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	N/A	N/A
Maximum Building Height	40	30	N/A	N/A
Minimum Lot Frontage	120	140	N/A	N/A
Minimum Front Yard Depth (Setback)**	35	30	30	30
Minimum Side Yard Width	25	30	N/A	N/A
Minimum Rear Yard Depth	25	30	N/A	N/A
Minimum Building Separation	30	N/A	N/A	N/A
Floor Area Ratio (ratio of building square footage to lot s.f.)	N/A	N/A	0.3	0.3

Site Plan Approval Required	x	x	x	x
On-Site Parking Requirements	x	x	x	x
Design Review	x	x	x	x

* For relevant examples on Linden Street, in the GR District, a 4-unit townhouse scenario was used: in the LR District, a 20-unit non-profit housing development for mixed age groups was used.

** On the Tailby Lot in the LR District, the lot is completely bound by public r-o-w so that the setback requirement is 30 feet for front, side and rear lot areas

The permitted uses and dimensional requirements in the Business (B) and Industrial Districts are very flexible. However, the required front-yard setback (30 feet) and floor area ratio (.3) are geared toward strip development.

A 30-foot front setback would provide enough space for a single row and aisle of parking for a commercial building. Because most existing building and potential available land in the district are small, property owners would be inclined to provide all parking spaces in front of the building. A setback reduction to 10 feet would create more opportunity and incentive to utilize side and rear lot areas to accommodate parking needs. This is a key characteristic of successful neighborhood mixed-use districts.

The existing floor area ratio (FAR) in the I and B districts is low for commercial districts and much too low for mixed-use districts. Under the current requirements, a 1-story building can only cover 30% of the lot area and a 2-story building just 15%. This low coverage requirement contributes more to the strip characteristics of the corridor than any other regulatory factor. To provide for new infill opportunities, reuse of non-conforming building (i.e. 151 Linden Street), and facilitate 2 or 3-story mixed use development, the FAR should be eliminated from the standards. As long as the development meets the other requirements for setbacks, height, landscaping and parking there is no particular need for this requirement.

Site Plan Approval (Section XVIA)

All construction other than 1 and 2-family homes requires site plan approval from the special permit granting authority. The primary purpose of site plan review is to minimize additional traffic congestion in public and private ways. The following additional requirements apply to the Linden Street Corridor zoning districts as well as other districts in Town:

• Major Construction – Changes to the outside appearance of a building and construction of 2,500 s.f. or more; grading/regarding and/or removal or disturbance of vegetation in an area of 5,000 or more s.f.; and construction within floodplains and water supply districts.

• Minor Construction – Exterior changes to a building and/or enlargement or alteration of parking or storage areas.

• Project of Significant Impact – Development with 10,000 s.f. or more of new construction; or 15,000 s.f. of alteration within a building of 15,000 or more of ground coverage.

• Roadway Impacted by Development Traffic – Development with more than 30 trips in a single direction in one hour.

Under the current requirements, small changes to the outside appearance of a building require site plan review as well as design review. The Town should consider a threshold for smaller commercial projects that meet the objectives of the district and where potential impacts can be resolved administratively or through performance standards.

Off-Street Parking (Section XXI)

Site plans must be submitted for any new or altered building showing that there is sufficient on-site parking. For the Business and Industrial districts, the requirement for all business, commercial, educational, and industrial uses are 1 space for each 150 square feet of ground floor area but not less than 3.2 spaces per 1,000 square feet of floor area in the building. This is a steep requirement. Typically, parking requirements in commercial districts are between 1 space per 200 to 400 square feet depending on the use. In mixed-use district the requirements are typically much lower because parking is more likely to be shared by uses with different peak demands.

Other districts allow for public parking to be factored if within 600 feet of any portion of the parcel and individually or jointly having 50 or more spaces. If so, parking is reduced to 2.5 spaces per 1000 gross floor area of commercial floor area. There are currently no provisions allowing for off-site satellite parking for employees or shared parking agreements between adjoining buildings and uses where peak demand times differ.

