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Town Meeting Rejects Temple Shalom Plan

By Scott MacKeen
Staff Writer
3/4/10
Four nights of debate over the future of Temple Shalom ended just past midnight March 3 with Special Town Meeting voting down a zoning article for commercial redevelopment of the four-acre Blue Hill Avenue property.

The zoning, which would have allowed a CVS Pharmacy and organic market into the residential neighborhood, received a positive majority vote at Town Meeting, but did not achieve the two-thirds majority required to implement the proposed new bylaw.

In a standing vote count, 146 Town Meeting members supported the zoning article and 98 opposed it. Town Meeting members then stood to call for a roll-call vote, which required each member to stand and individually state an opinion.

The result of that count was 137 in favor and 97 opposed. Because of the roll-call vote, the Temple plan faces an uphill battle. Town Moderator Brian Walsh said a vote for reconsideration could take place within the first hour of Town Meeting’s next session March 4 – but only if an opponent of the plan makes the motion and it receives a majority vote from Town Meeting members. Beyond the first hour, he said, such a motion would require the support of two-thirds of Town Meeting.

For more than a year, Temple members have been making their case for the redevelopment, which they said provided them an opportunity to remain on the site in a smaller, cost-efficient synagogue. Under any other scenario, Temple officials said, they would be forced to sell their land and move out of town. The Campbell School, a preschool that serves around 65 families, also operates in the synagogue.

Over the course of the four-night debate, more than 70 residents spoke on the proposed Tucker Village Marketplace, which was crafted into a zoning overlay after more than a year of deliberation by the Planning Board.

Around 45 people who spoke supported the Temple redevelopment, citing tax relief, built-in amenities, and assurance of the future of the Temple and school as reasons. The 25 or so who spoke against the plan cited increased traffic and noise, and the potential for a drop in their home values, as major concerns.

Those who favored the Tucker Village project said the likely alternative would be a dense rental-housing development, which they said would add burdens to town services and give the town less control.

The long process has largely divided neighbors on either side of the issue.

“This is the most gut-wrenching process I’ve ever seen. I hope there is a way beyond this. I hope there can be some compromise,” said School Committee member Mary Kelly, who opposed what she called a “monumental” change to the town zoning laws.

Former State Rep. M. Joseph Manning also rose to oppose the zoning article. He spoke of the town’s tradition of maintaining residential neighborhoods through its zoning laws.

“No matter how thin you slice it, if you pass Article 2 you are establishing spot zoning into the town of Milton zoning bylaws,” said Manning.

Julie Ali, of Blue Hill Avenue, said the neighborhood is not afraid of change but fears “being shortchanged” by a project that benefits the developer more than the neighbors.

But Selectman Kathy Fagan, who prior to speaking at the March 2 meeting had not stated her opinion on the issue, stood in support of the Temple redevelopment. Fagan’s daughter attends the nearby Tucker Elementary School.

“I strongly believe that this project will enhance the neighborhood,” she said. “I believe we have the control here [with this plan] we do not have otherwise.”

Betsy Buchbinder, a schoolteacher and 40-year resident of the Tucker neighborhood, said she supports it because the development is planned “with care and consideration for the neighborhood.”

“Change is always suspected and opposed,” Buchbinder said. “I sincerely believe the Tucker Village project being proposed will be an asset to the community.”

Laurie MacIntosh, who founded the environmentally conscious Sustainable Milton, said she likes the organic market aspect of the development, which would have included a Harvest Co-op Markets. She said it encourages residents to buy local, keeping the money invested in the local economy.

Several people said they would move out of town rather than live next to a commercial development.

“If this proposal goes through, I will have to move. And I don’t want to move. I love my house,” said Lisa Murphy, of Mulberry Road.

Julie Getman said she and her family chose to put their Lothrop Avenue home up for sale this year after less than four years living there.

“A lot of thought went into that decision [to move to Milton],” she said. “The idea of picking up and starting over in another community is infuriating.”

Linda Palmer, of Blue Hill Terrace Street, called the commercial zoning proposal a “breach of contract with residents of my neighborhood” who bought their homes with the expectation that the area would remain residential.

