From: Kingston Observerm May 16, 2003

Making the Case Against Spot Zoning

By Dan Sapir
(May 16, 2003) Back in the 1970's Tom Motte was a well known, active member of the Kingston Community. He ran a trucking company by obtaining variances, and at some point went to town meeting to see if those who knew him well would re-zone his 45 Pembroke Street address from residential to commercial. By a wide margin, and to no surprise, they did. Decades ago, Motte expanded his business and moved the operation off premise. He maintained a small office in his basement for years afterward.

The original purpose for the rezoning shuffled itself out of existence years ago, but the story was far from over.

The Motte property was placed on the market months ago and is now being pursued by Dunkin' Donuts, in what would be the fourth such establishment in Kingston, all under common ownership. The proposal calls for a 4,500 sq. ft. building housing the donut giant with 2,000 sq. ft., two other retail operations of 1,250 sq. ft. each, a drive through, 24 parking spaces, and all this on a 1+ acre lot in the middle of a predominantly residential neighborhood, adjacent to what planners once called one of the most dangerous intersections in Kingston.. If approved, it would completely destroy residential property values and begin the process of turning the area into a traffic pit. Let's hear it for nice guys and spot zoning.

Now what about the two other retail spaces in the complex? Two guesses on what comes next. Certainly the oversized septic system design should offer some insights. Look at other communities and you get a glimpse. Dunkin' Donuts, Togo's Sandwiches and Baskin Robbins Ice Cream; they are the three peas in the cash cow pod.

Attorney Stephen McLaughlin, representing Dunkin Donuts, assures abutters that ³The building has been designed in an attractive Colonial style, using clapboard siding and other New England architectural features such as a steeply pitched roof.² When do we begin snickering? The place will be a fast food mini-strip mall imposing burdens of traffic, safety, noise and an intrusion that will remain forever. It's not like we have a shortage of Dunkin' Donuts here in town, we've got one for each precinct.

Say No to Dunkin' Donuts Plan for Rt. 27

To the Editor:

(May 16, 2003) Regarding the plan to install yet another Dunkin' Donuts establishment on Pembroke Street, residents are asking elected officials to think carefully before merely turning a blind eye and notice that our roadways and intersections in other parts of town are already overburdened, and may be pushed over the edge into impassability by such development. Anyone who tries to go to the Post Office on a Saturday morning or travels down Main Street towards the Independence Mall area certainly has been affected by long delays, which will only get worse as Kingston continues to grow. On the surface, this project is being presented by the developer as a reasonable fit for the area and falls "within the scope of zoning regulations?. Instead, the projected changes would make an already proven dangerous intersection more so, (another accident occurred on May 7th at the very area in question, as well as the April 15th accident involving a young girl hit while crossing to get on her school bus) and the residents feel that continued future sprawl would only worsen the problem.

Pictured above is the intersection of Grove Street and Route 27 (Pembroke St.) which is slated to be new home of a 4th Dunkin' Donuts complex. The Intersection has been labeled as one of the most dangerous in town. Photo by Dennis Randall

This proposal is not for just one store, but three in an oversize building on a lot barely over one acre in size, and only seven feet over the minimum required 200-foot frontage requirement with poor visibility in both directions. Kingston Selectmen who merely gaveled the motion through in late April with little debate, only regarding aesthetics of the building instead of the addressing future safety issues have angered those who trusted them to make the best decision on their behalf. Pembroke Street area seniors and residents with small children who ride school buses past the area in question have expressed dire concern for their families' safety and feel that if this project goes through the remaining boards with little or no opposition or regard to residents' questions and concerns as with the Board of Selectmen. The very busiest hours for such a establishments are the same times that traffic is at its worst in the area, with people commuting to work and children going past to school. Many are rigorously voicing opposition to this project for the good of our fine community and plan to show up at the upcoming 7:45 PM Planning board public hearing May 19th at the Old Adams Library to voice their concerns.

Pembroke Street residents are not the only ones impacted by this development. Residents of Grove Street, Clifton Drive and all residents who depend on Grove Street for safe entry onto already busy Pembroke Street should also be concerned, and should expect to feel the impact of such a mistake should approval be made based on Kingston movement toward "progress." This proposed commercial development on such a bad corner is not in the best interests of the town of Kingston or its residents. All Kingston residents need to bear in mind that Kingston Fire and Emergency services also located on Pembroke Street and any delays getting through the area could be a matter of life and death.

Surrounding towns have made conscious decisions to remain semi-rural and not create excess traffic in residential areas. My town's character is worth preserving, and the safety of our streets is worth protecting. What Pembroke Street residents are asking for is for Kingston officials to value quality of life and safety for their neighbors and children and ask the developer to find a more suitable site in a real commercial district. If Kingston's leaders choose not to put public safety first, let it be known that they will be failing to do their jobs as elected officials serving the public interest.

Allan Wright
Pembroke Street