the term “village” to describe Newton. “Newton is not a village, it is a city.”

Suggestion to eliminate parking minimums

With regard to parking, Roche said that around the country including Cambridge, communities are reducing or eliminating parking minimums and that Newton needs to do the same thing.

Suggestion to create a small commercial building zone

Newton Highlands Area Council President Nathaniel Lichtin does not believe the proposed by-right heights for Newton Highlands or Four Corners are appropriate. He asked why there is not a small commercial building zone and thinks that would fit very nicely. He pointed out that there was a recent Land Use Special Permit proposal that was contentious and asked about additional infrastructure needs. He believes more should be done to encourage historic preservation and adaptive reuse.

Ward 6 Councilor Alicia Bowman said she supports village center zoning because she wants a more vibrant village center, more housing options for young people and down-sizing seniors. She said, “We need to change zoning so it is financially feasible to invest” in those buildings that need to be updated. She recommended that people walk around communities to see what’s there and said she thinks that Newton should adopt Newbury-Street-like facades with four to six stories.

Newton Highlands resident Beth Capstick expressed concern about the lack of diversity of building heights and that there were too many VC3 zones proposed for the Highlands. She is concerned that it could create towers and said, “We are not Newbury Street.” Highlands Area Council member Barbara Darnell related that she and her husband had a shop on Newbury Street and that Back Bay had a group that was strict on aesthetics and building height. She said when they closed their business, they wanted to move to Lincoln Street but what prevented them were the rents. She suggested that Economic Development Director John Sisson should have something to say about that. “Failure of businesses not so much about population but about rents.” In a follow-up discussion with Area Councilor Darnell, she clarified the position of the Back Bay Neighborhood Association to say, “they would never allow the stuff that gets approved in Newton.”