Town of Wellesley, Massachusetts - Preliminary Notes on the Linden Street Corridor

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Preliminary Notes on the Linden Street Corridor

Design Guidelines, Zoning & Development Standards

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General Issues

After several meetings with primary land and business owners, discussions with planning staff and the Linden Street Steering Committee, a review of the Linden Street Vision Plan - Phase I, and public workshops it is evident that major amendments to the existing zoning regulations in the Linden Street Corridor would be difficult and contentious. Most participants felt that the existing zoning (or at least the existing types of development) in the corridor was serving the area adequately. Even though a number of permitted uses allowed by the Town of Wellesley Zoning Bylaws (particularly the Industrial District) would probably not be desirable by town official, area residents, or most of the business and property owners. Nonetheless, changes the existing zoning would be a difficult and divisive process.

Linden Street stakeholders (the Town, business and property owners and residents) are however looking for alternatives to the auto orientation of Linden Street. It is clear through the public surveys of Phase I and first two workshops of Phase II that an improved pedestrian environment is sought as well as a more traditional village atmosphere with a better mix of uses (restaurants and small retail shops were mentioned specifically). The area also lends itself to certain housing types such as townhouses, condominiums, and market rate apartments, possibly combined with office & retail uses.

Mixed uses are very possible in the commercial section of the corridor given the areas proximity to established commercial districts (on Linden Street itself and nearby in Wellesley Square), civic uses (parks and public facilities such as Town Hall and the new Library), educational services (public and private schools), and the MBTA commuter rail service and station). The single-use aspect of the commercial section of Linden Street has enormous market potential as a place for residents to live, work, shop and play. There are also several advantages over Wellesley Square in that new infill development and expansion of existing space can better incorporate the needs of current residents and customers more readily through the following opportunities:

• By maintaining and enhancing convenient parking for customers and residents;

• Though design guidance, creating attractive architecture and signage;

• Redesigning Linden Street and interior connections to balance and fully accommodate the needs of motorists, pedestrians and bicyclists;

• Providing full building accessibility; and

• Improving pedestrian access and use of public spaces (i.e. sidewalk dining).

A full evaluation of each section of Wellesley’s Zoning Bylaws, Subdivision Regulations, Building Codes and other relevant regulations as they apply to the Linden Street Corridor has been conducted. Critique memos for each applicable regulation offering comment, options or questions for consideration have also been completed as part of this analysis. Commentary reflects the effectiveness in achieving the Town’s land use goals as stated in the Wellesley Town Plan (1994) and the Linden Street Vision Plan – Phase I (2000).

Land Use & Zoning Recommendations from Phase I of the Vision Plan

Based on the results of the Linden Street Vision Plan: Phase I - Maintaining Character and Managing Change (December 2000, Beals and Thomas, Inc.) several observations and recommendations to address land use and zoning issues were made for Phase II:

• Businesses and residents indicated a preference for the existing land uses and want to focus on small aesthetic improvements;

• Public participation indicated that current zoning should remain as is except for 151 Linden Street;

• Phase II should study mechanisms for maintaining character though new development, and avoid the expansion of non-conforming uses.

• Possibly consider an overlay district that would control new uses while protecting existing ones; and

• The Diehl Family has owned most of the commercial property for 125 years and has been good property managers responding to community needs and desires. They have no intentions of moving but redevelopment of other properties could significantly effect the composition of the district.

Land Use Regulation Analysis

Zoning ordinances are the primary implementation tools of local planning efforts and should directly correspond to a community’s master plan and other local planning documents. Unfortunately, however, conventional zoning is often an impediment to achieving these goals as land development compromises quality to adhere to rules that are inconsistent with planning policy. These results are fragmented and disappointing residential suburbs, highway oriented commercial strips, and deteriorating central business districts – all the direct product of zoning, subdivision, site plan and other conventional land use regulations.

The primary concern raised by property and business owners in the study area was the lengthy review process. A significant amount of time can be required for relatively small projects. Many of the commercial uses allowed (and desired) in the Business and Industrial Districts must obtain site plan approval from the Planning Board and special permits from the Zoning Board of Adjustments. Additionally, design review is required for nearly all new development or external modifications, which requires review by the Design Review Board. The combined review process by the Design Review Board, Planning Board and ZBA can easily take up to 6 months and, in a number of cases, much longer. This can be a disincentive to existing property and business owners in the district wishing to make improvements as well as prospective investment by other development interest that may be desired for the district.

The lengthy review and approval process is not just a Linden Street concern but applies town-wide through the Zoning Bylaws. Any changes to the approval process for the study area would apply to other areas of Wellesley, and would likely be difficult to gained consensus on. An alternative is to establish an overlay district for areas of the corridor targeted for new development, and simplify the review process by establishing performance standards. If new development projects are desired in the district and meet the standards of the overlay district, the review process should be expedited.

Zoning Districts and Current Land Uses

The study area includes about 46.6 acres of land. There are about 81 residences and 167 businesses in the area. The Linden Street Corridor is divided into 4 zoning districts as follows:

• General Residential (GR) District

• Limited Residential (LR) District

• Business (B) District

• Industrial (I) District

The zoning districts are divided roughly into one-third industrial, one-third business, and one-third residential. However, current zoning is not reflective of the existing land uses, which are approximately one-half commercial and one-half residential.

Linden Street Corridor Zoning and Land Use Comparison

Zoning District	Parcels	Total Acreage	Primary Use of Land
General Residential	31	15.4 (33.0%)	Multi-Family Res.
Limited Residential	2	2.2 (4.7%)	Public Parking
Business	12	11.2 (24.0%)	Multi-Family Res.
Industrial	12	17.8 (38.2%)	Commercial Bus.
Total	57	46.6

The current zoning is reflective of previous uses and orientation of Linden Street toward the railroad, which once played an important role in the commerce of Wellesley. Just 50 years ago Linden Street was the primary area for industrial uses and services supported by the railroad. Today, however, there are few industrial uses that remain in the corridor and none that are serviced by rail directly.