Linden Street Zoning District Parking Requirements

Uses	District	Minimum Number of Parking Spaces
Hotel, Inn, lodging house, restaurant, or other eating place	GR,LR	Either 1 space/2 guest rooms or 100 s.f. of food served, whichever is greater
Apartment building or group of buildings containing 3 or more dwelling units	LR	1 space on the lot for each dwelling unit
Town House	GR	2 spaces on the lot for each dwelling unit
Any building used for any business, industrial, educational or commercial purpose	B, I	1 space for each 150 s.f. of building ground coverage but not less 3.2 spaces per 1,000 s.f. of building floor area

If 15 or more spaces are provided or required on site, the parking lot design standards apply. Standards for 61 to 90 degree parking are: 8’6” space width; 18’ space depth; and 24’ aisle width. Compact cars can be used to satisfy up to 30% of required spaces with a standard 7’6”x15’ dimension.

Two (2) driveways per street line are permitted. In many instances this can create unnecessary curb-cuts and reduce vehicle and pedestrian safety. Driveway minimum width requirements are 12 feet for one-way and 18-24 feet for two-way. In order to improvement the pedestrian environment from unnecessarily wide curb-cuts, there should also be a maximum driveway width.

Paved parking areas must be setback 5 feet from any building wall, private or public way or residential district or used for residential, conservation or park purposes. The parking areas must also be constructed of durable, dustless, all-weather surfaces and provide curbing, wheel stops, or other devices to prevent driving into setback areas.

The Town should consider amendments to the parking requirements as follows:

• Reduce the on-site parking requirement from 3.2 to 2.5 spaces per square feet of gross building space.

• Provide for substitution on-site parking with nearby public parking lots if Tailby Lot is expanded in the future.

• Provide for shared parking agreements between adjacent property owners where uses are compatible and have differing peak demand times.

• Provide for off-site parking agreement for employees.

• Establish maximum width requirements for driveways to improve pedestrian safety.

• Internal connections and common driveways should be encouraged where feasible.

Parking Lot Landscaping Requirements

The following requirements apply to the Linden Street Corridor:

• For parking areas of 20 spaces or more, 1 tree per 10 spaces is required on any perimeter that abuts the sideline of a private or public way, or residential district or use.

• Ten percent of a parking area has to be landscaped open space and at least 50% must be interior open space.

• Trees must be 2 inches in diameter at 5 feet above grade and of a species of rapid growth and hardiness. Existing trees must be preserved to the extent practicable. Landscaped screening is required for parking lots abutting residential districts or uses including dense growth, 5 feet in height and width, properly maintained, and shielded light.

The Town should consider additional frontage landscaping requirements that are consistent with the accepted streetscape plan for Linden Street. This should include sidewalks, planting strips, and landscaping materials where the plan is not completed. The minimum requirement of a 2-inch diameter tree is a fairly small for an urban environment. The Town should consider 3-inch caliper to improve the chances of survival.

The following landscaping recommendations are recommended for the Linden Street Corridor:

• Require new development and redevelopment to provide frontage landscaping plans consisted with the accepted streetscape plan for Linden Street.

• All trees should have a have a minimum caliper of 3” measured at 4 feet above ground level

• All trees should be limbed up a minimum of 8 feet above ground level

• All trees should be heat, drought and salt tolerate. Recommended species include: Linden, Sycamore, Ginkos, Yellowwood, Honey Locus, American Elm, and Norway Maple.

• Existing trees over 6” in caliper should not be removed except with permission from the Planning Board.

• Plantings should respect the integrity of the street, should not obscure buildings, and should allow views to and from streets and sidewalks.

Design Review (Section XXII)

The Design Review Board reviews applications for sign permits, site plan approval and other projects specified by the Zoning Bylaws (such as other applications requiring a special permit). The Board is strictly advisory and follows the Wellesley Design Guidelines Handbook. Review and recommendations are incorporated into the recommendations of the Planning Board and on to the SPGA. The following requirements apply to the Linden Street Corridor as well as other zoning districts:

• A detailed advisory review of uses and structures having substantial impact on the Town.

