Report of the city of Somerville 1954, Part 21

Author: Somerville (Mass.)
Publication date: 1954
Publisher:
Number of Pages: 366


USA > Massachusetts > Middlesex County > Somerville > Report of the city of Somerville 1954 > Part 21


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Another common secondary use for such properties is as rooming houses, nurseries and nursing homes. Such changes are allowed with little further restriction under the zoning ordinance. Again, while these activities may not be seriously objectionable, they do represent a substantial change in character when managed as a non-resident business and the building volume is expanded. It might be considered desirable that this type of operation conducted by families not resident on the premises be allowed in residence districts only after hearing and approval by the Board of Appeal.


Funeral Homes in residence districts should be allowed under similar restrictions.


V.


BUSINESS DISTRICTS


The most striking characteristic of the Business District regulations is that they tell all the things that should not be done, but fail to indicate what is meant by business. This can be corrected by new definitions based on what now exists in the city.


The whole Business provision should be replaced by two new sections - Business A and Business B. The Business A districts would be restricted in concept to retail and office uses, while the Business B district would allow wholesale operations as well.


333


BUILDING ZONE ORDINANCE


The separation of these two types of business activity is desirable because many business areas abut entirely reasonable residence areas. If such areas are not needed for normal retail and service activities, they tend to be invaded by business activities which generate substantial traffic and noise. As applied to the map, business districts which are surrounded in general by residence might be designated "Business A", while those adjacent to industrial areas might be "Business B." Modification of these patterns would be necessary where spe- cial study indicated such to be desirable.


The third major revision in the Business District regula- tions would be to require off-street parking and loading fa- cilities in both types of business area. While it is late in many respects, the City must do all it can to avoid future congestion in the streets.


Another matter for adjustment is the actual areas devoted to business on the map. Substantial reductions should be made because study has indicated that many areas now zoned for business are used for residence and will remain in such use during the foreseeable future. For the city as a whole, it ap- pears that there is in excess of 110,000 feet of frontage zoned for business use generally to a depth of about 100 feet. Of this, less than 45,000 feet of frontage is in fact used, and this oftentimes to a depth much less than 100 feet. One should add, of course, an additional 8000 feet used for business in residence areas. Even with these non-conforming uses elimi- nated, there would be twice as much space as the economy of the city currently is able to support. The position which Somerville occupies as a part of a metropolitan area makes the. precise definition of the proper amount of store frontage rather difficult. Broad national standards indicate fifty feet of busi- ness frontage per 100 persons may be proper when the central: shopping area is included. This would mean about 50,000 feet in Somerville. But Somerville is highly dependent on other parts of the Metropolitan Boston area for many services, so the frontage here might be less. Another indicator of the surplus; of business buildings and business district is to be found in the- rather substantial degree of vacancy. There were nearly 90' vacant stores in business districts in late 1953, predominantly on the ribbons of business or on the periphery of the more- active areas such as Union and Davis Squares. In addition, numerous store buildings in residence areas are vacant. A further consideration is the estimate by a state agency that the- population will reduce in the years ahead.


It should also be pointed out that modern retail trends call : for concentrations of business rather than ribbons of business ..


334


ANNUAL REPORTS


The existing map is of the ribbon type and thus tends to cut up residential areas with business districts. With a large portion of shopping done by car, the easiest method is to go to a "center" where ample parking space is available.


With these considerations in mind, a reduction in some of the ribbons of business is recommended. Extreme care will have to be exercised as the existing map is studied street by street, and block by block.


VI.


INDUSTRIAL DISTRICTS


The Industrial District uses, like the Business uses, should be re-described in an inclusive, rather than exclusive, manner. A brief listing of the uses indicated as allowed by the present ordinance would be the simplest technique. Much latitude can be left to the Building Inspector who could operate under a "similar to the foregoing" clause. With current trends in industrial activity in the Greater Boston area, the future seems to hold far less, rather than more, annoying industrial activity.


In industrial districts, it is as logical from the point of view of the investor as it is essential from the point of view of the City, to have ample off-street loading and parking. In the absence of extensive modern industrial building in Somerville to serve as a basis, we must necessarily rely on the experience in other communities.


VII


YARD REGULATIONS


Yard regulations for the city can be adopted without re- vision except to project them to allow for heights in excess of five stories in residence districts, and to eliminate the court provisions which are reasonably covered by the building code.


VIII.


BULK AND DENSITY REGULATIONS


Somerville should feel pleased that in its early zoning ordi- nance of 1925, there was a provision which has become one of the basic principles incorporated in modern zoning ordinances. This is the so-called "floor area ratio." In a C residence Dis- trict in Somerville, the floor area of the building is limited to 21/2 times the lot area or in modern terms, a floor area ratio of 2.5. The bulk of zoning ordinances of the 20's, and most of the Somerville ordinance, limited size of structure solely by restricting the height and yard areas, and designated the type


335,


BUILDING ZONE ORDINANCE


of building as being two, three, or multi-family. The short- coming of the Somerville ordinance was its failure to carry this floor area ratio principle into the other Residence, Business and Industrial districts. This has a tendency to define the: population density to a limited degree.


