The highly anticipated votes on the Belmont Center Overlay are just days away.
There are two overlay proposals on the warrant for the special Town Meeting, which begins March 4. Article 2 would shift zoning along Leonard Street, and Article 3 would create zoning to allow for potential hotel development along Concord Avenue.
The Leonard Street component, which includes residential and commercial zoning, would require a simple majority to pass at Town Meeting, according to town counsel. Article 3, lacking that residential component, will require a two-thirds majority vote to pass.
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Several amendments, which have already been filed with the Town Clerk’s office, are expected to be considered.
According to Planning and Building Director Chris Ryan, the proposed overlay—which allows increased building heights on Leonard Street and includes plans for mixed-use development—stems from the recommendations in a 2008 report, “A Planning Vision for Belmont Center.”
“I did review the report prior to initiating the zoning project and noted that a number of goals and action items were still valid and had not become irrelevant over time,” Ryan said in an email to The Voice. “Many plans are not acted on immediately due to resources, changes in leadership, or in some cases (not this) become dated. Older comprehensive plans are often mined for still relevant goals and objectives when developing new or updated plans.”
According to Ryan, some elements of the 2008 plan that remain relevant include adopting zoning that provides incentive for “high quality design” in future development; ensuring the town is positioned to maximize positive impact of future development; and encouraging a mix of businesses.
The proposed zoning would allow a base building height of 2½ stories, with a maximum of 3½ stories (through density bonuses) on the northwest side of Leonard Street, according to planning documents. On the southeast side, which includes CVS and The Toy Shop, the change would allow buildings with a base of 3 stories, with a maximum of 4 stories. A portion of Claflin Street and Concord Avenue will allow for a maximum of 5 stories.
Town planners will use form-based zoning when creating the overlay, which provides guidelines on the physical design of any new development.
The plans have generated considerable debate, with residents both in favor of the zoning— arguing its long-term benefit for Belmont—and against the zoning—arguing the potential harm it could do to existing businesses. Primary concerns from residents throughout the process have included impact on traffic and parking, with some skeptical of a traffic study that suggested minimal impact.
“As a local business owner and a Town Meeting member and lifelong resident, I want what’s best for the town,” said Deran Muckjian, owner of The Toy Shop on Leonard Street. “I feel this project is a risky attempt that will undoubtedly chase our businesses out due to construction or. . . they cannot take this large oversize development.”
In addition to the construction impeding foot traffic to local businesses, Muckjian expressed concern that redevelopment would lead to higher rents that only large chain retailers could afford.
“[Small business owners] just don’t have the revenue to pay that kind of demand,” he said.
Katherine Venzke, owner of Helena’s, a women’s clothing boutique on Leonard Street, said she has long worried that Belmont doesn’t understand the value of small businesses.
“They just don’t have a plan for the three business districts in town — Waverley [Square], Cushing [Square], and Belmont Center—that is about maintaining historical districts, maintaining charm, and tourism,” she said.
She said with its proximity to Boston, Belmont has the opportunity to develop a tourism industry, but, unlike neighboring communities that have capitalized on tourism grants, Belmont has not.
“A bigger problem, I think, is the town’s lack of formulating an idea, a plan, a look, a feel, a goal, for how they want those three business districts to develop,” Venzke said. “My concern is this overlay maximizes all of the possible options for development instead of carefully planning what development should look like.”
Other residents, however, including Planning Board member Dan Barry, argue the overlay is a chance to end the cycle of cuts to education and public safety budgets, paired with large and frequent overrides that drive up taxes and tend to price out seniors and make Belmont unaffordable for young adults.
“We’re all supposed to, at Town Meeting, act in the best interest of Belmont in general,” he said.
Addressing parking concerns, Barry—who noted most new units in Belmont Center will likely be studios or one-bedrooms— said no developer looking to make money would create residential units without the parking the residents will need. He pointed to the 41-43 White St. redevelopment in Waverley Square, where only one space per four units was required through the MBTA 3A zoning overlay; the developer, Joe DeStefano, instead put in one space per two units.
“What that translates to in the Center is someone who is thinking about the whole four stories on the Belmont Books side…. if they don’t think they can put in enough spaces, they just won’t bother doing the development,” Barry said.
He acknowledged the calls from some residents that the votes should be postponed.
“My anxiety is that postponement could mean that nothing occurs,” Barry said, adding it’s better to make changes now and tweak later as challenges arise. “If something doesn’t get adopted now, I think there could be a loss of momentum we never recover from.”
Special Town Meeting will begin March 4 at 7 p.m. at the Chenery Upper Elementary School.
Editor’s Note: This story has been updated to reflect a more complete picture of the changes proposed.