• The purpose is to prevent blight, enhance natural and aesthetic qualities, conserve value of land and buildings, and protect and preserve historic and cultural heritage.

• Design criteria include:

» Preservation and enhancement of landscaping – preserve in natural state as much as practicable.

» Relationship of buildings to environment – relate harmoniously to terrain and use, scale and architecture of existing buildings in vicinity including height, street façade, rhythm of solids and voids, spacing, materials, textures, and color, roof slopes, and scale.

• Open space – designed to add to the visual amenities of the area.

• Signs and advertising devices – size, locations, design, color, texture, lighting and materials.

• Heritage – minimize disruption, removal of traditional and significant historic uses and buildings.

Signs and Identification Devices (Section XXIIA)

The following requirements apply to the Linden Street Corridor:

General Provisions

• Signs must relate to the context of the building façade, pattern of the street front, and other permanent structures and elements in the immediate vicinity in terms of size, brightness, style, height and color.

• Signs must be sized and located so as to avoid obscuring architectural features

• Lettering height on secondary signs must be smaller than on the primary sign.

• Roof signs, moving signs and internally illuminated signs are not permitted

• Banner signs may be placed across public or private ways with permission of Board of Selectmen

• External illumination must be white, steady, stationary light shielded and directed at the sign.

• All pre-existing non-conforming signs can be maintained but not altered unless to bring them into conformance with the regulations.

• Standing signs must be setback at least 15 feet from the nearest property boundary and located on the same lot as principal building.

• Temporary signs can be placed for up to 30 days and must be removed promptly after the given event.

• Projecting wall signs (perpendicular to the building) may not project more than 4 feet off the building and not over a public sidewalk.

• Window signs and panel signs are considered wall signs under the regulations.

• Design Review Board reviews all sign permits and makes advisory recommendations to the Building Inspector prior to issuing permit.

• Special permits may be granted for non-conforming signs if: scale is in reasonable relationship to vicinity and nearby structures; it defines or enhances architectural elements; is in harmony with other nearby signs; style is reasonably compatible; does not present a safety hazard

• SPGA shall not approve signs which: have more than 2 colors and internally illuminated; wall signs exceeding the height of the top of a wall or 75 square feet in area; standing signs that exceed 10 feet in height or 50 square feet, or closer than 5 feet to nearest property boundary.

• Signs can not be painted or posted directly onto building but must have an intermediate surface except for individual lettering

Maximum Number of Signs Allowed – No more than 2 of the following 4 types are allowed: wall, window, standing, or awning for each business. If there is more than 1 entrance or a business is located in more than 1 building, an additional wall sign of the lesser of 25 square feet or 10% of the façade is permitted. Directory wall signs are permitted based on 1 square foot per each business located in the building or 6 square feet total, whichever is less.

Maximum Allowable Sign Dimensions - The Business and Industrial zoning districts along Linden Street are listed as “Commercial Districts” in the sign regulations. The maximum area of signage allowed for a given business in this area is the following: The sum of the areas of wall, window and awning signs of a business must not exceed the lesser of 10% of the façade of the business establishment or 50 square feet. Specific sign dimensional requirements for this area are as follows:

Sign Requirements for Commercial Area of Linden Street

Sign Type	Height	Area	Number	Letter Height
Standing	6 feet	25 SF	1/Lot	14 inches
Wall	20 feet	50 SF*	1/Bus.	14 inches
Window	N/A	10 SF**	1/Bus.	8 inches
Awning	N/A	25% of awning*	1/Bus.	8 inches
Temporary Window***	N/A	25% of window	N/A	8 inches
Temporary	N/A	12 SF	1/Lot	N/A

* or 10% of business façade area, whichever is less

** or 10% of window area excluding doors if less

*** Paper poster board only

Reinventing Strip Development – General Issues & Objectives

Flexibility

The Town of Wellesley and private property and business owners along Linden Street must anticipate changes in consumer preference as the community grows and develops. National preferences have changed over the past several years making older downtowns and traditional neighborhood development (TND) increasingly popular. (Wellesley Square’s renewed popularity and recent private investment is a good example of this). The characteristics that today’s consumers are looking for are attractive, pedestrian friendly and safe environments for living, working, shopping and entertainment. The Town of Wellesley, working in close communication with Linden Street property owners, business owners and residents, must provide the flexibility to adjust to these market demands.

