Sold in Belmont: Classical Colonials Hit Seven-Figure Sales Price

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Photo: The quintessential Belmont Colonial, this one located between School and Goden on Washington Street.

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

171-173 Beech St., Triple decker (1912). Sold: $925,000. Listed at $ 950,000. Living area: 3,516 sq.-ft. 16 rooms, 6 bedrooms, 3 bath. On the market: 56 days.

153 Washington St., Center-entrance, hip-roof Colonial (1930). Sold: $1,125,000. Listed at $1,199,900. Living area: 2,504 sq.-ft. 8 rooms, 3 bedrooms, 3.5 baths. On the market: 107 days.

146 Watson Rd., Center-entrance Colonial (1928). Sold: $1,150,000. Listed at $1,150,000. Living area: 2,407 sq.-ft. 8 rooms, 3 bedrooms, 3.5 baths. On the market: 56 days.

69 Oak Ave., Colonial with Queen Anne elements (1907). Sold: $1,150,000. Listed at $1,075,000. Living area: 2,716 sq.-ft. 11 rooms, 3 bedrooms, 2.5 baths. On the market: 56 days.

86 Clark St., “Lemuel Hatch House” Italianate/Greek Revival (1863). Sold: $850,000. Listed at $795,000. Living area: 2,407 sq.-ft. 9 rooms, 2 bedrooms, 1.5 baths. On the market: 42 days.

25 Dalton Rd., Two-level condominium (1920). Sold: $590,000. Listed at $529,000. Living area: 2,287 sq.-ft. 11 rooms, 3 bedrooms, 2.5 baths. On the market: 58 days.

133-135 White St., Two-family (1928). Sold: $757,000. Listed at $ 725,000. Living area: 2,676 sq.-ft. 13 rooms, 4 bedrooms, 2 full baths. On the market: 72 days.

Two Years Late: Cushing Village Taking First Step Towards Construction

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Photo: The municipal parking lot up for sale in Cushing Square is adjacent Starbucks.

Exactly two years to the day after the town’s Planning Board approved a special permit granting him permission to begin construction, the developer of the troubled Cushing Village complex will be before town officials early next week seeking to purchase a critical piece of town-owned property so he can finally begin construction on the long-stalled project. 

The Belmont Board of Selectmen’s Monday, July 27 meeting agenda calls on the board to initially meet in executive session before proceeding to vote whether or not to sell the municipal parking lot at Williston and Trapelo roads to a newly-formed partnership consisting of original developer, Smith Legacy Partners, and its new business associate, Cambridge-based Urban Spaces.

The price tag for the parking lot adjacent Starbucks – set two years ago – is $850,000; along with fees and permits, the final price is closer to $1.3 million. The property will house the first of three buildings making up the 186,000 square-foot retail/housing/parking development in the heart of Cushing Square.

The vote to sell the property marks the two year anniversary when Smith Legacy’s Chris Starr was granted the 25-page special permit from the Planning Board at the culmination of an 18-month design review phase on the project made up of 115 residential units, 38,000 sq.-ft. of retail space and 235 parking spaces. 

At the time, Starr proclaimed an accelerated project schedule. Starr told media outlets construction on the first building – located on the parking lot – would be open for retail businesses and resident housing by the late fall/early winter of 2014. The entire project would be completed by mid-summer 2016, said Starr.

But it soon became apparent Starr was unable to find a financial source willing to back him due to his lack of experience building large-scaled projects. In March 2014, Starr struck a deal with the town to extend the closing on the parking lot by a month for a $20,000 fee. The fee increased to $30,000 a month after a year.

By Sept, 2014, Starr hired a Boston realty firm, Boston Realty Advisors, to unearth a partner or sell his stake in the development. The campaign went international with large ads on a leading Asian real estate website.

In the end, a young development firm, Urban Spaces, joined with Starr. It remains unclear the partnership arrangement between the two, including whether there is a majority stakeholder or arrangements for future management of Cushing Village. 

And it does not appear the partnership has been damaged with the arrest of Urban Spaces’ CEO and founder, Paul Ognibene, who was arraigned last week on one count of sexual conduct for fee after he was arrested by Cambridge Police in a sex sting.

Letter to the Editor: Don’t Change Center Plan for Residents Like Me

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To the editor:

I moved to Belmont two years ago when I was in my late 60s. I chose a location where I could easily walk or drive into town. Coming to town frequently, and staying for a while, is one of the things I plan to do to stay connected as I grow older.     

