USA > Massachusetts > Middlesex County > Reading > Town of Reading Massachusetts annual report 1954 > Part 4
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The Resident A2 Districts, restricted to single family dwellings, comprise approximately 45% of the total area of the town, or 2,800 to 3,000 acres. These districts are located in two disconnected areas in the northerly, westerly and southwesterly parts of the town and are generally outside of the gravity sewer district as it now exists and to a great extent, would require private sewage disposal systems. They are similar in character and at present contain a certain number of residences or recorded lots. The area includes many relatively large tracts under separate ownership.
The present population of the town is estimated to be in the vicinity of 15,000 and steadily increasing. Assuming the continuation of the policy of single residence zoning restrictions, it is believed that the ultimate saturation point for construction of dwellings would occur should the population figure reach 30,000.
It is evident that the land available and suitable for high grade development is rapidly becoming scarce. Two areas of land designated as Residence A3 Districts are zoned for minimums of 40,000 square feet for lot sizes and 200 foot lot frontages. This land, in the outlying section of the town, is generally considered to be marginal or swampy in character and not adaptable to good development and is mentioned only for the purposes of comparison. There are approximately 1,000 acres in the Residence A3 Districts.
A town is expressly empowered by statute to adopt zoning by-laws for the purpose of promoting the health, safety, convenience, morals
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and welfare of its inhabitants and to regulate the size and width of lots.
An examination of the zoning by-laws of towns of a residential character similar to that of Reading discloses that lot sizes and frontages are frequently fixed at minimums equal to or greater than those cur- rently proposed for the Town of Reading. Growth patterns in these towns have been studied in relation to population density and property values.
A public hearing was held on March 11, 1954, after due notice pub- lished in the Reading Chronicle dated March 4, 1954 on the proposed amendments.
The scope of this hearing was broadened to include the articles considered at a previous hearing held on February 24, 1954 and notice of which was published in the Reading Chronicle on the three preceding weeks. At the second hearing the original articles were reviewed in consideration of the typographical error contained in the earlier notice and warrant. This report takes cognizance of evidence offered at both hearings.
Many opinions were expressed at these hearings including those of owners of parcels of land in the areas affected, real estate operators and land developers, the majority of whom registered objections princi- pally to the increase in lot sizes.
Proponents of the amendments contended that development of the areas on a mass production basis, as indicated by activities in neigh- boring communities, would result in an economic loss to the town which is already faced with a rapidly rising tax rate due to the con- struction of a new high school, a new elementary school and other facilities made necessary by the rapid growth of the town during the last decade. It was further contended that the type of residential con- struction generally associated with the smaller lot sizes failed to pro- duce taxes equal to the cost to the town for services furnished.
With reference to articles proposing amendments to the Zoning By-Laws and Zoning Map relative to Industrial Districts the following information is submitted. The tracts of land involved are all located in the southeasterly portion of the town and border on the Wakefield town line.
Under the proposal the present Industrial Districts are re-designated as Industrial A Districts principally to distinguish the same from the proposed new Industrial B Districts. However, any new occupation or use in an Industrial A District would be subject to approval by the Board of Appeal after a hearing.
An area proposed for inclusion in an Industrial B District lies north- easterly of John Street and northwesterly of the Wakefield town line and contains about 47 acres, most of which are owned by the town including the town dump. With the exception of the structures used by the tree warden and moth department and a small shack used by the dump caretaker, there are no buildings on the tract.
Industrial B Districts would be restricted to a specified list of uses subject to approval by the Board of Appeal after a hearing and, as is now true of the present Industrial Districts, any use for dwelling pur- poses would be prohibited.
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Article 5 presents a proposal to re-zone an area in the southern part of the town near the Stoneham town line bounded roughly by Main, South and Curtis Streets and by Route 128, but excluding the several lots bordering on the southerly side of South Street and the easterly side of Curtis Street, so that the area, now lying partly in a Residence A1 District and partly in a Residence A2 District, would become a part of the adjacent Business C District. The area contains approximately 20 acres and consists of several parcels of land under separate owner- ship.