In Business or Industrial A districts in Somerville, for in- stance, it is possible to build a five-story building covering 100% of the lot. Similarly, in Somerville, in a Residence C district on a lot 50 x 110 or 5500 square feet, a building five stories high, with a gross floor area of 11,680 square feet can be built. In the current terminology, these represent floor area ratios of 5 to 2.1 respectively. The expectable attainable ratios in Residence A and B districts are .93 and 1.20.


Building permit studies in the Metropolitan area, con- ducted as part of the Boston Rezoning Study indicate the areas which are essentially competitive with Somerville have floor area ratios varying from .75 to 2.09 in modern construction. Presumably these low ratios result from the growing demand for greater light, air, view, and parking and loading, depending on the needs of particular buildings. We recommend ratios of .75, 1.00 and 2.00 in the Residence A, B, and C districts.


In the light of these studies, it seems unlikely that there will be any demand for buildings of greater bulk than are now authorized in the three residence districts and that nowhere in business districts will the demand call for floor area ratios in excess of 2. For industrial use, a floor area ratio of 1 would be competitive. With off-street loading and parking in all categories also required, the City would thus be well protected against excessive crowding. We are recommending 2.00 as a ratio to avoid ruling out any potential developments.


We propose also to supplement these regulations with some specific dwelling unit density to prevent overcrowding of structures.


336


ANNUAL REPORTS


REPORT OF THE BOARD OF APPEAL


-


To the Honorable, the Mayor and Board of Aldermen of the City of Somerville.


Gentlemen:


The Board of Appeal of the City of Somerville respectfully submits the following report of its activities during the year ending December 31, 1954.


APPEALS WERE ACTED UPON, AS FOLLOWS:


1094 Peter Nicoli, 69 Victoria St. Granted Jan. 11/54


1097 John Cournoyer, 42 Dana St. Granted Jan. 25/54


1098 Frederick J. Breen, 226 Powder House Blvd. Granted Jan. 11/54


1099 City of Cambridge, 122 Line St. Granted Feb. 23/54


1100 Olive Kelley Balboni, 37 Dartmouth St. Granted Mar. 8/54


1101


Salvatore Spinosa, 72 Thurston St. Granted Feb. 8/54


1102


David Rosenberg, 160 Highland Ave.


Refused Mar. 1/54


1103 Mrs. Patrick O'Brien, 68 Bay State Ave. Granted Mar. 22/54


1104 Anthony Fortini, 283 Highland Ave.


Refused Mar. 22/54


1105 Percy R. Fuller, 42 Preston Rd.


Granted Mar. 22/54


11051/2 Charles Moriarty, 42 Bartlett St. Refused Sept. 27/54


1106 Malfisa Battaglioli, 30 Trull St.


1107 Mary L. Swansey, 64 Powder House Blvd.


1108 Emerson-Sack-Warner Corp. 85 Washington St.


1109


Peter J. Muscatel, 52 Cedar St.


1110 Eugene Belliveau, 64 Grove St.


1111 1112


D. A. V. Chapter 27, 616 Broadway


1113


Mary and Hector Gosselin, 15 Central St.


1114


Albert W. Ashton, 449-453 Mystic Ave.


1115


James Davidian, 75 Elm St.


1116 James Tolan, 98 Bromfield Rd. Granted July 6/54


1117 Flcra J. Collier, 17 Westwood Rd.


Granted Aug. 23/54


1118 Robert G. Pittman, 60 Rogers Ave. .


Refused Sept. 27/54


1119 Saivatore P. Cavicchio, 35 Rossmore St. Granted Sept. 13/54


1120 Gregory Mazmanian, 109 Orchard St. Refused Nov. 29/54


1121


Benjamin Stanford, Sr., 15 Sanborn Ave. Granted Aug. 30/54


1122 Nancy and Vincent Caputo, 40 Simpson Ave. Refused Sept. 20/54


1123 John Joseph Healy, 9 Kidder Ave. Refused Sept. 20/54


1124 Phyllis E. Cervone, 39 Adams St. Granted Oct. 25/54


1125 Leonard D. Mercer, Jr., 24 Grand View Ave. Granted Nov. 15/54


Granted Apr. 20/54 Granted Apr. 5/54 Granted May 3/54 Refused Sept. 20/54 Granted Apr. 20/54 Granted May 10/54


George P. Tuff, 16 Sunset Rd.


Refused Aug. 23/54 Refused June 7/54 Granted June 21/54 Granted Aug. 23/54


January 31, 1955.


337


APPEAL BOARD


Domenic J. Bramante, 17 Paulina St. L. to W. Nov. 15/54


1126 1127 National Indus. Laundries, 16r Laurel St. Refused Dec. 20/54


21 Granted 11 Refused


1 Leave to withdraw at own request


27 Total Number of Appeals


The powers of the Board of Appeal are regulated by statute and favorable decisions may only be made by a unanimous vote of the board when in its judgment there is practical dif- ficulty and unnecessary hardship. It is therefore encumbent on the individual members to become thoroughly familiar with the facts in every case. This we have endeavored to do before forming our opinions and rendering decisions. After favor- able decisions have been given it is then the duty of the Build- ing Division to enforce the conditions as stated, and fullest cooperation has been received.