Thus far, spending time in town has meant either walking along the sidewalks or ducking into one of the stores. When I first walked around town, I was drawn to the green space in front of the bank.  However, I rarely saw anyone sitting there and quickly understood why. The green space beckoned, but I wasn’t inclined to cross a busy street to get to the small patch of green only to sit and watch cars whizzing by on all sides.  

That’s why I was delighted when I saw the original reconstruction plan for Belmont Center. The plan created a green space that was actually usable. I thought it would be a wonderful spot for people of all ages to gather, and a perfect focal point for special town events. I envisioned taking my young grandsons to get ice-cream cones and, instead of hanging out on the crammed sidewalk in front of the store, walking over to the green to enjoy them; or buying a sandwich and meeting a friend for lunch on the green; or just sitting there reading a book. I pictured special occasions with everyone in town, from the youngest child to the oldest elder, gathered on the green enjoying the newly created space. 

I feel compelled to write this – my first ever letter to an editor – because I’ve read that the reconstruction plan as modified by the selectmen, with its cut-through and parallel parking spaces in front of the bank, was adopted in deference to the elderly. Although I appreciate the concern expressed for seniors, I question whether the cut-through plan is what the majority of the elderly in town would actually choose. I, for one, am deeply disappointed that a safe and inviting gathering place has been abandoned in favor of a few parking spaces of questionable convenience relative to the original plan. Moreover, even if I thought those spaces would serve the purpose intended, I would not want the entire town to lose its carefully planned green to make them available to me.   

Joanne Birge

Common Street 

Belmont Fire Log: Sharp-Eyed Firefighter Spots Improperly-Placed Grill

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Photo: Summer grilling. 

One hot car

July 16 – At twenty ’til 2 p.m., Engine 1 and the Ladder truck hustled over to a car fire on Howard Street located across from the Chenery Middle School.  Both crews assisted the other in extinguishing the car fire. The motor vehicle was towed to the Town Yard.

An downstairs disaster everted 

July 17 – Just a few ticks away from 8 p.m., all of the town’s fire equipment was sent to a single-family house on York Road where the report of smoke in the basement. The Engine 2 crew reported smoke filling the area. Rushing in, firefighters discovered a small blaze – about a foot wide and deep – in a small storage area. The blaze was put out using a Class A extinguisher while the crew from the Ladder truck helped ventilate the house. The culprit? An errant cigarette. The homeowner said a family member accidentally caused the fire.

That smell

July 18 – At 11:23 a.m., an occupant of a Westlund Road dwelling said they smelled a “distinct fuel odor” coming from the basement. Fire personnel soon found a leak from the oil burner. The line from the oil tank was shut down and SpeedyDry® was put down on ground.

On deck: grill close call 

July 18 – At 10 minutes ’til 6 p.m., fire equipment was returning back to the station when an eagle eyed firefighter noticed what appeared to be a grill fire on the rear deck of a house on Slade Street. Not only was he correct concerning the placement of the grill, it turns out the grease had just ignited in the drip pan. The fire was quickly extinguished, the grill relocated and the resident was made aware of fire regulations on the placement of grills.

Belmont High’s Pitching Ace Bartels Commits to Penn State

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Photo: Cole Bartels. 

Belmont High School’s rising senior ace Cole Bartels has verbally committed to attend Division 1 Penn State University. 

The big, lanky right-hander, named the MVP of the Middlesex League and selected as a Boston Globe All-Scholastic this season, will be heading to State College, Penn. after his high school eligibility ends to pitch for the Nittany Lions in the Big 10 Conference.

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On the mound, Bartels had a sub-1.00 ERA as the Marauders’ number one pitcher. He also batted at nearly a .450 clip.

Bartels, who is a high honor roll student and a member of the varsity basketball team, joins a program rebuilding in a highly-competitive league which includes teams such as Illinois, Iowa, Michigan, Ohio State and Maryland. He will be playing in the 5,406 seat Medlar Field, considered one of the best college facilities in the country. 

The earliest Bartels can submitted a national letter of intent to attend Penn State is Nov. 11. 

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This Week: Bubbleology, OTAKUrabu and Movies for Kids and Teens

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Photo: “Bubbleology,” with Keith Michael Johnson.

On the government side of the week: 

  • The Planning Board will meet on Tuesday, July 21, at 7 p.m. at Town Hall where it will discuss a new house’s design at 1 Clark Lane and will review a series of plans required for the construction of Cushing Village. 
  • The Community Path Implementation Advisory Committee will be reviewing the challenges of placing a community path in Belmont on Wednesday, July 22, at 6 p.m. in Town Hall. 

