Future of Cushing Village On Boards’ Agenda Tuesday Night, 969 Days After Town’s OK

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Photo: After 969 days, still nothing built at the proposed Cushing Village development.

In his 1953 groundbreaking book on sending men to Mars, German/American rocket scientist Werner von Braun estimated it would take 969 days for a spaceship to venture between the two planets, a time span von Braun dubbed “at the breaking point of [human] endurance.”

And it appears Belmont has reached its “breaking point” as tonight, Tuesday, March 22, the Board of Selectmen and Planning Board in joint session will decide whether to extend a purchase and sales arrangement for a municipal parking lot to the Cushing Village’s development team.

The long-troubled residential/retail/parking project headed by developer, Chris Starr’s Smith Legacy Partners, has yet to show any progress towards building the 115 units of housing, 38,000 sq.-ft. of stores and approximately 200 parking spaces since the town approved a special permit and a design and site plan review for the $80 million development on July 27, 2013, 969 days ago.

With no indication that Starr has been able to put together a fairly standard financial package by meeting minimal project requirements from lenders since the selectmen last met two weeks ago, it’s likely the two boards will follow the sentiment of the boards expressed over the past six weeks the status quo is unlikely to change.

“It would be very difficult for us to approve an extension … unless the developer comes back with … something that gives us absolute security that [the] project will proceed and go forward and not lag for years and months,” said Selectmen Chair Sami Baghdady at the board’s Monday, March 14 meeting.

While Starr did announce early in February a new mid-level “mezzanine” lender and that he was close to securing in a large, national retail tenant to fill the majority of the store footage, no announcements have been forthcoming from the Bedford-based company in the last month, as he has cancelled his latest appearances before the boards this month.                                                                                                                              

Representatives of the two boards with direct involvement with the project – the Selectmen must approve a sale of town-owned property and the Planning Board with oversight over design and massing – met a month earlier along with the Town Counsel, George Hall, Town Treasurer Floyd Carman and Town Administrator David Kale, to prepare a shared game plan on the fast approaching late March deadline when the two-year purchase and sale agreement with Starr for the parking lot adjacent Trapelo Road and Starbuck expires.

While no announcement was made at the time, subsequent statements by both boards expressed a lack of patience with three months of missed “drop dead” milestones the development team said they would meet, which included buying the lot, demolishing the site and the beginning of laying foundations, all promised by mid-January. 

The small lot is the lynchpin parcel for the entire project as it will be the easiest to construct and open. The two parcels Starr currently owns – the former CVS building at Common and Belmont and the building at the intersection of Trapelo and Common that once housed the S.S. Pierce store – will require a considerable amount of excavation for the underground parking facilities and a costly buildout.

While Starr could likely come up with the long-agreed to $850,000 asking price for the lot, it doesn’t appear he was able to demonstrate to the selectmen he had construction financing in place which the board has demanded as part of the public parking deal. 

In the past two years, the selectmen have required Starr to pay what was first a $20,000 and now is a $30,000 “fine” for each month he could not close on the lot. The penalty has reached more than $650,000 (although half of the amount will go back to Starr as part of the closing cost).

Baghdady said if Starr does come to the board with a positive development such as a check for $850,000, it is likely the boards will no extend purchase and sale agreement and retain ownership of the parcel.

Then it would be back to square one for the town in redeveloping the parcels since it is unlikely the expired P&S agreement could be revived for a new development team unless the town issues a new request for proposal for the municipal parking lot. That would trigger a reopening of the Special Permit process which took 18 months to craft for Smith Legacy.

Starr will still hold the rights to the two parcels with an option on the parking lot but if was unable to find financing for a simple commercial deal, it’s highly unlikely he could convince a bank or financing company to invest in a smaller building with less of an upside. 

But Starr does hold the development rights to the sites, which likely has value to a developer wishing to skip the grind of shaping a new Special Permit and just build. 

If there is a developer waiting in the wings, the next week in Town Hall could be a whirl of agreements, payments and meetings as the town and a “white knight” secure a new deal before the P&S expires.