A public hearing was held on the matter on March 18, 1954, notice of which was sent to the several abutters and neighbors and published in the Reading Chronicle issued March 11, 1954. The hearing was well attended by residents of the district who, with but few exceptions, reg- istered approval of the proposed re-zoning.
Conclusions
From extensive research, consultation with authorities on the sub- ject and a careful consideration of the facts and opinions presented at the hearings and a review of the history of zoning in the town, the board has formed the following conclusions:
The proposed increase in minimum lot area and frontage require- ments would have the following beneficial results. Its adoption would-
Tend to retard the too rapid residential growth in the outlying sections of the town and correspondingly reduce the demand for utilities and services which can be furnished only at a cost relatively higher than for similar services for the area nearer to the center of the town.
Encourage the prior development of lots in the Residence A1 Districts located in the central part of the town where the various util- ities are now in existence and available without requiring large capital expenditures.
Furnish lots of a size and proportion to attract new residents seeking the privacy, freedom from congested streets and other obvious ad- vantages afforded by such larger sized lots.
Reduce the possibility of unsanitary conditions resulting from pri- vate sewage systems frequently found where lots are small and soil conditions unsuitable.
Afford protection to the owners of large tracts who do not wish to liquidate their investment in a competitive market created by specu- lative developers.
The proposal to re-designate the present Industrial District as In- dustrial A and establish a new Industrial B District is unnecessary at the present time as the general characteristics are similar for both the present Industrial areas and that which is proposed for re-zoning for industry. The conclusions contained in the report of the Industrial Development Committee tend to confirm this viewpoint. The suggestion submitted by that committee relative to reduction in the maximum area to be occupied by a building from 85% to 60% of the lot is con- sidered a desirable one, particularly when combined with the proposal to establish fifty-foot set-back and twenty-foot side and rear yard pro- visions.
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A suggestion to amend the use regulations for the district to reflect a permissive rather than prohibitive attitude is also viewed with favor and a list of representative industries is being proposed by this board as a guide to prospective occupants. This would eliminate the neces- sity for a permit from the Board of Appeal with the accompanying costly and irritating delays.
The proposal to extend the Business C. District to include the area described in Article 5 is believed to be a desirable one. It is the con- sidered opinion of this board that the area is best suited to business purposes in contrast to the type of residential development which might reasonably be expected to occur adjacent to a heavily traveled express highway, such as Route 128.
The Planning Board makes the following unanimous recommen- dations:
Under Article 2: That the amendments contained in this article relative to the increase in minimum lot size and minimum lot frontage requirements be adopted with a further amendment to provide a rea- sonable reduction in frontage requirements for those lots in Residence A2 Districts located on curved streets and circles.
That no distinction be made between the areas now zoned for in- dustry and the additional new tract which is under consideration for re-zoning for such purposes.
That action under Article 3 be indefinitely postponed for the reasons set forth above.
That the proposals amending the Use Regulations and Area Regula- tions for the Industrial Districts be adopted with the further amend- ment that the end of the list of permitted uses there be added the phrase "or any use of a similar character" and that the provision for lot cover- age be further amended to include a reference to accessory buildings.
That the proposal under Article 4 relative to the area easterly of John Street and including the town dump be adopted and that the said area be rezoned as an Industrial District.
That the proposal under Article 5 that the Business C District be extended to include the area roughly bounded by Main, South and Curtis Streets and Route 128 be adopted.
Reading Planning Board
(Signed) A. LLOYD DAVID, Chairman BENJ. M. HARTSHORN, Secretary ROBERT G. CLINCH A. ERNEST CORINDIA CHARLES WILSON
On motion of Kenneth C. Latham it was voted that the Report be accepted and placed on file.
On motion of Kenneth C. Latham it was voted to place Article 1 on the table.
On motion of Kenneth C. Latham it was voted to take up Article 5.
Article 5. A. Lloyd David moved that the Zoning By-Law and the Zoning Map of the Town of Reading dated February 13, 1942, as amended, be and the same hereby are amended by extending the
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Business C district to include the following described area, now zoned partly as a Residence A1 district and partly as a Residence A2 district.
