City Council holds public hearing on new corporate-owned mixed-use overlay districts

At Monday’s City Council meeting residents voiced their opinions — both positive and negative — on new rezoning proposals in three different areas of Waltham.

Held jointly with the Board of Survey and Planning, the hearing provided an opportunity for the corporate landholders who filed the proposals to make their cases and for residents to respond. The proposals, which concern land currently zoned for commercial or industrial use, ask the City Council to re-zone for mixed innovation and residential use. 

This would allow developers to renovate current office spaces and vacant labs for purposes such as multifamily housing, senior housing, retail, restaurants and commercial recreation facilities.

The districts in question are part of Winter Street on land held by BP Bay Colony and BXP Waltham Woods; on Jones Street on land held by Stony Brook Associates; and at 1265 Main St. held by 1265 Main Street LLC.

The hearing for the rezoning of the first district, referred to by the developers as MIRROD 1 (“Mixed Innovation and Residential Redevelopment Overlay District”), drew a large turnout on both sides of the argument for its implementation. Focused around Winter Street and the area overlooking the Cambridge Reservoir, this district is a 135-acre, 10-parcel space made up of vacant office buildings. Kier Evans, vice president of development at BXP, spoke on behalf of the project before the City Council. On MIRROD 1, he said, “There’s a clear opportunity up here to create a village on a hill.”

Six attendees spoke in favor of rezoning the 10 parcels that make up this district. Some said it was a “no brainer,” adding that having more occupied commercial properties would allow tax rates to fall. Similarly, increasing the housing supply would allow rent prices to fall. Others expressed hope for the many local jobs the project would create.

Five attendees spoke in opposition, citing concerns such as increased traffic pressures on a sensitive area. One pointed out that the nearest public transit stop is more than a mile from the site, ruling out any method of egress other than Winter Street. Several stressed the environmental consequences of such a large development in Lincoln Woods, an area highly valued for its nature and wildlife habitation.

When asked to stand and be recorded opposed to the position, approximately 15 attendees stood. Six attendees stood in support. 

The developers then responded to questions from the councilors, reiterating that the hearing in question was merely for a zoning overlay, and that they would need to return for a special permit to build any new usage site in the district. They confirmed that there would be no additional by-right development, except for already existing commercial sites. 

No attendees spoke for or against rezoning the remaining two districts. MIRROD 2 is a 21-acre, 6-parcel district off Jones Road in the I-95 corridor. The developers proposed the same rezoning for this district as MIRROD 1, but with the addition of a multi-modal transportation center. 

MIRROD 3 is a 94.4-acre, one-parcel district between Main Street and Totten Pond Road, which the developers hope to rezone for hospital, senior living and multifamily use. Rick Vallerelli, representative for 1265 Main Street LLC, called it the “single most important step forward to improve the viability of real estate along the Route 128 corridor.”