• Summertime Pre-School Story Time at the Benton Library, Belmont’s independent and volunteer run library, at 10:30 a.m., Tuesday, July 21. Stories and crafts for children age 3 to 5. Parents or caregivers must attend. Siblings may attend with adults. Registration is not required. The Benton Library is located at the intersection of Oakley and Old Middlesex.

• US Rep. Katherine Clark is holding office hours at the Beech Street Center, 266 Beech St., on Tuesday, July 21, from 1 p.m. to 2:30 p.m.

• Mary Poppins Sing-Along (with lyrics) will be the Noon movies for children on Tuesday, July 21, 11:30 a.m. to 1:30 p.m., in the Assembly Room of the Belmont Public Library. 

• The Beech Street Center, 266 Beech St., will present “Revere Beach Then & Now Slide Show” on Tuesday, July 21, at 1:15 p.m. The presentation will include more than 100 beautiful images of historic Revere Beach and its glorious past. Once again be thrilled to recall the special memories that we share of Rotherhams Red Indian popcorn, Moxie, Korr Bros. Frozen Custard, and, of course, Kelley’s Roast Beef. Many will also remember the wonderful Big Band music always heard at the dance halls of Revere Beach such as the Oceanview Ballroom, Ocean Pier, or the Frolic nightclub.

• In his show “Bubbleology,” Keith Michael Johnson will build beautiful creations out of bubbles with enthusiasm, humor and style in the Assembly Room of the Belmont Public Library on Wednesday, July 22, at 2 p.m. One moment he will be encasing a dinosaur in a bubble and the next he’s encapsulating an audience volunteer! For kindergarteners to fourth grade.

• It is the final three concerts of the summer by the Music on the Hill (MOTH) students will be Wednesday through Friday, July 22-24, at 6:30 pm, at the Powers Music School, 404 Concord Ave. Wednesday and Thursday will be the MOTH Orchestra, with Jazz, Fiddle on Friday.

• The nation’s premier tribute to U2, The Joshua Tree, will once again grace the stage of the Payson Park Music Festival as this week’s featured artist beginning at 6:45 p.m., Wednesday, July 22, at Payson Park Playground at Payson Road and Elm Street.

• The Chillin’ With Villains Movie Series begins Tuesday, July 21, at 6:30 p.m. with The Avengers (2012) at the Belmont Public Library’s Assembly Room. 

• Musician Matt Heaton plays kid-friendly folk music and surf-inspired original songs on Thursday, July 23 at 10:30 a.m. For ages 2 to 5.

• It’s OTAKUrabu at the Belmont Public Library. Watch anime, do a craft/activity, plan for future events and nibble on some Japanese snacks (while they last – they’ll go fast) on Thursday, July 23, from 6:30 p.m. to 8:45 p.m. in the Assembly Room. Provided free, thanks to the Friends of the Belmont Public Library. Just drop in, no registration required.

Superheroes on Film at the Library this Summer

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Photo: Ironman is coming to the Belmont Public Library next week, July 28.

This summer the Friends of the Belmont Public Library will use its superpowers to transform the library’s Assembly Room into a showcase for your favorite (mostly) Marvel heroes at the “Chillin’ With Villains Movie Series.”

For the next month, head to the library to enjoy freshly popped popcorn or a sweet snow cone and watch your favorite comics come to life.

The schedule is:

• Tuesday, July 21, 6:30 p.m.: The Avengers (2012) (PG-13) 142 min.

• Tuesday, July 28, 6:30 p.m.: Iron Man (2008) (PG-13) 125 min.

• Tuesday, August 4, 6:30 p.m.: Amazing Spiderman (2012) (PG-13) 136 min.

• Monday, August 10, 6:30 p.m.: Captain America: The Winter Soldier (2014) (PG-13) 136 min

• Friday, August 21, 2 p.m.:  Dick Tracy (1990) (PG) 101 min.

Belmont Yard Sales, July 18 – 19

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Photo: Yard sales in Belmont.

Yard sales in the “Town of Homes.” 

• 9 Anis Rd., Saturday, July 18, 8:30 a.m. to noon.

• 17 Bow Rd., Saturday, July 18, 9 a.m. to 1 p.m.

• 12 Chester Rd., Saturday, July 18, noon to 2 p.m.

• 13 Davis St., Saturday, July 18, 10 a.m. to 2 p.m.

• 72 Radcliffe Rd., Saturday, July 18, 9 a.m. to 3 p.m.