Beginning at the point in the center line of South Street at the present boundary line of the Business C district two hundred (200) feet distant in a westerly direction from the center line of Main Street; thence running in a westerly direction along the center line of South street a distance of one hundred fifty (150) feet thence running in a southerly direction a distance of one hundred fifty (150) feet; thence in a westerly direction parallel with and one hundred fifty (150) feet distant from the center line of South Street a distance of 1105 feet; thence in a southerly direction a distance of three hundred thirty (330) feet; thence in a westerly direction a distance of three hundred fifty (350) feet to a point two hundred twenty (220) feet distant from the center line of Cur- tis Street; thence in a southerly direction by a line running parallel to the said center line of Curtis Street a distance of approximately five hundred eighty (580) feet to the boundary line of property of the Commonwealth of Massachusetts, being Route 128; thence in an easterly direction by said boundary line to the present Business C district; thence in a northerly direction by the boundary line of said Business C district to the point of beginning, so that the said area shall be re-zoned and become a part of the Business C district.
This motion was superseded by the following substitute motion.
Article 5. On motion of Kenneth C. Latham it was voted to amend Mr. David's motion by striking out the description as appearing therein and substituting in place thereof the following description:
Beginning at Point A described as being on the center line of South Street and 200 feet Westerly of the center line of Main Street hereinbefore referred to being the terminating description of the now existing business zone (C) and continuing in Westerly direction of said center line of South Street, a distance of 148 feet more or less to a point;
Thence running in a Southerly direction one rod 161/2 feet more or less to a point on the Southerly side line of South Street and on the property division line of lands of Jacob N. and Grace Zeytoonian and Louis and Mary F. Breugelman;
Thence continuing in a Southerly direction along said property division line of land of Jacob N. and Grace Zeytoonian and Louis and Mary F. Breugelman, a distance of 125 feet to a point;
Thence in a Westerly direction along the property division line of said Zeytoonian and Breugelman, Zeytoonian and Robert and Barbara Laetsch, Zeytoonian and Robert George and Isabella M. Lipsett, a dis- tance of 321 feet to a point, described as being on the Easterly side line of Englund Road, private way:
Thence continuing in a slightly Northwesterly direction, a distance of 401/2 feet more or less across said Englund Road to a point described as being on the Westerly side of Englund Road and on the property division line of Jacob N. and Grace Zeytoonian and Francis X. and Barbara A. Jones;
Thence continuing in a Westerly direction along said property division line, a distance of 90.92 feet to a point described as being on
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the property division line of land of Jacob N. and Grace Zeytoonian, Francis X. and Barbara A. Jones and Charles N. and Evelyn C. Chase;
Thence turning and running in a Southerly direction along the property division line of said Zeytoonian and Chase, a distance of 237.41 feet to a point described as being on the property division line of land of Jacob N. and Grace Zeytoonian, Charles N. and Evelyn C. Chase and Carl E. Englund;
Thence turning and running in a Westerly direction along the property division line of land of Carl E. Englund and Charles N. and Evelyn C. Chase, Carl E. Englund and Carl R. and Ethel E. Carlson and Carl E. Englund and Roland J. and Mary A. Sturge to a point described as being on the property division line of lands of Roland J. and Mary A. Sturge, Albert M. and Ethel E. Duarte and Margaret Masella and Ruth Shirley Larson;
Thence turning and running in a Northerly direction along the property division line of lands of said Sturge and Duarte to a point described as being a point on the property division line of lands of said Sturge and Duarte and Harold M. Lindquist;
Thence turning and running in a Westerly direction along the prop- erty division line of lands of said Lindquist and Duarte to a point;
Thence turning and running in a Northerly direction along the property division line of said Lindquist and Duarte, a distance of 11.92 feet to a point described as being on the property division line of lands of said Lindquist, Duarte and Alfred R. and Leona G. Barboza;
Thence turning and running in a Westerly direction along the property division line of said Barboza and Duarte, a distance of 85 feet;
Thence continuing along the same line through the land of Duarte, a distance of 9.02 feet to a point described as being on the property division line of said Barboza, Larson and Duarte;
