Town of Wellesley, Massachusetts - Cedar Street Vision Statement and Area Plan

This report is the final product of the visioning phase of the Cedar Street planning project, and represents the culmination of findings and recommendations that should help guide a future work program for the corridor and area, and subsequent phases of effort related to this project. To understand how the recommendations have evolved, the consulting team has attached the other reports prepared in relation to this project, in the appendix to this document.

Nurturing a vision for Cedar Street is based on understanding what the corridor is, and what it can be in the future. To many, Cedar Street is defined by the large amount of traffic that moves along it, seeking access to other destinations. To those who live along Cedar Street, for example, or in adjacent neighborhoods, the corridor represents access to both home and the larger community. The suggested vision for Cedar Street seeks a balance between local and regional connections, but establishes neighborhood protection and enhancement as a paramount objective.

This report is organized to first address the larger vision that should guide future work and planning for Cedar Street, followed by specific recommendations related to traffic and circulation, streetscape and general design, and land use. Finally, because all of these recommendations must be tied to a coherent work program in the future, we have recommended program elements that the Town should consider including in a future Request for Proposals (RFP) from the planning and design consulting community.

Listed on the page that follows is a suggested vision that has grown from many conversations with residents, public officials, and business community representatives, and from investigations undertaken as a part of the project. Some of these perspectives were shared at the December 3rd public forum, and other views were obtained through the interview process conducted as part of this project. Unlike many planning projects, the Cedar Street project does not involve major change, rather it involves undertaking future planning that will nurture and enhance the attributes that already exist.

In many respects, the vision articulated on the following page represents the natural, positive evolution of the Cedar Street area, if appropriate strategies are pursued. When reading the vision statement reflected in the italicized print, the reader is asked to imagine a highly possible future, realized.

As one walks, cycles, or drives along Cedar Street, one is aware of the collection of diverse home styles and neighborhoods that traverse the corridor. Neighborhood schools, sidewalks, and local streets help connect residents to the larger community and area businesses. As a pedestrian, one is aware of the natural resource areas that border the corridor, and feels safe when crossing the roadway to get to schools and other neighborhood locations. Streetscape and landscaping improvements make it clear to motorists that they are in a residential area, one that is punctuated by stately trees, flowering and ornamental shrubs, and clearly defined walkways. These built and natural features reinforce that the corridor is much more than just a regional connector -- it is a high quality residential environment.

The vision articulated above is not exotic or elusive; it is well grounded in the realm of possibility, and can be accomplished with focused (but not monumental) effort or expenditure. The area plan concepts and strategies described below and reflected in the attached pages, are designed to help nurture this vision.

The consulting team believes that an array of strategies can be pursued in subsequent phases of planning for Cedar Street, to help achieve the vision reflected above. To accomplish the vision for the Cedar Street Corridor, the following planning and design strategies are recommended and highlighted below. Some of these strategies and recommendations are reflected on reduced maps of sections of the corridor, and are attached to this report.

To ensure that increased traffic volumes are not allowed to further penetrate into neighborhood areas, it is recommended that key intersections and residential\commercial borders be designed in a manner to protect nearby residential areas. Specifically, the Hunnewell\Cedar\McLean intersection should be redesigned to improve sight lines and associated safety issues. The improvements, including traffic signals if warranted, should be designed to minimize traffic onto McLean Street.

Further, any future redesign of the Route 9 and Cedar Street interchange should be undertaken to improve safety conditions and pedestrian access over Route 9, and not to accommodate higher traffic volumes. Improvements to directional signs and reconstruction of the pedestrian walk and stairway within the existing interchange are key improvements that should be pursued. Future policies regarding the redesign of the Route 9 interchange should be fashioned, and should underscore the residential nature of the surrounding uses, and note the traffic distribution capability of the interchange itself.