Obituary: Retired Fire Capt. David Frizzell [Updated]

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Photo: Retired Belmont Fire Department Capt. David M. Frizzell

[This article was updated on March 22 at 6 a.m.]

Belmont Fire Fighters Local 1637 on Monday, March 21, 2016, announced the passing of retired Belmont Fire Department Capt. David M. Frizzell.

Frizzell, who lived for many years with his wife, Linda, on Thayer Road, served as the Shift Commander of Group 1. 

Frizzell was appointed to the Belmont Fire Department as a firefighter on April 7, 1963. He was promoted to Lieutenant. on January 5, 1969, and to the rank of Captain on July 15, 1979.

He retired from the Belmont Fire Department with nearly 29 years of service on December 28, 1992.

Frizzell was also a state licenced master electrician since 1965 and a general contractor in Belmont. He was also a US Army veteran who served in Korea.

Frizzell is survived by his wife, Linda Frizzell (Sawtell) and children; Richard Frizzell, Belmont Fire Chief David L. Frizzell and his wife Kristina, Mark Frizzell, Laura Frizzell Grace and her husband Robert and the late Michael Frizzell. He is the grandfather to Michael, Erin, Matthew, Daniel and Christopher Frizzell, Jessica Brennick and Joshua and Eddie Grace and cherished his three great-grandchildren. He was a brother to Jane Carey, Louise Ambrose and the late Charles Frizzell. He is survived by many nieces and nephews. 

Visiting hours at Brown & Hickey Funeral Home, 36 Trapelo Road, will be held on Wednesday, March 23 from 4 p.m. to 7 p.m.

A funeral service will be held at Grace Chapel, 59 Worthen Rd., Lexington on Thursday, March 24 at 11 a.m. Burial will be private. 

Instead of flowers, donations may be made in his memory to the Belmont Fireman’s Relief Association, P. O. Box 79222, Waverley, MA. 02479.

Appreciation: Belmont Girls’, Boys’ Basketball Did Themselves Proud.

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Photo: Girls’ Basketball after semifinal win over Arlington Catholic.

Dear Belmontonian:

I write to congratulate the members and coaches of Belmont High’s Varsity Boys’ and Girls’ Basketball teams for their fine seasons and appearances in the MIAA basketball tournament.

The boys’ finished a triumphant regular season as Middlesex League’s Liberty Division champions earning a first-round tournament bye before dropping a hard-fought game to Brighton High before a raucous home crowd. 

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The girls’, seeded 10th, advanced deep into the tournament, besting tough #7 Marblehead, #2 Newburyport and #3 Arlington Catholic teams along the way.

Last Saturday evening, a huge Belmont crowd attended the Girls Division 2 North finals against archrival Watertown. Belmontians from all walks of life, young, old, “townies,” “newbies,” liberal and conservative alike were there in unison supporting and cheering for our Belmont team.  Events like this can galvanize a community, bringing everyone together in a common spirit regardless of cultural, ethnic or political differences, if only for a few hours. Disappointingly, Belmont’s girls’ lost the game decided in the final seconds but it was not from lack of effort. 

Although our Marauder teams did not win the tournament, Belmont’s young men and women played hard to the end, played to the best of their ability and displayed good sportsmanship throughout.

While academics are high school’s primary purpose, the lessons displayed by our young men and women student-athletes are just as important. I witnessed discipline, selfless team play, perseverance, sacrifice, pride, integrity and sportsmanship played out on the courts. I watched them revel in victory and be humble and gracious in defeat. These valuable life lessons cannot be taught from a textbook, but must be experienced to be learned. From my perspective, they learned their lessons well. 

Congratulations again to Belmont’s Varsity Basketball teams. They did their town, their school, their families, their friends and, most of all, themselves proud.