The Impact of Appropriate Plans, Policies, and Regulations

Public commitment and consistency will encourage private investment. The Linden Street streetscape plan, traffic and parking improvement plans, design guidelines and regulation amendments are all important publicly-sponsored measures to implement the desired changes to this corridor. The following objectives are critical:

• Integrate public facilities into the improvement strategy in a way that helps to shape the desired enhancements and investment by the private sector.

• Devise land use regulations that facilitate private implementation of the public strategy. (i.e. Frontage and interior landscaping and pedestrian access design standards that complete sections of the streetscape plan that is not scheduled for implementation by the Town in the immediate future).

• Incorporate specific performance standards into zoning regulations for landscaping, signage, architectural quality, pedestrian linkages, and other planning details crucial to the overall success of the corridor.

• Coordinate and expedite the public review and approval process with limited jurisdiction (as few boards as possible and without special permits).

• Direct public investments into the corridor such as infrastructure, streetscape improvements, housing and parking facilities to facilitate mixed-use and high quality infill development by the private sector.

Design Guidance

In order for the commercial section of the corridor to be successful in the future it should look less like strip development. Some key public and private redevelopment strategies are as follows:

• High quality building design and retail-oriented first floor facades;

• Enhance and expand pedestrian-scaled features such as streetlights, sidewalk pavers, mature trees, quality signage, and landscaping; and

• Work with the local utility company to bury power lines if possible.

Ideas for New Development Standards & Design Guidelines

We propose, where appropriate, the deployment of mixed use (or transition districts) in the Linden Street Corridor Area. Accomplishing this would involve selected revisions to the existing zoning bylaws in the areas of permitted uses, site plan review, dimensional requirements, signage, parking and landscaping requirements. (See notes for each of these bylaws above). The second approach is a new bylaw introducing an overlay district to the Limited Residential, Business and Industrial districts within the corridor. This new overlay district would accomplish the mixed-use objective without changing existing underlying zoning regulations. (See the Linden Street Traditional Neighborhood Development Overlay District below). Both of these approaches are illustrated on the Linden Street Project Board (available in the Planning Office).

Graphically-Based Design Standards

The purpose of a graphically-based (typological) ordinance is to clarify requirements, make it easy to use by the general public, and to reduce the amount of text necessary to meet legal requirements. A series of matrices and associated graphic standards that illustrate by district and use the following requirements:

General Specifications – Addressing use and placement:

» Lot Size, Area and Density

» Building Height and Placement

» Building Articulation (positioning of building & accessories)

» Building-to-line at streets and interior areas

» Building Uses (including vertical requirements)

» Yard Requirements and Accessory Buildings

Architectural Standards – Generally guiding the use of materials, configurations, and techniques of construction to produce harmony among buildings in the corridor areas (i.e. emphasis on neighborhood and village centers):

» Accessories (i.e. awnings, canopies, etc.)

» Building materials, scale, bulk and styles

» Permitted Encroachments (i.e. balconies, stoops, covered walkways, etc.)

