Postponing Belmont’s Special Town Meeting Could Be A ‘Snow’-Day Decision

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Photo: It will Town Moderator Mike Widmer’s (left) decision to postpone Monday’s Special Town Meeting.

The possibility of difficult traveling conditions and limited parking at the Chenery Middle School could put on hold Belmont’s Special Town Meeting scheduled to convene Monday night, Feb. 8. at 7 p.m.

With a Winter Storm Warning in effect for Eastern Massachusetts for all-day Monday and into Tuesday morning, Town Clerk Ellen Cushman has been in contact with Town Moderator Michael Widmer to advise him of state law regarding postponing Town Meeting due to inclement weather.

A new Massachusetts General Law from 2015 now allows the town moderator to declare “a continuation” of town meeting to a later date – within 14 days – after consultation with local public safety officials and members of the board of selectmen. 

“Mike is the one who will make the choice tomorrow [Monday],” said Cushman. “We will be in touch with Town Meeting Members and media tomorrow” after a decision is made, she said.

Even if the meeting is “postpone,” Widmer and Cushman must physically make their way to the Chenery Middle School – the site of the special Town Meeting – for the 7 p.m. “call the meeting,” so they can then vote to “recess” to a date certain.

Monday’s meeting is to discuss and vote on a new regional agreement with Minuteman Tech and vote to create a building committee for the high school renovation and new construction. 

BREAKING: Selectmen To Review Cushing Village Developer’s Financing, Viability

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Photo: Chris Starr before the Planning Board.

A day after the developer of the troubled Cushing Village project came before a skeptical and non-committal Belmont Planning Board requesting yet another multi-month extension to close on an important town-owned parking lot, the chair of the Belmont Board of Selectmen said a sudden change in the developer’s financial team will now “certainly necessitate a new review by the Board of Selectmen of how viable his financing and financial arrangement is.”

Speaking before the Warrant Committee on Wednesday, Feb. 3, Selectmen Chair Sami Baghdady said developer Chris Starr’s acknowledgment that industry leader Cornerstone Real Estate Advisers is no longer involved with the project to provide a significant portion of financing “is troubling that it happened so late in process,” Baghdady told the Belmontonian after the meeting.

The board will next meet on Monday, Feb. 22 when they will convene with Liz Allison, chair of the Planning Board, to discuss the on-going issues concerning Cushing Village. 

Despite Starr initial attempt to purchase the municipal parking lot six months ago, “the selectmen have take the position that we will not tender the deed (to the lot) selling him the parking lot unless the closing takes place at the same time contemporaneously with his loan financing is approved,” said Baghdady, referring to construction financing from its lead lender, Wells Fargo. 

Only when Starr has the approximately $50 million construction loan in his hands, “that is when we will feel secure … and then we will record a land development agreement,” said Baghdady, who was Planning Board Chair when it approved the special permit allowing Starr to begin construction and purchase the parking lot adjacent to Trapelo Road.

In addition to a possible new round of financial reviews from the selectmen, the project faces a looming selectmen-imposed expiration date of March 27 for the option on the purchase and sale of the parking lot. 

“Remember, they were given two years to complete the P&S and that deadline is less than two months from now,” said Baghdady of Smith Legacy, which was selected 32 months ago to create a 164,000 sq.-ft. three building multi-use development in the heart of Cushing Square.

Baghdady’s comments came after Starr, the head of Smith Legacy Partners, requested a four-month extension from the Planning Board to purchase a municipal parking lot that he in the past said is the project’s lynchpin. 

Telling the Planning Board he believes he now has a clearer path to obtaining construction financing, Starr said his firm should be signing an agreement within 60 days, four months at the latest. 

Starr’s request was set aside on Tuesday, Feb. 2 by Allison who noted that her board could not grant the extension – which would move the deadline to the first week of June – until the Selectmen approved extending the purchase and sale agreement in which the developer would purchase the lot for $850,000.

For the past year, the developer has been paying the town a monthly penalty of $30,000 fine to allow him to keep his option on the P&S. Baghdady said Smith Legacy has turned more than $600,000 in penalties. Once a P&S is signed, the town will return half of the penalty to Smith Legacy.