The eventual boundary between the McLean Street neighborhood and the Sun Life of Canada properties will most likely include some type of road upgrade, redesign, or relocation. For all eventualities, the key traffic design principle must be the removal of the potential for traffic access from the commercial site to the surrounding residential area. As much as possible, the goal should be the separation of commercial and residential traffic. In this manner both the residential and commercial areas can operate without hindering the activities of the other. Both built and natural buffers and barriers should be considered.

Along Cedar Street, from Walnut Street to Hunnewell Street, an analysis followed by design recommendations should be undertaken to identify specific traffic calming measures. The objective of this effort should be to protect and enhance the residential character and image of Cedar Street. New signs, lights, crosswalks, reset/install curbing, and an emphasis on pedestrian facilities should be emphasized. In particular, methods to slow traffic should be focused around playground and school sites within the area.

A key factor in achieving the vision set forth for the Cedar Street corridor is to prepare a Neighborhood Design Plan that focuses on methods to protect and improve the residential image of the project area. Said plan may include upgrading the quality of sidewalks, adding new or improved walkways, such as the one that is part of the Route 9 interchange, and clearly defining and landscaping the boundaries between residential and commercial uses. In many instances, the design improvements will include additional landscaping, planting and maintenance of ornamental shrubs or trees. Future phases of the Cedar Street project should involve detailing the appropriate scale of the improvements. However, taken together, they should create a more unified visual experience. Consideration should be given to a planting program that provides a unique identifier for the corridor. To offset the image of a heavily traveled corridor, a unique, unified and defined visual image is necessary and critical for neighborhood preservation. A unified planting scheme along with other streetscape elements can help to overcome the visual fragmentation of the corridor.

In general, an objective of any Neighborhood Design Plan should be a visual softening of infrastructure and traffic characteristics. New lighting fixtures, consistent with residential scale, should also be considered, along with an analysis of key views to be protected or created. Creating a softer and more tranquil image, one that can possibly take advantage of the surrounding open space resources, is consistent with the vision statement that is described. These concepts can and should be more formally articulated in a future plan.

Within the project area there are key sites whose use and reuse will play a significant role in the future character of the area. It is important to establish land use objectives for these sites, consistent with the vision of the entire corridor.

First, the public housing facility on Barton Road must be visually integrated into the larger corridor area. Currently, this obsolete facility is isolated from view and not operationally or visually part of the neighborhood. In its current state, it is a detriment to the project area. Long term but sustained full reconstruction of this facility, into a first class public housing facility, should be a priority land use objective. As part of any reconstruction proposal, a site plan must include ways to visually integrate the facility into the neighborhood. Consideration of some neighborhood commercial use and other site related amenities should be explored to ensure that this development does not become an isolated enclave. The Hastings Village development proposed for Hastings Street has the potential of becoming an isolated enclave, similar to the Barton Road public housing, if careful site and circulation planning is not considered.

Second, while for the foreseeable future, the National Guard Armory on Minuteman Lane will maintain its military use, a policy of residential reuse, consistent with neighborhood character, should be adopted. Further, considering that significant portions of the site are wetlands, said residential policy should include the possible use of some of the surrounding areas as a park or natural area.

Third, while limited due to the existence of Route 128, open space improvement actions creating more access to the Charles River should be actively pursued. The redesign of the aqueduct right of way, just south of the Cedar\Walnut Street intersection, is one opportunity to create a small but effective riverfront link. Similarly, the area east of Walnut Street and sites bordering the Charles River, should be examined for riverfront access and redesign. Opportunities to secure easements and other permissions from property owners that abut this area should be further studied and pursued.

Fourth, current land use and zoning discussions between the Town, the local neighborhood, and Sun Life of Canada, need to establish a land use program which defines a clear residential edge and landscaped buffer between commercial and residential activities. Depending on the final resolution, there may be an opportunity for increasing open space along the Route 9 corridor. This opportunity should be explored and, if possible, designed to lessen the visual impact of commercial uses that abut the Route 9 and Route 128 intersection.