» Solar Standards (relating building heights to setback and street widths)

Streetscapes and Parking - The objective is to create spaces where pedestrians feel comfortable and safe while providing for adequate vehicular movements. Street section illustrations reflect the public review and input received in the first 2 workshops with regard to building relation to the street, width of travel and parking lanes, alignment of trees, and sidewalk widths based on a traditional village character. The hierarchy includes the following:

» Open Spaces (Squares, Commons and Parks)

» Linden Street (treatment will vary based on location – commercial core would be boulevard or avenue treatment)

» Small Private Streets (internal connections)

» Loading and Service Alleys

» Parking On-site and on-street

Landscaping Requirements - This matrix illustrates recommended planting specifications for public and private spaces. Diagrams and illustrations include a listing of native or other appropriate species including procedures for installation, size, and placement for use on public and private lands.

» Deciduous and evergreen canopy trees

» Medium sub-canopy trees

» Small flowering under story trees

» Shrubs and vines

» Groundcover

Performance-Based Standards

This technique regulates the characteristics of uses rather than the uses themselves. A series of performance-based standards have been developed for the I, B and LR districts that enable an appropriate mix of uses, ensure protection against potential negative impacts, and manage growth based on the capacity of local infrastructure. Performance standards are one of the best means of implementing plan objectives (e.g. provide convenient services to residents, reduce traffic congestion, and improve pedestrian environment).

Traditional Neighborhood Development (TND)

Numerous municipalities have adopted TND ordinances as a tool to combat sprawl. Unlike conventional ordinances, which tend to prevent traditional patterns of walkable, mixed use neighborhoods, a Traditional Neighborhood Development (TND) ordinance can re-introduce historic development patterns. Based on input from town staff, the committee, property and business owners, and general public, it has been determined that TND fits the scale and desired development patterns of Linden Street. The draft ordinance (below) is designed to accomplish the following goals:

» Establish neighborhoods with clear edges

» Encourage social, educational, employment, recreational and shopping opportunities in close proximity to residences

» Design streets to balance the needs of both automobiles and pedestrians

» Provide for building sizes and character that define streets and public spaces

» Provide for open spaces designed for social activity and recreation

» Reduce the requirements for infrastructure, automobile use, and pollution

Linden Street Traditional Neighborhood Development Overlay District

(A proposed new section for the Town of Wellesley Zoning Bylaws)

1. Purpose

In a manner consistent with the Wellesley Comprehensive Plan, the purpose of this Overlay District by-law is to maintain and enhance the aesthetic character, economic vitality, creative and efficient use of available space, and community-oriented, mixed-use environment of the Linden Street District. This district incorporates the areas zoned Limited Residential (LR), Industrial (I), and Business (B), which is fully served by municipal utilities. A mixture of uses within the overlay district and within lots and buildings is encouraged in order to accommodate a wide variety of users and to maintain and enhance the district’s neighborhood character. All efforts should be made to create a pedestrian-oriented environment within the district by creating links between existing and proposed areas of activity in order to better serve the needs of residents and visitors. Accommodation of pedestrians, bicyclists and public transit should be evenly balanced with the needs for motorized vehicles. Given the availability and distribution of public and private parking facilities in the district and the desire to maximize the utility of scarce land resources, the creative use off-street parking should be encouraged to provide for infill development wherever feasible.

2. Relationship to Other Bylaws

Due to the critical importance of this Overlay District to long-term vitality of the district, this by-law shall be used and interpreted primarily on its own, and as an alternative to the underlying zoning districts. Certain other general sections of the bylaw will still apply to this District including but not limited to site plan review, design guidelines, signage requirements, and landscaping.

3. Permitted Uses

Table 1 established the uses in the district that are permitted by right (P), by special permit (SP), and not permitted (N) in the Overlay District. Permitted uses are also allowed based on street level and orientation of use.