Stephen B. Rosales  

Farnham Street

Letter to the Editor: Rickter Brings Commitment, Passion to Authority

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Photo: Paul Rickter
To the editor:
I know Paul Rickter as a vocal, engaged Town Meeting Member and a supporter of and volunteer for a number of campaigns here in Belmont. These include hands’ on contributions to the building of Joey’s Park, work on last year’s override which provided essential funding to meet town and school needs, as well as support for a range of environmental initiatives and social justice causes.
I also have come to know him as someone with years of experience as a member and chair of non-profit boards similar to that of the BHA. Paul has the planning and budgetary expertise needed to provide fiduciary oversight of the many units of rental housing managed by the BHA. He has experience working with board members and other agencies to come up with innovative solutions to meet the needs of those they serve.
Even more importantly I know, that along with these professional skills and his experience, Paul will bring commitment and passion to ensure that current tenants of properties managed by the BHA are not only living in safe and secure housing but that the future housing needs of the most vulnerable in our community are met with fairness, equity and dignity.
I urge you to join me in supporting Paul Rickter for the three-year seat on the Belmont Housing Authority.
Laurie Graham
Warwick Road

Coffeehouse Hits Right Chord Helping Stock Youth Homeless Shelter

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Photo: Acts at “Coffeehouse for a Cause”

It was great music for a good cause as Belmont High School’s Working to Help the Homeless Club – WTHH – brought together talented classmates with a large audience on Thursday, March 10 at its annual “Coffeehouse for a Cause” fundraiser as it worked towards the goal of stocking the food pantry at a new youth shelter in Cambridge, Y2Y Harvard Square.

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Approximately $1,700 was raised at the end of the night which was added to nearly $2,000 of food and $300 in cash collected by WTHH at Belmont’s Star Market on Saturday, Feb. 28. Twenty-nine boxes and twenty-five bags were filled to help create meals for the 22 homeless young adults who sleep at the shelter every night. 

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Working to Help the Homeless Officers (from left) John Mahon and Barry Eom, along with WTHH members Sophia Windemuth and Ann Pan, as well as Star Market Manager Janet Cunningham (at right) at Star Market on Feb. 28.

Last year, WTHH donated nearly $1,600 to the shelter while it was still in the planning phase. The shelter opened in December 2015 and is only the second (and largest) shelter for young adults in the Boston area. The good news is that there is now a total of 34 beds between the two shelters; the bad news is that the area needs them.

“Over the past year, our club has gotten much more active in our affiliation with Y2Y. I hope that Y2Y and WTHH can continue building a good relationship, growing together as we all help tackle homelessness in the greater Boston area,” said Barry Eom, WTHH co-president.

If you would like to donate to Y2K through BHS, please send a check, payable to Y2Y Harvard Square, to Alice Melnikoff, Belmont High School, 221 Concord Ave., Belmont, MA  02478.

Why Wait? Vote Now for Town Election Via Absentee Ballot

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Photo: Absentee voting starts … now!

Don’t miss out voting in the annual Town Election – just 15 days away! – since Tuesday’s are “date” night or because you can’t find a sitter for your pet beagle.

Absentee voting for the April 5 election is now available in the Town Clerk’s Office, located on the ground floor of Town Hall. Anyone wishing to vote absentee should visit the Clerk’s office during regular business hours (8 a.m. to 4 p.m.) up until noon on Monday, April 4.

Questions? Contact the Town Clerk at 617-993-2600 or e-mail townclerk@belmont-ma.gov

Marathon Challenge Champ Pizzi Speaking at Library at 7 PM Monday

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Photo: Becca Pizzi, champion.

You’ve heard about her, seen photos of her running and cheered at her homecoming parade.

Now you can hear Belmont’s own Becca Pizzi share stories from her amazing journey to become the first American woman to complete and win the World Marathon Challenge, running seven marathons, in seven continents, in seven days averaging less than four hours for each 26.2 mile distance.

Pizzi will give insight on the races and what it took for a single mom with two jobs to succeed in achieving her around-the-world adventure tonight, Monday, March 21 at 7 p.m. in the Assembly Room of the Belmont Public Library. Stick around until the end when Becca will answer questions and sign autographs.

belmontsavingsbankSponsored by the Belmont Savings Bank.

Sold in Belmont: Math Says Hurd Road Colonial Goes for Seven Figures

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Photo: A million no matter how you count it. 

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54 Hurd Rd., Colonial (1926). Sold: $1,000,000.