Linden St. Corridor Actual Land Uses

Land Uses	Acres	% of Total
Residential Uses	19.2	41.2%
Commercial Uses	24.4	52.4%
Municipal Uses	2.6	5.6%
Mixed Uses	0.4	0.9%
Total	46.6

The above table clearly shows that the given zoning districts do not reflect the type of uses that existing in the corridor today. For example, a significant portion of the Business Zone is occupied by multi-family housing (Linden Street Apartments behind Diehl’s Home Center); the Limited Residential District is primarily used for public parking (the Tailby Lot); and all of the Industrial District is utilized by commercial uses.

Permitted Uses and Dimensional Requirements

General regulations as they apply to the zoning districts along Linden Street are listed in the table below. Wellesley has cumulative zoning, meaning that what is allowed in lower intensity districts (i.e. General Residential) is also permitted in higher intensity districts (i.e. Industrial). This method often results in conflicting land uses. For example, single- family homes that are built in established commercial or industrial districts can be incompatible and reduce interest in further private commercial investment that may be a land use goal of the district.

The use and dimensional requirements for the General Residential (GR) District appear to work well and result in few conflicting uses or patterns of development. What is permitted by zoning is essentially what exists in the district.

The Limited Residential (LR) District includes just two parcels and 2.16 acres. The Tailby Public Parking Lot covers almost 95% of the land area. This district is a key transition area between the Linden Street Corridor and Wellesley Square. It serves the parking needs of both districts as well as those commuting by train.

Residential development is appropriate and even desirable in the district if it is combined with parking improvements, architecturally compatible (particularly with the commercial buildings on the west side of Bridge Street), and fills a particular housing need in the community such as higher-density moderate to market rate apartments or townhouses. A well-designed residential development over a portion of the Tailby lot could also screen additional parking improvements (such as a parking structure) and add new primary customers to both commercial districts.

Because public streets bind the LR District the setback requirement is 30 feet. This makes any type of residential development difficult because of the interest in maintaining the number of parking spaces. This requirement could be reduced to 10 feet and allow for parking improvements while allowing for higher-density residential development.

Linden Street Corridor Permitted Uses & Dimensional Requirements

Category	General Residential	Limited Residential	Business	Industrial

Uses
One-Family Dwelling	x	x	x	x
Religious Purpose Uses	x	SP	x	x
Public Educational Purpose Uses	x	SP	x	x
Child Care Facilities	x	SP	x	x
Agriculture, horticulture and floriculture (not including raising livestock for sale or loam)	x	SP	x	x
Club, except as customarily carried on as a business	x	SP	x	x
Home occupations (w/no outside storage, signage, employees, add. Parking, etc)	x	SP	x	x
Other Educational Purpose Uses other than public	SP	SP	x	x
Public and semi-public institutions	SP	SP	x	x
Community group residences	SP	SP	x	x
Telephone exchange (no service yard or garage)	SP	SP	x	x
Earth extractions	SP	SP	x	x
Residence of 4 or more unrelated persons reside	SP	SP	x	x
Home occupations (w/2 FT non-resident employees and on-site parking)	SP	SP	x	x
Municipal parking facilities	SP	SP	x	x
Air Navigation facility (w/ two-thirds vote of town meeting)	SP	SP	x	x
Cemetery (w/majority town meeting vote)	BOH	SP	x	x
Municipal Light Plant or Water Works Plant (application by BPW)	SP	SP	x	x
Conversion of public use to permitted use in district (two-third vote at town meeting)	SP	SP	x	x
Two-family dwelling	x		x	x
Townhouse of 3 or more units (subject to specific dimensional requirements	x
Board house or lodge without restaurant	x
Non-Profit housing of 3 units/building with 50% of residents 62 years or older	x
Public housing for the elderly	x
All uses allowed in SR, GR, or ED Districts			x
All uses allowed in SR, GR, ED or B Districts				x
Light manufacturing and assembly				x
Dry cleaning (w/ chemical solvents used)			SP	x
Motor vehicle sales and service			SP	x
Motor vehicle body repair and/or painting			SP	x
Sales of trailers, boats or RVs			SP	x
Sale/Rental of tools/equip. outdoors			SP	x
Retail sales with outside sales area			SP	x
Sales from trailers and vehicles			SP	x
Customary accessory uses with those permitted	x		x	x
Automated or mechanical car wash			SP	SP
Drive Thru windows			SP	SP
Similar Uses to those specified in the district			SP	SP
3-Family+, Apartment house, hotel, apt. hotel, hotel or inn			x	x
Restaurant, tea room or other eating place			x	x
Retail store <=50,000 SF of floor area and inside sales			x	x
Retail store >50,000 SF of floor area and inside sales			SP	x
Theater, hall, club or other places of assembly			x	x
Office, bank or other monetary institutions			x	x
Public or semi-public building			x	x
Motor vehicle storage, filling stations, repair shops, printing, telephone exchange			x	x
Veterinary hospital with 400 s.f. or less of run space			x	x
Light manufacturing where majority of product sold at retail on premises			x	x


Dimensional Requirements*
Maximum Residential Density (SF/Unit)	7,000	2,500	N/A	N/A
Minimum Lot Size	28,000	50,000	N/A	N/A
Minimum Open Space	0.65	N/A	N/A	N/A
Maximum Lot Coverage by Building	0.2	0.2