TABLE 1: LINDEN STREET TND OVERLAY DISTRICT USES

USES	GROUND FLOOR	2ND FL. & ABOVE
Residential
Townhouses, Residential Condominium, apartment building	SP	P
Mixed residential/work space which Conforms to all building and life safety codes	N	P
Bed and Breakfast	P	P
Apartment Unit, Accessory Apartment (Studio apartments shall be a minimum of 600 SF; 1-bedroom min. of 750 SF; 2-bedroom min. of 1,000 SF)	N	P
Home Occupation	P	P
Group Home, Assisted Living Residence, Shelter, Halfway House, Single Room Occupancy	N	N

Commercial
Miscellaneous professional and business offices and services including, but not limited to legal, and other professional services and finance, banking, insurance and real estate offices	P	P
Medical Center including accessory medical research and associated facilities	SP	SP
Business offices including such uses as corporate offices, back offices, and insurance processing but excluding professional services, such as real estate, banking or legal, or any office where the primary function is to provide services to retail customers or individuals	SP	P
Retail establishment selling principally convenience goods including, but not limited to, food, drugs, and proprietary goods and establishments selling general merchandise, including, but not limited to, dry goods, apparel and accessories.	P	P
Outdoor Entertainment (Concert and Festival areas)	P	P
Bank	P	P
Bank Drive Thru	SP	N
Personal and Consumer Service Establishments	P	P
Restaurant and pubs where consumption is primarily intended to be on site	P	P
Outside Accessory Retail and Restaurant Uses (i.e. sidewalk dining areas)	P	P
Research and Development Facility	SP	P
Delivery Services	N	N
Funeral home	N	N
Medical or Dental Office	SP	P
Hotel/Motel	P	P
Pool or billiards hall, amusement arcades, and bowling alley	SP	SP
Movie Picture and Live Theater not including night club/dance hall or adult uses	P	P
Repair Service Establishment	P	P
Library/Museum	P	P
Trade/professional school	SP	P
Private Club	SP	SP
Convention Center	SP	SP
Commercial and public parking lot or structure	SP	SP
Day Care, school aged child care program and family day care	SP	P
Membership Club for health or athletic facility operated for profit	P	P
Outdoor commercial recreation use, miniature golf, temporary carnivals	SP	N
Night Club/Dance Hall	SP	SP
Telecommunications Facilities, Structures and Antennas	N	N
Bus and Rail Passenger Terminals	SP	SP

Ground Floor Use – Those uses with primary access, frontage and orientation to Linden Street at ground level.

2nd Floor and Above – Those uses with primary access, frontage and orientation to Linden Street but separated from ground level by one story or more.

P – Allowed by right. All uses must comply with all other applicable codes. (Site Plan review may be required for uses above a certain threshold)

SP – Allowed by Special Permit

N – Not permitted in the District

Commentary: Important to the long-term viability of the Linden Street commercial areas is allowing for the expansion of a broad and flexible range of commercial, professional and residential uses. A combination of uses including retail, food and entertainment, professional services, recreational, cultural, and governmental must be permitted if Linden Street is to remain as a “place of necessity” for residents and continue to attract prospective investors. Well placed professional offices and residential uses (optimally on upper floors) fill vacant/underutilized spaces, create investment opportunities, provide built in security, and reduce traffic (i.e. you can live, work, shop and eat all within walking distance). Only truly incompatible uses should be separated in the overlay district. Much of the potential for incompatible uses can be addressed through performance standards and vertical separation, which ensure that conflicts between certain uses don’t occur. This proposal allows for a broad range of uses and performance standards where certain uses could create conflicts under certain conditions.

4. Use Dimensional Standards

Table 2: Dimensional Requirements in the Linden St. TND Overlay District

* Maximum rear yard required when abutting residential district

** A 40-foot rear setback is required only when use abuts GR District

*** Maximum building height is 40 feet or 3 stories. Additional height and stories may be permitted by special permit from the ZBA

Commentary: Linden Street’s scale and layout should be distinct, and the overlay district ensures that: new development is built with pedestrians in mind (close or up to the sidewalk and adjacent buildings), no parking is allowed within the front-yard setback but behind or on the side of the building, and landscaping and streetscape amenities are provided (benches, hard surfaces, street tress, etc). Sufficient height must be allowed by right to permit new investment and a necessary mix of uses (particularly professional and residential) to create economic opportunity and reduce travel needs.