The concern emulating from the two town boards was when they learned that a major source of mid-level financing left the development.

When asked by the Planning Board member Raffi Manjikian the status of Cornerstone, Starr said the project’s “mezzanine” lender had left the team since it was “not playing nicely in the sandbox” with lead lender Well Fargo. Cornerstone – an industry leader in secondary commercial financing – was prepared to provide $14 million in financing to the project.  

In real estate finance, developers use mezzanine loans to secure secondary financing for their projects where the primary mortgage or construction loan equity requirements are larger than 10 percent.

In its place, Starr said the Marlton, NJ-based Micheals Development Company will bring eight percent equity financing to the project. Starr said the company will “drop in a considerable investment into Cushing Village” as well as bringing strong banking relationships that will allow the project to move “towards a closing.” 

Starr also admitted that Micheals will offer its “executional [sic] capabilities on the financial front, construction management, and lease” operations that the current team and he don’t have.

We want someone who has been there, done that and has done it around the country very successfully,” said Starr.

Micheals is well-known in real estate circles as one of the nation’s top developers and owners of affordable housing. It has developed more than 50,000 units since 1973 and is the top private-sector affordable housing owner in the country, with more than 340 properties in 33 states, the District of Columbia, and the U.S. Virgin Islands.

It is likely Micheals was brought onto the team from previous work it had with Cambridge-based Urban Spaces, which partnered with Starr nearly a year ago to jump-start the long-stalled project.

In 2014, Urban Spaces and Michaels were involved in a 50/50 partnership to build a five-story, 160,000 sq.-ft. apartment complex at 159 First St. in Kendall Square. It included 115-unit apartments with commercial space on the first floor along with underground parking, “the same program we’d be executing at Cushing Village,” said Starr. 

But any arrangement remains stalled as Starr finds himself facing ever increasing demands from all sides, highlighted by the requirement from his lenders that he secures at minimum three leases to occupy the project’s 38,000 sq.-ft retail space. 

So far, the project has two firm leases with one national company and a “bar.” Critical for Starr is that the team’s “close to finalizing” the lease for an anchor tenant. But Starr is not longer saying the anchor will be a food market as he has expressed in the past.

Starr remains confident in his project and the town’s continued support for his effort. 

“They see what we are committed to bringing to the community, and that is a great commercial center,” he said. 

Belmont Under Winter Storm Warning, Heavy Snow During AM Commute

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Photo: Snow in the Friday forecast.

Here is the latest forecast of the pending snow event heading for Belmont: 

At 11:10 p.m., Thursday, Feb. 4, the National Weather Service issued a Winter Storm Warning that will remain in effect until 3 p.m. on Friday.

Beginning as rain before turning to snow between 5 a.m and 7 a.m., Belmont and Greater Boston will be hit with up to four to eight inches of wet snow, the height of the storm will occur during the Friday morning commute with up to two inches of snow falling in an hour before tapering off around 2 p.m.

Along with the snow, north winds will gust to 30 to 35 mph on Friday, especially along and east of I-95/128 corridor.

Expect the morning commute to be slow and difficult due to snow-covered roads and poor visibility. 

As of 11 p.m., Belmont schools remain open and the town has not issued a snow emergency. 

Belmont’s SNOW EMERGENCY HOTLINE: 617-993-2698.

Belmont Light’s Outage Line: 617-993-2800.

See winter storm information from the Department of Public Works: Winter Weather Brochure

Snow Removal Bylaw:

Parade Feb. 4 for ‘Belmont Becca’ Pizzi, World Marathon Challenge Champ

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Photo: Becca Pizzi at the finish of the final race with men’s champ Dan Cartica.

In a display of strength and guts, a young single mom from Belmont who holds down two jobs and trains with purpose won one of the most challenging running events imaginable in a time that will be difficult for future runners to match.

Becca Pizzi, the life-long Belmontonian, conquered the second World Marathon Challenge in which runners race seven marathons in consecutive days on the seven continents, becoming the Women’s Champion in the early morning of Saturday, Jan. 30  in Sydney, Australia. She is the first American woman to both finish and win the race.