Fifth, the commercial zoning districts and the associated commercial development along the Route 9 corridor, adjacent to Cedar Street, and along Cedar Street itself, should be examined for long term redevelopment potential. Specifically, potential lot assembly and reuse capability should be examined given existing development regulations and regional commercial trends. As part of a lot assembly analysis, traffic and visual impacts on the surrounding residential areas and roadways should be evaluated. Further, given current or potential development scenarios, zoning and site design regulations should also be examined to determine if zoning incentives can be created that will result in the reuse or redesign of the commercial corridor, consistent with the overall vision for the project area.

The policies described above will allow the Cedar Street corridor to protect and improve its greatest asset-the residential neighborhoods. Such policies also recognize the transportation and regional access values of Route 9 and Route 128. The vision for Cedar Street allows for both local and regional access to function in a compatible manner.

In keeping with past planning project practices, the Planning Board selects a Phase II project committee prior to issuing a Request for Proposals (RFP) for subsequent work elements. The project committee has previously reviewed and approved the RFP that is circulated. We encourage the continuation of this practice. In practical terms, this will mean that the Planning Board needs to select the project committee in the near future.

The principal objective of the second phase of work related to this project will be to create a "Land Use and Neighborhood Design Plan" whose implementation will accomplish the vision of Phase I, and protect and improve the operational and visual character of the project area and residential neighborhoods.

Streetscape and Neighborhood Design: Using the Cedar Street Vision Statement and Area Plan as a guide and reference point, conceptual design options for improving and unifying the visual character of the area should be prepared. This will include but not be limited to new and restorative plantings, site clean up and unified streetscape elements, such as lighting and crosswalk treatments. A recommended design approach with visual examples should be prepared, along with a deliverable that includes a preliminary budget, schedule, and maintenance plan.

Access and Safety: Prepare a pedestrian circulation plan that improves project area integration, cohesion, and safety. Said plan should include recommendations concerning sidewalk maintenance and extensions of sidewalks, where appropriate, and traffic calming measures. Particular attention should be given to existing and potential crosswalk locations and improvements to crossing Route 9, and accessing the two elementary schools in the project area. All plan recommendations should be compatible and harmonious with the design recommendations described in work program element #3, below.

Traffic Mitigation Programs: In addition to determining the status and implications of all potential Town and State traffic improvement projects scheduled for the project area, including any proposed work along the Route 9 bridge and intersection, recommendations should be made to insure minimal regional traffic impact on existing residential areas along and adjacent to the corridor. Included in this effort should be a review of the location and informational clarity of all traffic signs, to insure a minimal number of inappropriate traffic movements.

Land Use, Design, and Buildout Alternatives for Key Sites: A parcel assembly and associated buildout analysis should be prepared for the existing commercially zoned properties that are located along and adjacent to the corridor. The analysis should include a review of potential zoning incentives and guidelines that would direct future commercial development consistent with the overall vision of the project area. Prepare conceptual design alternatives for the Barton Road public housing facility that address both physical improvements to said housing, and visual integration into the project area. In coordination with the Planning Board, submit initial design concepts to the Wellesley Housing Authority for review, and schedule forums to insure neighborhood participation and support. Further, prepare a concept plan indicating the key features of the National Guard Armory site that would need to be preserved to protect the residential qualities of the surrounding neighborhood area, in the event of a closing of said facility in the future.

Current and Future Projects Integration: Planning for the design and operational requirements necessary to insure that any expansion of the Sun Life facility protects and improves the viability and visual character of the abutting residential neighborhoods must continue. This be work program item may be accomplished in the very near future through the ongoing negotiation between the Town and Sun Life.

The above work program elements are suggestions that are intended to be further refined by the Planning Board and Town to suit its needs. It is clear to the present consulting team, that major elements of the work program are related to design, but must be carefully integrated together with a public participation and planning process that will insure an effective overall program.

This report reviews the major findings that have resulted from the interviews of stakeholders conducted on October 6, 1998. Additionally, for those individuals who could not attend the October 6th interviews, telephone interviews were also conducted.