5. Performance Standards and Additional Requirements

5.1 General Requirements - In any permit proceeding (i.e. site plan review, special permits, design review), it must be demonstrated that relevant goals in the adopted purpose statement of the Linden Street TND Overlay District are satisfied. Toward that end, consideration shall be given to possibilities for improvements to pedestrian and vehicular circulation. At a minimum, the applicant shall propose alternatives for closing, sharing, or consolidating curb cuts, creating easements and links with adjoining uses or properties, moving parking areas to rear yards, merging parking areas to create more effective and efficient use of land, and upgraded sidewalks, paths, and crosswalks.

5.2 Use of Existing Buildings – The full use of buildings existing on the date of adoption of this section is permitted in accordance with underlying zoning districts and applicable requirements. In accordance with the Overlay District, full use of first floors may be permitted on an unrestricted basis for all uses permitted in the District. Full use of upper floors may be permitted on an unrestricted basis for non-retail uses. Retail uses may be permitted on upper floors only if all bylaw requirements are fully satisfied on the ground floor.

5.3 Outdoor Uses – Outdoor uses are encouraged where applicable as accessory uses to retail, restaurant and entertainment uses. Outdoor dining is permitted in accordance with the provisions of the Wellesley General Codes. Accessory and temporary outdoor retail, amusement and entertainment uses are permitted in accordance with Section 3 of this bylaw.

Commentary: Expanded outdoor uses on private and public property are very important to attracting residents and customers to Linden Street. A new Outdoor Dining Ordinance should be considered that would allow for more outdoor entertainment, and food uses along Linden Street.

5.4 Design Guidelines – All new construction, expansion, façade alterations and other building or site improvements should be in character with the Wellesley Design Guidelines. New construction and alteration of existing historic buildings should preserve/employ architectural elements and building materials as recommended in this section of the Zoning Bylaws. In any permit proceeding, consideration shall be given to how a project maintains or enhances the aesthetic character of this District, in a manner consistent with the Design Guidelines. The applicant is required to demonstrate that proposed renovations, additions, or structures will be compatible with, and will enhance, the flavor and character of the Linden Street Area.

5.5 Applicability of Setbacks – The use of setbacks for front and side yards as prescribed in Table 2 above will only be permitted when the area is used for pedestrian access, outdoor accessory uses, or to facilitate access to the rear of the lot for parking and loading. No parking is permitted in the front yard setback. Streetscape plans shall be provided demonstrating that the setback area accomplishes these objectives and creates an inviting environment for pedestrians (i.e. concrete/brick pavers, designated dining or retail areas, street trees and furniture, decorative lighting consistent with equipment used by the Town). Where rear yard setbacks are required, site plans will demonstrate that appropriate screening is provided (i.e. trees and fencing).

5.6 Building Height and Bulk – New buildings should be constructed to a height of two or more stories and as close to the street as possible in close proximity to adjoining buildings with effective pedestrian accommodations. New single story building and alteration of existing single story buildings (excluding change of use) in the district are only permitted by Special Permit. Where permitted, new and altered single story buildings must provide façade improvements and front elevations that are at least fifteen (15) feet in height above street elevation and constructed in materials and style consistent with the Design Guidelines. Taller buildings than prescribed in Table 2 above may be allowed by Special Permit if such additional height is consistent with the scale of surrounding buildings, provides economic and civic benefits to the Town and surrounding district, and is consistent with the Design Guidelines.

5.7 Streetscape Design & Pedestrian Amenities - In any permit proceeding, consideration shall be given to possibilities for enhancement of and improvements to streetscape design and pedestrian amenities. At a minimum, the applicant shall propose a streetscape design that may include, but is not limited to: planting of street trees; landscaped areas; park benches, sidewalks or other pedestrian paths; doorways, porches, and entries that provide transition for and bridge the gap between public and private space; and carriage-type street or building lighting that is appropriate in style and design to desired character of the District. Wherever feasible, power lines shall be buried, or moved behind buildings.

