Say No to a High-Density Zoning Island at 114 Church Street
A developer is asking Town Meeting this November to rezone the old Christian Science Church on Church Street to Winchester's densest multi-family residential zoning district.
The church sits at the corner of Church Street and Glen Road, across from Wedgemere Ave and the Flats. The proposed change to the “Apartment House Residential B” (RB-20) zoning district would allow up to 30 units, or up to 75 by special permit, on this 1.5-acre property. The RB-20 zoning is currently only used in two places in Winchester, both downtown.
We're not against new housing. We do, however, believe that housing should be added through a coherent, town-wide zoning plan with increased density near town center. Winchester should not approve a single developer's rushed, one-off request to drop high-density zoning into the middle of a single-family neighborhood. RB-20's minimum lot size is just under a half acre, so approving this would invite similar requests for lots across town.
We urge Town Meeting members to vote NO on this permanent RB-20 rezoning in November. Read on to learn what's at stake, including a proposed parking garage that would pour cars into an already congested and crash-prone intersection (Church St & Wedgemere Ave) and the clear-cutting of a half acre of stormwater-absorbing forest.
About this property
114 Church Street is a 1.5-acre lot consisting of a church designed by renowned local architect Royal Barry Wills and built in 1957, plus about a half acre of forested land. The property sits directly across Church Street from Wedgemere Ave and the Winchester Flats (specifically the Wedgemere National Register Historic District). This stretch of Church Street between Bacon Street and Cambridge Street (Route 3) is a common route for cross-town traffic and is frequently congested. It's also the walking route for many Ambrose students. Behind the church sits a quiet neighborhood consisting of two side streets, Glen Road and Glen Green. Glen Green and the Flats are both neighborhoods characterized by mature trees, sizable lots, and turn-of-the-century residential charm.
About the zoning
The lot at 114 Church is currently zoned as SCI, or "Conservancy-Institutional District." Winchester's zoning bylaws are clear about the intended purpose for SCI zoning:
"[T]he purpose of the SCI District established under this Bylaw was to create a district to preserve and enhance the unique characteristics of land and structures which are predominantly for conservation of natural conditions, wildlife and open spaces, education and for private and public institutional and recreational uses."
The developer petition proposes to change the lot's zoning to RB-20 or "Apartment House Residential B," which is the densest multi-family residential zoning district in Winchester. It allows up to 20 units per acre or up to 50 units per acre by special permit, which translates to 30 or 75 units on this lot. There are only two other areas of town with this zoning designation and they are both in the immediate downtown area.
Winchester zoning map
The town's current zoning map shows how the proposed zoning change would turn 114 Church Street into an island of dense multi-family zoning within a sea of single-family homes. Zoom out to see that the only two areas currently zoned as RB-20 (dark red) are both right downtown.
Why we oppose this rezoning request
We are not against housing development. We agree with many other residents that Winchester should increase its housing stock. However, we believe that this should be accomplished responsibly through a coherent zoning plan with increased density near town center and transit stations. This rezoning request fails to meet that standard.
We have five main reasons for opposing this petition to rezone 114 Church Street. Click to expand each argument below to read more details.
Beyond these reasons, we have several concerns with the specific proposal that the developer presented to the Planning Board in early August. Read more about his proposal, which would violate multiple setback requirements, require clear-cutting the forest, exacerbate flood risks, and place two parking lots onto a narrow residential street.
Take Action
The most important thing concerned residents can do is contact their Town Meeting members and ask them to vote NO on this rezoning this November. The tool below drafts the email for you: pick your precinct, choose how to send it, and open the draft in your own email app.
1. Select your precinct