Thence turning and running in a Northwesterly direction, a distance of 411/2 feet more or less through the lands of Larson to a point described as being on the property division line of said Duarte, Larson and Maurice Lovett Campbell;
Thence turning and running in a Westerly direction along said property division line of said Duarte and Campbell, a distance of 77.18 feet and continuing along the same line through land of Duarte, a distance of 70 feet to a point;
Thence turning and running in a Southerly direction through land of Duarte, a distance of 331 feet more or less to a point;
Thence turning and running in a Westerly direction through land of Duarte, a distance of 120 feet more or less to a point described as being on the property division line of lands of Duarte and Charles E. and Helga H. Day;
Thence continuing along said property division line, a distance of '220 feet more or less to a point described as being on the property division line of lands of said Duarte, Day and Charles E. and Carolyn M. MacInnis and a distance of 220 feet, Easterly of the center line of Curtis Street;
Thence turning and running in a Southerly direction along the line parallel to and 220 feet Easterly from the center line of said Curtis
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Street through lands of Duarte, Donat J. and Josephine A. Roy, John R., Jr. and Janet M. Tebbetts and Pinecroft Development Trust, George J. Farpelha, Trustee, a distance of 582 feet more or less to a point described as being on the Northerly side line of the State Highway Route 128;
Thence turning and running in an Easterly direction along the Northerly side line of said State Highway, a distance of 1312 feet more or less to a point;
Thence turning and running in a Northerly direction 14.21 feet to a point;
Thence turning and running in an Easterly direction, a distance of 40.49 feet;
Thence turning and running a distance of 580 feet more or less;
All distances and directions herein describing the Northerly side line of the State Highway Route 128 and the Northwesterly side line of its Northwesterly approach to a point described as being on the Northwesterly side line of the Northwesterly approach to Route 128 and 200 feet Westerly from the center line of Main Street;
Thence turning and running Northerly along line described as being 200 feet Westerly and parallel to the center line of Main Street to the point of beginning.
148 voted in the affirmative.
0 voted in the negative.
On motion of A. Lloyd David it was voted to take up Article 10.
Article 10. A. Lloyd David (for George E. MacIntosh) moved, that the town raise and appropriate the sum of $2,500. for the purpose of employing qualified municipal zoning consulting engineers to review the present zoning by-laws of the town of Reading, and, report the results thereof to a special zoning committee who are to be appointed by the selectmen for the purpose of selecting qualified engineers for such review, and to report their recommendations at the March 1955 annual town meeting.
This motion was lost.
Article 2. Robert G. Clinch moved, that the Zoning By-Law and the Zoning Map of the Town of Reading dated February 13, 1942, as amended, be and the same hereby are amended as follows:
Amend paragraph 2 of Section V by striking out said paragraph and substituting a new paragraph as follows:
"2. In Residence A2 districts no principal building shall be erected unless there be provided for each such building a lot area of not less than 20,000 square feet."
Amend paragraph 2 of Section VI by striking out said paragraph and substituting a new paragraph as follows:
"2. In Residence A2 districts no lot shall have a frontage of less than one hundred and twenty (120) feet on the frontage street.
This motion was superseded by the following substitute motion.
Article 2. On motion of A. Lloyd David it was voted that the Zoning By-Law and the Zoning Map of the Town of Reading dated February 13, 1942, as amended, be and the same hereby are amended as follows:
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Amend paragraph 2 of Section V by striking out said paragraph and substituting a new paragraph as follows:
"2. In Residence A2 districts no principal building shall be erected unless there be provided for each such building a lot area of not less than 20,000 square feet."
Amend paragraph 2 of Section VI by striking out said paragraph and substituting a new paragraph as follows:
"2. In Residence A2 districts no lot shall have a frontage of less than one hundred and twenty (120) feet on the frontage street except that a lot located on a curved street or circle may have a frontage of not less than eighty (80) feet entirely on the circle or curve of such street provided that such lot shall have a width of not less than one hundred and twenty (120) feet measured at the legal set-back line and parallel to the front lot line and further provided that the said circle or curve shall have a radius of not less than fifty (50) feet and not more than two hundred (200) feet."