To celebrate Pizzi’s accomplishment and victory, a parade will be held in her honor in Belmont Center on Thursday, Feb. 4 at 3:30 p.m., sponsored by Belmont Savings Bank.

At today’s final leg on the Manly Beach course, Pizzi once again won the women’s race going away, winning in 4:08.51, only the second time in seven races that she failed to break four hours. In the seven races, Pizzi average less than four hours for each race, an amazing accomplishment as only two men races faster over the seven days. 

Pizzi joins US Marine Dan Cartica who won the men’s race averaging just more than three and a half hours per marathon. 

BREAKING: State Approves School District’s Plan to Renovate Belmont High School

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Photo: The MSBA voting to invite Belmont to begin the process to renovate Belmont High School.

A decade of applications and waiting ended at 10:44 a.m. Wednesday morning, Jan. 27 in a crowded board room at 40 Broad St. in Boston as the Massachusetts State Building Authority voted to invite the Belmont School District to begin the process that Belmont officials anticipate will result in the complete renovation of Belmont High School and the construct of a new science wing at the Concord Avenue campus.

Massachusetts Treasurer Deb Goldberg, who heads the MSBA, made the announcement before nearly 100 school administrators and staff, politicians and local elected officials, including Belmont Superintendent John Phelan, Belmont High Principal Dan Richards and Belmont School Committee Chair Laurie Slap. 

“This is great news for the town of Belmont,” said Slap after the vote. 

See a video of the Belmont delegation responding to the vote: (from left: Superintendent John Phelan, School Committee Chair Laurie Slap and Belmont High Principal Dan Richards. 

Belmont High was the only high school to be selected, joining seven elementary schools from Harvard, Lexington. Ludlow, Manchester Essex, Marlborough, Tisbury and Triton Regional districts to make the final cut.

A total of 26 building projects were vying for approval this year, including Arlington High School and the Maria Hastings Elementary School in Lexington. 

With the MSBA vote, the clock begins running as the district enters a 270-day “eligibility period” in which the district is required to complete preliminary steps including forming a school building committee, hiring a building manager and conducting a feasibility study which establishes a process for the district to be reimbursed for eligible expenses. This is the first of eight “modules” the district and town will need to complete to receive the state grant. 

(The process of creating a building committee is already underway as the special town meeting on Feb. 8 will include a vote to create a high school building committee.)

“During those 270 days, we’ll work all that information through and then meet with the community,” said Phelan.

For the Belmont delegation, the next few weeks will be educating themselves on what the state expects from the district.

“That’s what we going to find out in the next meeting, it’s the details,” said Richards.

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The project price tag, based on an updated 2008 estimation, was calculated at $79.6 million. With eight years of inflation added to the 2008 figure, the total cost is now closer to $100 million.

With a third of the eligible costs reimbursed by the MSBA, Belmont taxpayers will be responsible for $66 to $70 million of the total cost.

“This [project] has been on everyone’s minds for years and years,” said Slap. “Everyone understands the need for a renovated school so our job is to make sure that we plan this as carefully and thoughtfully as we can. We are always very respectful of taxpayer’s dollars but this is a critical project that has to be done.” 

“We are going to have lots of time to educate the community and lots of community involvement. Stay tuned, there is lots to come,” said Slap. 

Under the 2008 revision of the 2004 Belmont High School master plan:
  • Construction at the school will take place in four phases over four years so students will remain on the existing campus,
  • All construction will be within the 257,000 sq.-ft. footprint of the current building, and
  • A 34,000 sq.-ft. Science wing will be built in the parking lot adjacent the Wenner Field House and the Higginbottom Pool.

The renovation of the five-decade-old school building is critical as it is currently “structurally unsound” and “jeopardize the health and safety of the school children,” according to Belmont’s 2014 SOI submitted to the MSBA.

The new science center will add 13.5 percent more classroom and lab space to the school, with the hope of “eliminat[ing] the existing severe overcrowding” at the school. The district is predicting an additional 254 students at the high school by fiscal 2024.

BREAKING: MBTA Rejects New Belmont Commuter Rail Station, But Waverley’s Future Still Up in the Air

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Photo: The future of the Waverley Station remains up in the air. 

