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What experiences and perspectives would you contribute to the Planning Board?
I began my work in Winchester as a Precinct 2 Town Meeting member in 2017. I was appointed to represent Precinct 2 on the Master Plan Steering Committee, a process I thoroughly enjoyed and one that taught me so much about the history and priorities of the Town. That Master Plan was published to muted fanfare in March of 2020.
We moved into our historic home in 2018, ending my tenure as a P2 representative. I was then appointed to the Conservation Commission (ConComm), on which I served for 3 years, including the years during which the redevelopment plans for the property at 10 Converse Place were reviewed, approved by the Planning Board, and then rejected by ConComm for not meeting the interests of the Wetlands Protection Act or the Winchester Wetlands Bylaw.
I ran for the Planning Board because I saw an opportunity to improve how the Planning Board's work balances the interests of ConComm. I firmly believe that the natural resources we have in Town, from our waterways to our conservation lands to our tree canopy, are as critical to our enjoyment of Winchester as our historic buildings, our excellent schools, and our volunteer- powered leadership model.
I was elected Chair in my second year on the Board, overseeing the last steps and presentation of the bylaw change that implemented the MBTA 3A Communities Act, welcoming multifamily housing zoning near our downtown train station. I then continued the work of past Planning Boards to fulfill a major priority of the Master Plan in bringing creation of the Main Street Mixed Use District (MSMD) to fall Town Meeting 2024. On the strength of our extensive work engaging community feedback and informing Town Meeting Members, this zoning change passed by a large margin.
At that same Town Meeting, we met the State requirement to adjust the zoning bylaws to allow for construction of Accessory Dwelling Units (ADUs) by right. I am proud that we were able to also see that legislation passed.
In my third year on the Planning Board, I have participated in reviewing the most recent application for development of the 10 Converse Place property (the address will be changed to 33 Mount Vernon Street). I am hopeful that by the time this is published, we have approved that plan and can look forward to seeing these improvements moving forward on this site.
What are two or three issues facing Winchester, related to town planning, that you think are most important and what are your positions on them?
After much deliberation, I decided to run again because my experience will be valuable as the Town considers major issues that lie ahead for us.
HOUSING
I comment on Affordable Housing below, but after a long effort to increase opportunities for mixed-use development through zoning changes, we need a comprehensive plan for supporting and growing Winchester's inventory of Affordable Housing, and getting to and staying in Safe Harbor from 40B developments.
We also need to support existing home owners. We are currently reviewing our Site Plan review process to lower the burden on home owners looking to improve their homes, and we will likely need to pass amendments to our bylaw to enact ideas that emerge from that process. We should proactively support residents who are interested in building Accessory Dwelling Units (ADUs). We could also do a better job of educating residents on how to preserve their homes as Historic Properties, if their home qualifies and they are motivated to do so.
MASTER PLAN
It is required by Massachusetts that each Town create a Master Plan. This is led by the Planning Board. The last Master Plan, published in 2020, created a vision for 2030 and our next Master Plan will be due in 2030, so the work of it will be done in the next 3-4 years. I believe I have demonstrated an interest in engaging residents and turning feedback into action, especially on the MSMD rezoning of North Main Street process (a major goal of the Vision for 2030) and on the 10 Converse Place development process. We have work to do critically assessing our progress on the existing Master Plan and invigorating underleveraged action points before we move ahead with the next process. This work is a major reason I decided to run for another term on the Planning Board.
LIGHT INDUSTRIAL
Winchester contains areas zoned for light industrial use, a high value type of real estate that is very limited in the Boston area. An interest of the Master Plan 2030 that has not yet been fully addressed is improving this area. It is mainly located in the area of Holton and Cross Street and proudly houses some of our longest standing family-owned businesses. Because it abuts important residential, recreation, educational, and natural resource areas, it will take many hands to do this work well, but the improvements would be enjoyed by many residents.
Please comment on the pros and cons of new development that includes mixed use and affordable/low income housing.
We frequently hear from developers that the challenge of Mixed-Use projects is that the commercial spaces are not as profitable as housing. While the economic viability of a proposal is something we consider, our commercial spaces tend to do better than expected because our available commercial spaces are very limited and we have an active town that supports local business. The main pro of the commercial space is that it creates places in the community to access services and enjoy social engagement in walkable areas. The housing above these spaces is much needed in Winchester and the improvements that come with new development generally raise tax revenue for the Town.
We need to make a proactive plan for increasing our Affordable Housing inventory. Our current inventory is well below the required 10% that would allow us to decline 40B proposals, and it is well below our moral obligation to invite folks from a range of income levels to enjoy life in Winchester.
We particularly need to create more Affordable ownership opportunities at the 80% AMI level and also at the "missing middle" income levels, so that we can retain residents who see their income levels rise, help downsizing seniors find ways to stay in Town, and invite our college graduates back to Winchester.
What predominant factor would lead you to support or oppose mixed use and affordable/low income housing?
Lots of thought and care went into the re-zoning of Main Street and I easily support mixed-use projects proposed on Main Street that are within the limits allowed in those bylaws. They were designed to be scaled and designed to blend with the adjacent neighborhoods and to invite businesses that will be welcome and used by people living in those neighborhoods.
In the Center Business District, I support projects that are considerate of the scale and character of our downtown and those that fill essential gaps in the inventory of housing currently available in Winchester. I take feedback from the Council on Aging, the Design Review Committee, the Disability Access Committee, the Historic Commission, and neighbors (in the CBD, that's everyone!) very seriously and work to represent those opinions with my votes. The CBD is on the National Register of Historic Places and I do prefer to see projects that incorporate references to existing architecture or a high degree of design quality to always support change in a contextual way.
I support Affordable Housing that is equitable in scale, location, and quality to other units of housing offered around Winchester. I particularly support pathways to ownership for people qualifying for Affordable Housing at the time of sale.
Why should voters elect you to the Planning Board?
After three years on the Planning Board, and one during which I served as Chair, voters should elect me if they found that I work to represent their best interests when considering projects brought before us, in working on bylaw changes that support growth and preservation of our town in balance with our natural resources, and if they believe I will continue to do that as we begin the next Master Plan process.
How would you like voters to contact you? KLayton@Winchester.US