A total of 14 individuals were interviewed, including various department heads such as the Town Engineer, Director of Natural Resources Commission, Housing Authority Director, Planning Director, and Assessor. The Town's consulting Traffic Engineer was also interviewed. Additionally, a cross-section of residents were interviewed, as were business owners, and representatives of major business properties such as from Druker, Wellesley Office Park, and Sun Life. Listed below are the questions that were asked of those interviewed:

Since the consulting team interviewed both residents of the area as well as business people and department heads, some of the answers given by interviewees often reflected the specific focus or professional interest of the actual person questioned. In many instances, however, certain comments recurred with frequency, regardless of interest group affiliation.

Many of those interviewed believe that Cedar Street does not function as a continuous corridor linked by a common physical structure or identity. Most consider Cedar Street as two distinctive areas or segments: the area from its intersection with Walnut Street to the first intersection of Route 9, constituting the first segment; and the area from Route 9 southerly, past Hunnewell and Dunedin Roads, to the Needham town line, constituting the second segment.

The first segment of the road that runs from the intersection of Walnut at Cedar Street to the Route 9 intersection is considered a diverse collection of middle income homes and neighborhoods, with stable property values. Many of those interviewed believe that the diversity of housing types is a genuine asset to Wellesley. Many believe that the peak hour traffic volumes serves eclipse the other virtues of the roadway, including its proximity to the Charles River and adjoining MDC land. Most also commented that it would be unlikely that this segment of the road would ever have a uniform design identity, and believe that such uniformity is not needed in order to enhance the quality of life along or nearby the corridor.

The second segment of the roadway engendered a different series of reactions, including concern about the erosion of neighborhood fabric as a result of continuous cut through traffic volumes, and the challenges posed by adjoining commercial land use, and concerns associated with the recent Sun Life rezoning proposal. This issue will be further and separately discussed elsewhere in this report. The area around the Fiske School was characterized as a diverse but cohesive neighborhood. Both traffic circulation and volume concerns were perceived as threats to the neighborhood environment.

Many of those interviewed indicated that the commercial uses that adjoin Route 9 and Cedar Street on the south side have little connection to the neighborhoods that surround this area. Some residents expressed openness about the possibility of encouraging stores with a neighborhood-orientation --for example stores that area residents could walk to. While interest was expressed about aesthetic improvements at these commercial sites, there was uncertainty about whether town actions, such as revising zoning regulations, would succeed in changing the appearance or function of these sites. Some indicated that if pedestrian improvements could be made, there would be some incentive for area residents to shop at these sites.

Segment One: Many of those interviewed commented that there might be additional opportunities to link open space more directly to the neighborhood area. Specifically, there was strong interest in further exploring ways to use the Cochituate Aqueduct land and easement as such a link, particularly since it would connect Cedar Street neighborhoods with the nearby amenities of the Charles River and the green space along it. This concept has been previously identified in the "Wellesley Open Space and Recreation Plan 1995 through 1999." Further, there seems strong interest in finding a way to connect or create walking paths from the adjoining neighborhoods to this green space area, by virtue of easements or other potential dedications.

Segment Two: A variety of comments related to open space and natural resources in this segment of the study area. Many commented that Hunnewell Street and Dunedin Road provide nice opportunities for walking and jogging, despite some concerns of safety at intersection locations. The Rosemary Brook Town Forest is believed to be a great amenity for the area, although it is considered to be somewhat isolated in terms of access and visibility. A further exploration of ways to enhance neighborhood connections or pathways to this resource may be worthwhile. Some believe that negotiations with Sun Life could yield beneficial results in relation to preserving open space amenities for this area. Others are more skeptical about this potential outcome.

Most of those interviewed believe that it is unlikely that traffic improvements will lead to a reduction in traffic volume along the corridor. Most realize that Cedar Street is a major alternative to both reaching and escaping traffic along Route 128. Some of those interviewed believe that deteriorating traffic conditions and levels of service is a result of increased commercial development in the Town and region. Others believe the regional expansion of residential housing to be the primary source of volume increases.