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35 Radcliffe Rd., Ranch (1975). Sold: $701,000.

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329 Mill St., Ranch (1955). Sold: $714,000.

A weekly recap of residential properties sold in the past seven-plus days in the “Town of Homes”:

• 35 Radcliffe Rd., Ranch (1975). Sold: $701,000. Listed at $679,000. Living area: 1,557 sq.-ft. 7 rooms, 3 bedrooms, 2 baths. On the market: 67 days. 

• 329 Mill St., Ranch (1955). Sold: $714,000. Listed at $747,900. Living area: 2,092 sq.-ft. 7 rooms, 3 bedrooms, 2.5 baths. On the market: 131 days.

• 54 Hurd Rd., Colonial (1926). Sold: $1,000,000. Listed at $995,000. Living area: 2,644 sq.-ft. 10 rooms, 4 bedrooms, 2.5 baths. On the market: 70 days. 

The quintessential Belmont Colonial; on a side street (Hurd Road, with its tumbling elevation change) on a “squat” lot (6,400 sq.-ft.) with lots of room for kids and just general living. So how much is the oh-to-typical Belmont house is going for? 

The sellers did know how to crunch the numbers: one a prominent math professor – he has a well-known theorem in number theory named after him! – while his spouse is a mathematician, computer expert and biologist. Don’t have to worry about how much to tip or split a check when you’re out with this Belmontian couple. When the wife was named this summer to a big-time position in San Diego, the house purchased exactly 30 years ago for $259,000 was placed into a market in which family homes are at a premium. 

What a boom for the homeowners: The typical 30-year mortgage is paid off, the sale is pure profit, and they got great use from a wonderful house. Win, win, win.

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And what a nice well-cared for house with an up-to-date kitchen. It’s also in that zone of homes that are within “walkable” distance for elementary, middle and high schools, so you don’t have to drive the kids every morning (“I don’t care if it’s a snow day, you’re still walking to school.”)

And for the past three years, the assessed value has shot up $130,000. 

  • 2014: $776,000
  • 2015: $832,000
  • 2016: $906,000

And the sum of it all: a cool million for the homeowners.

But still, a million for a 90-year-old house in a neighborhood that isn’t the first place people will look for a seven-figure house is a bit much to swallow. But this is Belmont, 2016. I will not be surprised if the Board of Assessors come to the Selectmen in December with its property tax rate recommendation with the data showing the median home in Belmont tops $1,000,000. 

Let’s do the time warp again

The house on Radcliffe is likely one of the last ranch-style homes built in town, in 1975 when they were seen as out-dated (townhouses where the “cool” structures being built.)

I just want to show the photos of the interior – which is all original as the couple who built the house sold it – which is like opening an interior designers book from the mid-1960s. Wow, The vibrant pink bathroom, patterned wallpaper, the iron railings. And the kitchen: words can’t express this look into this time tunnel: much like Howard Carter’s experience opening King Tut’s tomb. 

But you can’t be that critical of the owners choice: it’s of its time when it was furnished, an age that’s best remembered in photos.

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Letter to the Editor: Housing Authority Could Use Rickter’s Non-Profit Expertise

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Letter to the Editor:

I’m writing to endorse Paul Rickter for the Belmont Housing Authority. 

For more than ten years, I worked as Chairman of the Board of Directors of the Belmont Housing Trust, a non-profit affordable housing developer serving Belmont.  Through that work, I got to know both the mission of the Housing Authority and the ins-and-outs of the Belmont Housing Authority quite well. 

The skills needed to succeed as a member of the Housing Authority do not lie in the arena of building and financing affordable housing. Instead, the Housing Authority acts as the owner/manager of hundreds of units of rental housing in Belmont. Indeed, the Housing Authority is Belmont’s largest landlord.  

The Housing Authority is stressed by decreasing state assistance. The Housing Authority must meet the immediate needs of tenants and plan for the future needs of maintaining the physical infrastructure where people can live and thrive. What is needed, therefore, is a person who brings not merely an interest in the Housing Authority, but exceptional professional skills in management and innovation.

