After years of preparation, Town Meeting will finally be asked to consider new zoning in accordance with the MBTA zoning law. They’ll also be asked to consider increasing the Select Board from three members to five and taking one of the first steps toward addressing senior tax relief.
Ten articles will be available for Town Meeting members to consider at the Nov. 18 special Town Meeting.
“It’s an aggressive warrant for a fall Town Meeting,” said Town Administrator Patrice Garvin.
Of those 10, the article most likely to generate discussion will be Article 2, which seeks Town Meeting approval on a new zoning map creating an MBTA Communities Multi-family Housing Overlay District to allow multi-family housing as of right, subject to a site plan review.
The new law requires towns served by the Massachusetts Bay Transportation Authority (MBTA), such as Belmont, to create at least one zoning district of reasonable size where multi-family housing is permitted and meets other criteria, including:
- a minimum of 15 units per acre;
- located not more than a half mile from a commuter rail station, subway station, ferry terminal, or bus station;
- no age restrictions, and suitable for families with children.
Belmont, classified as a “Commuter Rail community,” is required to zone for at least 1,632 new housing units. The law does not mandate the construction of such units. The final deadline for compliance is Dec. 31, 2024.
According to town planner Chris Ryan, the warrant article stems from three years of meetings, forums, and workshops.
Although one map was submitted for Town Meeting consideration, a second map will likely be introduced via amendment. The two maps are nearly identical with minor differences between them.
“My biggest concern right now is making sure everyone has the right sequence of documents,” said Garvin. “I have to make sure what comes out of this office is the last reviewed document.”
Garvin said Belmont will pass “some version” of the required zoning, but what that looks like, “I can’t say,” she said.
Other Matters
Article 3 asks Town Meeting members to consider amendments to the inclusionary zoning bylaw, which aims to “encourage the expansion and upgrade the town’s affordable housing stock.” Article 4 is a zoning amendment addressing the site plan review process.
Financial articles include transfers to the stabilization fund (Article 6). In Article 5, Town Meeting members will also be asked to raise and appropriate funds to replace the Belmont Public Schools’ student information system.
“It’s really just an opportunity to take a one-time expense at the schools … to fund it, rather than getting incorporated into the operating budget,” Garvin said. “It’s good management practices we’re trying to put forward.”
Article 7 seeks authorization to lease land at 781 Concord Ave. for a cell tower. This item was expected to be addressed at the spring Town Meeting but ultimately was pushed to the fall meeting.
“We have two cell towers in town, one at the police station and one at the cemetery,” Garvin explained. “Those are 20-year leases. The town can’t enter into leases of that length without Town Meeting authorization.”
Article 8 asks Town Meeting members to accept the provisions of a state law that allows the town treasurer to reissue “stale checks,” checks older than a year that were never cashed. At the end of the process, the town is able to retain any unclaimed funds.
Article 9 marks the town’s first step toward addressing senior tax relief. Town Meeting members will be asked to accept a provision of state law that allows the town to create a tax check-off donation program for low-income seniors and those with disabilities.
Article 10 on the warrant is a citizens’ petition to increase the Select Board from three members to five. Precinct 7 Town Meeting member Paul Joy, who serves as chair of the Economic Development Committee, submitted the article.
“We feel that a five-person Select Board will improve the governing capacity of the town,” Joy previously said. “By expanding the board, Belmont can ensure more diverse perspectives and decisions, which ultimately leads to better decision making.”