129 voted in the affirmative.
22 voted in the negative.
Article 2. A. Lloyd David, moved that the Zoning By-Law and the Zoning Map of the Town of Reading dated February 13, 1942, as amended, be and the same hereby are amended as follows:
Amend Section XIII by striking out said section and substituting a new section as follows:
"Section XIII. Use Regulations in Industrial Districts.
1. In an Industrial district no new building shall be erected or used for dwelling purposes and no existing building shall be altered, enlarged or extended for such purposes.
2. In an Industrial district no new building shall be erected and no existing building shall be altered, and no land shall be used, except for the following purposes:
a. Any use, business or commercial, which is permitted in any Business district.
b. Any use approved by the Board of Appeal after a public hearing.
c. Any of the following uses:
Bottling works, carpenter or cabinet making shop, carting, express or forwarding yard, cold storage plant, commercial greenhouse, laundry, monument works, wholesale storage and warehouse;
Plants for the manufacture of: artificial ice including dry ice, bakery products, beverages, dairy products including ice cream, electric power, plastics products or steam for heating or power;
Storge facilities for: bottled gas, building materials, coal, coke, wood or fuel oil;
Electronics, research, experimental and testing laboratories and manufacturing which is incidental to such laboratories or any use of a character similar to any of the above uses.
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d. Any accessory use, including vehicular parking, open or en- closed, when shielded from view from abutting streets, tracts or lots by appropriate landscaping which shall be maintained in good condition."
Amend Section XIV by striking out said Section and substituting in place thereof the following:
"Section XIV. Area Regulations in Industrial Districts. In an In- dustrial district no new building shall be erected and no existing build- ing shall be enlarged so that it covers more than sixty (60) per cent of the lot on which it stands.
Amend Section XVI by striking out said Section and substituting in place thereof the following new Section:
"Section XVI. Yard Regulations in Industrial Districts. In an In- dustrial district no part of a building shall extend nearer to the street line on the frontage street than fifty (50) feet, nor nearer to any other street line or lot line than twenty (20) feet."
This motion was superseded by the following substitute motion.
Article 2. On motion of Robert G. Clinch it was voted that the Zoning By-Law and the Zoning Map of the Town of Reading dated February 13, 1942, as amended, be and the same hereby are amended as follows:
Amend Section XIII by striking out said section and substituting a new section as follows :.
"Section XIII. Use Regulations in Industrial Districts.
1. In an Industrial District no new building shall be erected or used for dwelling purposes and no existing building shall be altered, enlarged or extended for such purposes.
2. In an Industrial district no new building shall be erected and no existing building shall be altered, and no land shall be used, ex- cept for the following purposes:
a. Any use, business or commercial, which is permitted in any Business District.
b. Any use approved by the Board of Appeal after a public hearing.
c. Any of the following uses:
Bottling works, carpenter or cabinet making shop, carting, express or forwarding yard, cold storage plant, commercial greenhouse, laundry, monument works, wholesale storage and warehouse;
Plants for the manufacture of: artificial ice including dry ice, bakery products, beverages, dairy products including ice cream, electric power, plastics products or steam for heating or power;
Storage facilities for: bottled gas, building materials, coal, coke, wood or fuel oil;
Electronics, research, experimental and testing laboratories and manufacturing which is incidental to such laboratories or any use of a character similar to any of the above uses.
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d. Any accessory use, including vehicular parking, open or en- closed, when shielded from view from abutting streets, tracts or lots by appropriate landscaping which shall be maintained in good condition."
Amend Section XIV by striking out said section and substituting in place thereof the following:
"Section XIV. Area Regulations in Industrial Districts.
In an Industrial District no new building shall be erected and no existing building shall be enlarged so that, together with accessory buildings, it covers more than sixty (60) per cent of the lot on which it stands."
Amend Section XVI by striking out said section and substituting in place thereof the following new section:
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