The Board also wishes to express its appreciation for reports received and advice given by Mr. McClennen, Planning Di- rector for the Somerville Planning Board, and to thank his honor the Mayor for his cooperation with our Board.


Respectfully submitted,


JOHN D. McLEOD, Chairman CHARLES T. SAURO, Secretary GEORGE FULGINITI THOMAS C. WALSH ANTHONY P. PICCOSI


338


ANNUAL REPORTS


INDEX


Address, Mayor William J. Donovan 5


Appeal, Board of, Report of


336


Assessors, Board of, Report of


231


Estimated Receipts and Available Funds 232


City Auditor, Report of


15


Appropriations


23


Balance Sheet


16


Borrowing Capacity, Dec. 31, 1954


46


Cash Statement


20-22


Classified Debt Jan. 1, 1954


41


Commonwealth of Massachusetts


38


County of Middlesex


39


Detail of Estimated Receipts in 1954


35


Excess and Deficiency Account


48


Federal Grants in 1954


38


Funded Debt


41, Insert 44


Interest Requirements on Funded Debt 1955


Insert 44


Interest Requirements on Funded Debt (Six Years)


45


Interest Requirements on Present City Debt to Maturity


Insert 44


Maturities on Funded Debt 1955


43


Maturities on Funded Debt (Six Years)


44


Net Funded or Fixed Debt


18


Overlay Accounts


47


Receipts and Expenditures, Classification


50


Refunds


96


Schedule of Public Property and Miscl. Land


98-101


Statement of Appropriations (Revenue) 1954


23-33


Statement of Revenue and Expenses 1954


39


Statement of Appropriations (Non-Revenue)


34


Tailings


49


Taxes


42


Tax Possessions


49


Tax Titles


48


Temporary Loans 1954


40


Trust and Invested Funds


19


City Clerk, Report of


226


Births


228


339


INDEX


Deaths


229


Licenses and Permits


228


Marriages 229


Payments


228


Receipts


226


City Solicitor, Report of


108


City Treasurer and Collector of Taxes, Report of 102


Bonds Due in 1955


107


Bond Interest-Due 1955 Insert 106


Bond Maturities with Interest, Yearly


106


Cash Statement


103


Commitment by Assessors


104


Funded Debt as of December 31, 1954


105


Motor Vehicle Excise


104


Loans, All Other


105-106


Temporary Loans


104


Dental Hygiene, Report of


217, 218


Election Commissioners, Board of, Report of


172


Expenses


174


Jurors


173


List Registered Voters


176


Listing Board, Report of


175


Nomination Papers


173


Registration


172


State Primary, September 14, 1954


177-181


State Election, November 1, 1954


182-184


Recounts


173


Fire Department, Chief of, Report of


243


Alarms and Losses


243


Classification of Alarms


243


Manual Force


244


Memoriam


244


Recommendations


245


Health, Board of, Report of


204


Dental Hygiene, Report of


217, 218


Diseases, Schools, list of


210


Funeral Directors


210


Health Nurses, Report of


213


Infant Hygiene, Clinics


211-213


Inspection of Animals and Provisions, Report of


215


Inspection of Animals and Veterinarian, Report of


216


Inspection of Milk and Vinegar, Report of


219


Medical Inspection of Schools


208


Medical Inspection, Report of


212


Mortality Statistics


206


Permits and Licenses


205


Specimens and Supplies


208


340


ANNUAL REPORTS


Housing Authority, Report of 222


Inspector of Milk and Vinegar, Report of 219


Law Department, Report of 108


Licensing Commission, Report of 240


Medical Inspection, Report of 212


Diphtheria Immunization 212


Tuberculosis


212


Planning Board, including proposed amendments 250, 327


Police, Chief of, Report of


198


Arrests


198


Roster of Department 200


Public Library


186


Board of Trustees and Officers


186


Report of Librarian


190


Report of Trustees


189


Organization of Library and Staff Personnel


186


Statistics


195


Public Welfare, Department of


126


Aid to Dependent Children 139, 148, 151


City Home, Reports of Superintendent


154


City Physician, Report of


153


Disability Assistance


141-148


General Relief


141


Medical Costs


144


Members of Board, Committee, Officers, etc.


126


Old Age Assistance


138, 148, 156


Population and Gross Expenditures


155


Report of General Agent


127-147


Reimbursements


154


In Memoriam-Charles J. Willwerth


157


Public Works, Report of Department


158


Recreation Commission, Report of


109


Retirement System


236


Sanitary Department, Report of


261-262


261


Collection of Ashes and Paper


INDEX 341


"School Department


253


Appendix Contents of (Summary of Statistics)


253


Graduates-High School


299


Evening High Schools Vocational School


312


School Committees and Office Force 254, 255


Somerville Teachers' Club


297


Somerville High School Athletic Association


295


Teachers in Service


313


Sealer of Weights and Measures


247


Veterans' Services, Report of 204, Insert 204


Veterans' Grave Registration Department, Report of


234


Junior High Schools


305


312





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