Paul brings 25 years of experience and skills in nonprofit management. Budgeting, strategic planning, people management. Paul brings precisely those skills that the Housing Authority needs today to meet the current and future needs of the BHA residents and, by extension, of the larger Belmont community.

I ask you to join me on April 5 in voting for Paul Rickter for Belmont Housing Authority.  

Roger Colton

Warwick Road

Selectmen QW: Belmont’s OPEB Policy and Issuing Pension Obligation Bonds

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Through the efforts of Selectman Williams, the town is moving forward with a study of recommendations towards addressing the town’s long-term OPEB (Other post-employment benefits) but many – town officials and the majority of the Board – are reluctant to follow Williams’ call for the issuance of up to $60 million in Pension Obligation Bonds (POBs). Question: Where do you stand on the town’s OPEB policy and would you currently consider the town issuing POBs?

Mark Paolillo 

Pensions and Other Post-Employment Benefits (OPEB) are two different issues and must be viewed separately.  

State law establishes Belmont’s retiree pension obligations.  Belmont’s Retirement Board is authorized to determine how to fund our retirement obligations and to manage investments designed to fund them.  In 2015, the Warrant Committee issued a Pension report analyzing different options for funding our pension liability; the Selectmen have and should continue to discuss this with the Retirement Board.  

  • Extending the amortization period from 2027 to some later date could reduce the contribution pension impact on annual budgets.  
  • Pension Obligation Bonds (POBs) are a bet that pension investments will exceed the cost of borrowing.  Moody’s has indicated that POBs typically create additional risks, including budgetary and default risk.  GFOA recommends that local governments not issue POBs.  I would not subject taxpayers’ money to risks of this type.  

OPEB consists primarily of retiree health care, a benefit provided to Belmont’s retirees.  To date, payments for retiree health care have been manageable because we adopted healthcare reforms allowing us to effectively control health insurance costs — under one percent growth annually for the last three years.  

Working with the Treasurer, the Selectmen adopted an OPEB Funding policy that Moody’s reviewed favorably. It created an OPEB Irrevocable Trust Fund and ensured that a fixed percentage of free cash is deposited in that Fund every year.  

In 2015, the Selectmen established the OPEB Funding Advisory Group.  On Feb. 7, it reported that the actuarial estimate of Belmont’s unfunded liability is likely overstated.  The group was asked to: (1) continue its work and provide us with a more accurate estimate of our unfunded liability based on key cost data; and (2) analyze options to control this liability. This additional information will help the Selectmen to determine the most prudent course of action. 

Alexandra Ruban

Selectman Williams deserves credit for encouraging the town’s government to take a hard look at our unfunded pension obligations. These issues, if left unaddressed, will only get worse. I commend him for insisting that Belmont’s leadership investigate creative solutions for addressing our pension and other postemployment benefits (OPEB) obligations. 

However, Belmont is hardly alone; 254 of the 351 municipalities in Massachusetts have more than $26 billion in unfunded health care liabilities for public retirees and billions more in unfunded pension liabilities. Nineteen cities and towns have unfunded pension liabilities that top $300 million. Belmont’s roughly $59 million in unfunded pensions and $60 million in OPEB liabilities ($4,825 per capita) is in the middle of the pack.  

Mr. Williams’s support for a bond is one solution, but there are other options that would not require a substantial increase in property taxes. 

A decade ago Belmont’s Board of Selectmen adopted an accelerated schedule for meeting the town’s unpaid pension liabilities. We will be paid up ten years earlier than the state requires – with no clear benefit. These payments have been growing slowly but are now set to balloon, rising at a compounded rate of 7 percent annually until 2027. By simply amortizing our payments over the full period permitted by the state and paying off our pension obligations before 2040, the town would substantially decrease the strain on its budget at no cost to taxpayers or risk to its AAA credit rating. 

The town has started examining alternative options to preserve promised benefits while reducing the cost to taxpayers – one example, by working with its employee unions. Should bonding emerge as the most prudent course forward, I’m confident that the Board and the voters will pursue that course, but we should look at all available options before committing ourselves to any course of action.