Bill Scully, the Town's traffic consultant, described Cedar Street as a "regional subroute." Mr. Scully listed a variety of important traffic improvements, some of which are already under study, as necessary. These include the following: reconstruction of the bridge and interchange of Route 9; signal and/or minor geometry improvements at Cedar and Hunnewell Streets; signal at Walnut and Cedar; improved access to Wellesley Office Park; and alignment of Sun Life driveway with new traffic signal to be constructed at Route 9. Most of the improvements that Mr. Scully identified, relate to safety and improved circulation, rather than increased capacity.

Many of those interviewed believe that a more attractive streetscape could be defined and reinforced along certain areas of the corridor. The commercial area near the Fiske School was identified as a place for improved aesthetics and plantings. Additionally, the Route 9 ramp area and cloverleaf was identified as an area which should be re-planted and cleaned up, regardless of whether it is a responsibility of the state or Town. Several residents and a business owner commented that the stairs within the cloverleaf area, used by children approaching the Route 9 overpass to get access to the Fiske School, are in a deteriorated condition. Weeds and over grown vegetation, along with deteriorating pavement surface conditions of the walkways, characterize this area.

The consulting team repeatedly attempted to solicit resident viewpoints about needs pertaining to the public housing site on Barton road. It is clear that the public housing site is a difficult subject for many residents to discuss. Most of those interviewed felt that the Town should attempt to do something to address this area, but were unsure about what actions should be undertaken.

Some residents believe that, at a minimum, the pathways from the housing site to Route 9 particularly for children crossing the road should be made safer and more defined. There seemed to be no clear interest expressed, however, about the Town undertaking a major redevelopment program for the site. But some openness was expressed in relation to pursuing approaches that could improve the quality of the development at this location.

Interestingly, the Housing Authority is seeking funding to redevelop the Barton Road housing site, in a townhouse style format, with the same number of units, or a 5-10 unit increase. Improved residential amenities and enhanced pedestrian access is a primary goal of the anticipated redevelopment program.

The Guard property seems to be viewed by neighborhood residents as an asset. This is largely because the property serves to define and insulate the Minutemen Lane neighborhood from encroachment of nonresidential use, and is a buffer and transition to the public housing site on Barton Road. Most residents of this area would like to keep the Guard use in its present form.

The consulting team interviewed residents from this area as well as representatives from Sun Life. Residents would like some assurance that nonresidential development will be limited in some form. Representatives of Sun Life also seem to want to accommodate this concern, provided the company is permitted to have modest expansion capability.

It should be pointed out that some residents interviewed questioned the wisdom of reclassifying residentially zoned land to non-residential use. Some believe that such action would further undermine the residential fabric of the neighborhoods that surround the Sun Life property.

One idea that was articulated by an area resident appears to have promise, and seems worthy of exploration. This idea involved using new single-family residential housing as a way to form a "built" buffer and absolute boundary between Sun Life and the adjoining neighborhood, to be supplemented by a natural buffer area. Regardless of Sun Life's future rezoning initiative, we believe that the concept of both a built and natural residential buffer may provide the certainty that residents in this neighborhood feel they deserve.

There seems to be consensus that if new development takes place at Sun, there should be a clear separation between access to residential property and access to the commercial site. Sun Life and residents both appear to want minimize land-use conflicts.

Some of the specific ideas and concepts related to these themes have been listed by subject category in the preceding sections of this report. The consulting team believes that these ideas should be presented at the December Public Forum.

The interview participants clearly understand the regional traffic and land use characteristics of the project area. Those interviewed seem to welcome new strategies and ideas, even if they only produce modest results. The range of ideas and suggestions indicate that stakeholders have a strong underlying attachment to the area. The commitment expressed by the participants can be the foundation for policies to visually and functionally unify and improve the area in the near future.