Impact on Cushing Village Unclear After Financial Partner’s Arrest

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Photo: Paul Ognibene (right, obscured) (courtesy WCVB-TV).

Cushing Village has possibly suffered another setback with the arrest Tuesday of the Cambridge developer seen as the financial “White Knight” who in April appeared to rescue the 167,000 square-foot multi-use project floundering for nearly two years after it was approved by the town in July 2013. 

Paul Ognibene, 43, of Cohasset was arraigned in Cambridge District Court on Friday, July 17, on one count of sexual conduct for fee after he was arrested by Cambridge Police in a sex sting that took place in the food court of the CambridgeSide Galleria mall.

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Cushing Village development partner Paul Ognibene, 43, of Cohasset, during his arraignment in Cambridge District Court on Friday, July 17, 2015. (courtesy WCVB-TV)

Cambridge Police allege Ognibene, the owner and principal of Cambridge-based Urban Spaces, placed a job description on Craigslist job soliciting an office assistant that an investigation by the police’s special investigation unit determined to be a “false job which is actually soliciting girls for sex.”

Ognibene, who resigned as chair of the Cohasset School Committee on Friday as a result of this arrest, pled not guilty and was released on personal recognizance. His attorney released a statement saying Ognibene “was sorry” for what had occurred.

See a chronicle of Ognibene’s arrest here, here, here and here. 

It is unknown at this time if Ognibene’s arrest could impact any financial arrangements he has made with lenders concerning Cushing Village. It is not unusual for business agreements to be altered or pulled due to adverse publicity. This month, Macy’s parent company ended its business partnership with New York developer Donald Trump after the Republican presidential candidate made sweeping allegations concerning Mexicans who entered the US illegally across the US/Mexican border.

On April 27, Cushing Village’s developer Smith Legacy Partners said Urban Spaces had become its “development partner” in constructing the three-building complex comprising 115 apartments, approximately 36,000 square feet of retail/commercial space and a garage complex with 230 parking spaces. 

Urban Spaces’ “development expertise will help to ensure that the vision we have for the Cushing Village project becomes a reality,” said Chris Starr, the managing partner of Smith Legacy Partners which is located in Acton.

The press release noted that Urban Spaces “acquires, develops and manages high-end residential properties in close proximity to urban centers.”

The April announcement appeared to be a turning point for the troubled development which been paying the town $20,000 a month since March 2014 in a series of  30-day extensions for the closing date of the purchase and sale agreement for the municipal parking lot. The development’s financial issues have been well chronicled from missing repeated ground breaking dates to hiring a high-powered real estate firm to find an equity partner.

An email to Starr’s PR representative has not been answered.

Rabies in Pair of Animals Has Health Department Issue Warning

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Photo: Fox.

The Belmont Health Department has issued a warning to residents of an outbreak of rabies after a second non-domesticated animal tested positive for the illness in the past month.

A fox captured by Belmont Animal Control Officer John Maguranis on Monday, July 13 and a skunk on June 21 were infected by the very serious viral disease found in animals that can spread from an infected animal to a person.

Rabies is disperse through the saliva of an animal and can be transmitted from a bite, or when the animal’s saliva comes in contact with a person’s mouth, eyes or an open sore, according to the Health Department. 

The department and Belmont Police Department are urging residents to protect their families and pets by taking the following steps: 

  • Make sure your dogs and cats (including inside only cats), are up to date on their rabies vaccinations. 
  • Keep your children, loved ones, and pets from approaching, touching, or feeding wild or stray animals. 
  • Garbage should be contained in garbage cans that are closed and secured to avoid attracting wildlife. 
  • Do not feed or water your pets outdoors. Empty bowls will attract wild and stray animals. 
  • Do not let your cats and dogs roam freely. 
  • Keep your chimney capped and repair holes in attics, cellars, garages and porches to help keep wild animals like bats and raccoons out of your home. 
  • Report any animal that behaves oddly, looks sick, injured or orphaned to the Animal Control Officer or the Health Department at: Belmont Animal Control 617-993-2724. Belmont Health Department 617-993-2720. 
  • If the Animal Control Officer or Heath Department cannot be reached, notify the Belmont Police at 617-484-1212. 

If a bite or other significant exposure to rabies does occur, quick action can prevent progression to rabies disease.

• If a person has been bitten or scratched by an unfamiliar animal or an animal suspected of having rabies, immediately wash the wound thoroughly with soap and water and then seek medical attention. If you find a bite or wound on your dog or cat that cannot be explained, take your animal to a veterinarian.