Most of the nearly 400 residents who completed a survey on Belmont Center’s needs said increased diversity and quality of shops and services are key concerns. Others noted traffic challenges (particularly at rush hour) and a desire for expanded business hours.
Empty storefronts also ranked among the challenges.
At least one business owner, however, is asking for more representation from the business community before jumping to rezoning solutions that may create more problems than they solve.
The survey comes as planning officials prepare to overhaul the entire zoning law, beginning with Belmont Center.
“The goal is to develop a more appropriate set of zoning criteria that is specific to Belmont Center and would address perceived challenges to making the center more vibrant,” Director and Town Planner Chris Ryan previously said.
The work stems from a 2008 report, “A Planning Vision for Belmont Center,” according to Planning Board Chair Taylor Yates. That report recommended establishing an overlay zoning district, possibly using form-based zoning that provides guidelines to influence the physical design of a new development.
Last week, the town’s consulting firm Able-City hosted a workshop to provide an overview of the project and oversee breakout sessions, during which attendees shared ideas.
“I think some of the high-level ideas were certainly: Protect the neighborhoods and make sure there aren’t any unintended consequences that occurred in those neighborhoods but also take advantage of the fact many places in the district were underdeveloped,” Ryan said. “People would like to see more street life, more extension of business hours, some rooftop or more formalized street dining.”
Belmont Center Business Association President Deran Muckjian, who owns The Toy Shop of Belmont on Leonard Street, cautioned against some of the more significant changes proposed at the workshop, such as redevelopment of the Claflin Street public parking lot or allowing development up to four stories in Belmont Center. He urged town officials and residents to consider the “unintended consequences” construction or the loss of parking could have on small businesses.
“Improvements are going to be made, but dramatic changes would affect the viability of small businesses in the center,” he said.
Following the workshop, which as many as 50 people attended, the town held focus groups on economic development, infrastructure, and planning, zoning and historic preservation.
“There were a lot of great points that were made there,” Ryan said. “There was a lot of stuff that was shared in the workshop that mirrored what the survey said.”
Yates said the workshop, survey, and focus groups all validated findings in the 2008 report. In particular, people demonstrated a desire to increase the tax base and advocated for mixed-use development.
“The last takeaway that’s probably going to remain the most talked-about issue on this is going to be height — how much height is appropriate where?,” Yates said. “People were pretty comfortable allowing a lot of height on those Concord Avenue properties on the backside of the train tracks. The sense was there’s no abutters, [and] it would not really interfere with any character we’re trying to preserve. As you go up … the hill [to Leonard Street], the appetite for height gets a little bit less and less.”
Muckjian — who said while four stories wasn’t feasible, he could be amenable to zoning that allowed three stories in Belmont Center — questioned whether a change in zoning like that would, in fact, attract developers and business to town. Alternatively, he encouraged residents to frequent local establishments, as the more foot traffic an area receives, the more likely new businesses are to see it as a viable destination. Making the Claflin parking lot more accessible from Leonard Street, such as via a pathway between buildings, would be another avenue for improvement.
While the workshop itself was collaborative and gave neighbors and residents a voice in the matter, Muckjian said it “fell short” in representation from the business community.
“There’s more work that needs to be done and we don’t have to rush this through and change the zoning on this,” Muckjian said. “It’s good that Belmont is looking at it, trying to see what we can do to improve the town. It’s all about the tax base and the commercial tax base, and they’re trying to find ways to improve upon that … I understand what we’re trying to do.”
Town Administrator Patrice Garvin said planners plan to bring a zoning amendment to a spring Town Meeting. Before that, the Planning Board will open a public hearing and outreach process.
“We have the 30,000-foot view pretty clear on this: People want economic development in Belmont,” Yates said. “Now we have something to present to the public and say, ‘How do you feel about this specific thing? What do you like, not like?’”
To Garvin’s knowledge, this project is one of the first Belmont Center revitalization efforts.
“I think it’s a good project,” she said. “It will revitalize the Center. … Before [Ryan], there was a long-term planner here, but consultant dollars never became available. I think there’s definitely a new push for commercial growth that wasn’t there before.”