“We made an investment in our future. This [commercial zoning] will be permanent,” added Catherine King, of Concord Avenue.

But others said the idea of Milton losing its only synagogue would be enough to drive them out of town.

“My family has lived in Milton over 50 years. We moved here believing a Temple would be here for us … and if the Temple moved, we would have to move,” said Pamela Shrago, of Dyer Avenue.

“We would lose so much without their presence. That would be a tragedy for Milton,” said Betty White, a Precinct 2 Town Meeting member and the daughter of longtime Selectman Bill White, who died last year.

Ann Campbell, director of the Campbell School, spoke of the importance of the school and the Temple to the neighborhood. She said when the school was looking for a permanent home, the Temple generously offered the space allowing it to operate in the town’s west side. The newly proposed Temple would have continued the Campbell School on site.

Otherwise, Campbell said, “We will be forced to find another location which, in all likelihood, will not be on the west side of town.”

Houston Avenue resident Ivy Anthony read a letter on behalf of more than 40 parents of Campbell School students who wanted to see the school remain in the neighborhood.

“Our children and our community are all better because of the Campbell School,” Anthony said.
A handout prepared by opposition argued that other developments on the Temple site could actually generate more in revenue for the town. The Tucker Village project was estimated to bring in roughly $150,000 in new tax revenue to the town.

The handout points to data from the Board of Assessors used during the Planning Board process that estimated a similar-size CVS with 24 garden-style condominiums would bring in $278,000 annually; a smaller CVS with 30 condos would bring in $247,000; and a Chapter 40B affordable housing development of roughly 80 units would bring in $235,000.

However, Carol Rosner, a Precinct 2 Town Meeting member, said a housing development on the Temple site would mean an increase of students in the school system at a time when officials are already battling the rising costs associated with increased enrollment. She said a 40B development of the size described would bring in between 15 and 25 new students, at a cost of up to $265,000 to educate them.

“The educational costs of voting ‘no’ are great,” Rosner said.

Planning Board member Emily Innes defended the board against claims that its deliberations were slanted toward the Temple’s plight and away from that of the neighborhood.

“I do not agree with charges that the Planning Board has not listened to the concerns of neighbors. I do not agree with charges that the Planning Board did not do its job,” she said.

Innes said the zoning proposal has evolved from its original form to include feedback from residents. For example, traffic and real estate impacts and mitigation plans funded by the developer were added by request from the neighborhood, and green space was added to the plan to enhance buffers.

Proponents of the development stressed that a “yes” vote on the zoning was not a green light for construction to begin. It would merely allow the developer to apply to the Planning Board for a special permit, which, according to Innes, would be “detailed and long.”

Jeffrey Dirk, vice president of Vanasse & Associates, which conducted a traffic study of the proposed development, made a presentation to Town Meeting on March 1. He said the neighborhood streets would see “very little new traffic” from the project, and argued that adequate mitigation measures could be put in place to protect neighbors.

“It’s a small market area we’re talking about,” he said.

Selectman Chair John Shields continued his opposition to the Tucker Village Marketplace, saying it does not belong in a residential neighborhood.

“What they did in 1938 [when the zoning bylaws were established] was to make this a residential community. We are the guardians of that decision. The town has to be the most important thing,” he said.

Also at Town Meeting’s March 1 session, Police Chief Richard Wells Jr. announced that officer Russell Withrow has been activated and is being deployed to Iraq as part of Operation Iraqi Freedom. Withrow, who will serve as a military police offer in the Army Reserve, received a standing ovation and thanked Wells and the Police Department for supporting him.

Two warrant articles remain to be decided. One article seeks a long-term bond authorization for the installation of a wind turbine at the town old landfill adjacent to Granite Links Golf Club.

The other would establish a new bylaw for blasting, which would include the formation of a Committee on Blasting consisting of the fire chief, town engineer and building commissioner.

Town Meeting will continue Thursday, March 4, at 7:30 p.m. in the auditorium at Milton High School, 25 Gile Road.