5.8 Storage Areas – Exposed storage areas, machinery, garbage “dumpsters,” service areas, truck loading areas, utility buildings and structures shall be screened from view of abutting properties and streets using plantings, fences and other methods compatible with the goals of this section. Where feasible, shared use and designated areas for garbage dumpsters shall be required.

5.9 Temporary Street Banners – Temporary street banners used for the purpose of informing the general public of community events and activities may be permitted with approval of the Building Commissioner. Street banners shall be hung in prescribed locations, securely fastened to supporting structures, maintain a minimum height of 16 feet above the street, be constructed of durable materials, used solely for community events in the district, and remain in place for no more that three (3) weeks prior to the event.

6. Off-Street Parking and Loading Standards

The regulations with regard to off-street parking and loading prescribed under this Section shall supercede the requirements under Section XXI of the Zoning Bylaws.

6.1 General Parking & Circulation - In general, the applicant and the Town should seek to preserve and expand the supply of parking spaces. However, in certain cases, it may be preferable to shift and consolidate parking spaces to help achieve other goals related to streetscape design, district vitality, or public safety. Parking and circulation shall be designed to provide for the maximum pedestrian safety, ease in traffic flow, and access/egress on the property, while minimizing the need for impervious surfaces and maintaining the visual character of the property and adjacent areas.

6.2 Parking Requirements – Where on-site or controlled parking is necessary and required, the applicant shall provide an amount equal to seventy-five (75%) of the required spaces under Section 4.2 of the Zoning Bylaws in recognition of the significant amount and distribution of public and private parking spaces available in the District. No additional parking shall be required for change of uses or the addition of accessory uses within existing buildings or on site.

6.3 Public Parking Fund & Permit Program - Parking requirements may be satisfied on-site as per this Section. Alternatively, where it is demonstrated that on-site parking is neither feasible nor desirable, a contribution in lieu of parking shall be made to the Municipal Parking Fund at a rate of $500 per required parking space. The Municipal Parking Fund will be utilized exclusively for the enhancement and expansion of public parking facilities in the Linden Street TND Overlay District. For residential parking only, applicants may obtain public parking permits in designated municipal lots and spaces to satisfy on-site requirements. Municipal residential parking permits shall require annual proof of residency, prescribe specific hours and location of use, and an annual permit fee.

Commentary: A parking fund and permit program should defined broadly so that it may be used for purposes reasonably related to creating or reconfiguring public parking spaces. Some examples may include closing or consolidating curb cuts, managing the supply of or demand for parking spaces, new or improved pedestrian paths or amenities, directional signage, and bicycle parking or public transit facilities, and other improvements that reduce the number and length of vehicle trips associated with parking needs.

6.4 Off-Site Parking – Parking requirements may be satisfied if an off-street municipal parking lot of 20 spaces or more exists within 600 feet of the proposed use. If this rule cannot be met, the applicant can secure private off-site parking within 600 feet of the site by ownership or lease with another property owner if it can be demonstrated that excess spaces are available.

6.5 Shared Parking – Where possible, shared parking is strongly encouraged and the required number of spaces may be reduced if adjoining uses are compatible and can demonstrate that such a reduction would still provide adequate parking.

6.6 Access and Loading – New curb cuts on existing public ways shall be minimized. To the extent feasible, access to businesses for purposes of delivery or parking shall be provided through one of the following methods: (a) through a common driveway serving adjacent lots or premises; (b) through existing side or rear streets and access points thus avoiding the principal thoroughfare.

Commentary: There are approximately 1,069 well-distributed parking spaces in the Linden Street TND Overlay District (208 public spaces and 861 private spaces). However, the existing parking requirements for the underlying zoning districts are quite stringent. (A survey of peak turnover and occupancy rates should be carried out). Additionally, there are a number of areas where private parking is underutilized and could generate new spaces with minimal disruption. This proposed Overlay District allows for private parking requirements to be fulfilled by public parking within a giving distance or agreements for use of existing nearby private spaces. Provisions are also made for shared parking in compatible situations (i.e. professional office and residential).

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