The MBTA has rejected plans to construct a modern commuter rail station along South Pleasant Street to replace the century-old stop in Waverley Square, State Sen. Will Brownsberger told the Belmontonian this afternoon, Friday, Jan. 22. 

“They heard the concerns from commuters and residents and have abandoned the idea,” said Brownsberger.

In a subsequent note on his web page, Brownsberger said the “MBTA was able to report today that they have concluded categorically that they will not pursue a new station located between Waverley and Belmont Center.” 

The decision comes after residents and town officials at a Nov. 16 public meeting with MBTA officials  voice considerable opposition to the plan initially presented to Belmont in September to construct a $20 million state near the North America Central School Bus depot at 1000 Pleasant St., a few hundred feet from Star Market.

The MBTA advanced the new station plan as a solution to a decision by the state’s Architectural Access Board that earlier ordered the transportation authority to improve access to the Waverley Square commuter rail station in the near future which would allow handicap citizens to take public transportation.

But today’s decision does not assure the future operation of a Waverley Square station, which is currently in violation of the Americans with Disabilities Act access requirements.

With the estimated cost of a Waverley Station upgrade – which lies several dozen feet below the street grade and would require – at $35 million, and with less than 120 passengers using the station on weekdays, closing the station remains a possibility.

However, said Brownsberger, “they are still working on defining the options for Waverley station itself given the requirements of the AAB.”

“The MBTA is going over its capital budget and we will know within a month,” said Brownsberger. 

“The MBTA has been devoting considerable attention to internal conversations about how to resolve the questions created by the AAB’s ruling related to Waverley,” said Brownsberger on his web page.

Waltham Hotel Owner Proposing Boutique Inn at Pleasant and Brighton

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Photo: A rendering of the proposed Belmont Inn Suites at the corner of Pleasant and Brighton streets.

A Waltham entrepreneur has pulled permits with the Office of Community Development to renovate the former Mini-Mart Market at the corner of Pleasant and Brighton streets into a “luxury boutique hotel” similar to ones he both ran and is proposing in Waltham.

Mike Colomba is seeking to create a two-story “The Belmont Inn Suites” at 334 Pleasant St. consisting of 18 guest rooms, a cafe for guests, a fitness room, a business center and management offices on the 14,400 sq.-ft. site, according to documents at Town Hall.

Colomba is scheduled to come before the Zoning Board of Appeals on Tuesday, Feb. 2 to present the proposal. If the ZBA approves four special permits – on various setbacks and height variances – the hotel will be the first in Belmont in decades.

This month, the ZBA narrowly denied special permits to transform the abandoned service station across Brighton Street into a Dunkin’ Donuts after hearing from neighbors who complained about possible increase traffic and noise issues.

The project will not be new construction but a “complete exterior renovation” to create a building that is “a veritable gem” in what Colomba calls an “up and coming commercial area” in Belmont.

The hotel will have 19 parking spaces and “lush” landscaping.

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The view from Pleasant Street of the proposed Belmont Inn Suites.

Brighton-based Rojas Design, Inc. created the designs. The architectural and landscape firm is owned by former Belmont Selectman Andy Rojas.

Colomba, who owns the restaurant Brelundi on Felton Street in Waltham and recently sold the Crescent Suite Hotel in the same town. He is currently proposing to build a 45-room hotel on the 200 block of Moody Street in Waltham.

A Youtube presentation by Waltham News Watch with Colomba describing Crescent Suite Hotel is below:

Colomba could not speak when reached on Tuesday, Jan. 19 but will be giving interviews on the concept later in the week.

In his permit documentation, Colomba said: “[T]he transformation (of the site) will improve the property values for the entire neighborhood.” His past hotel projects generated room, meals and sales taxes for the hosting community while noting that a lodging project “will not overload school and generates less traffic” than other uses at the location.

“My hotels are quiet and respectful” of the surrounding neighborhoods, said Colomba.

On Sunday, Pizzi Starts Her Adventure of a Lifetime … All In One Week

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Photo: Becca Pizzi with Belmont Saving’s CEO Bob Mahoney.

Just reading about Becca Pizzi’s typical day for the past year is exhausting.

The 35-year-old lifelong Belmont resident gets up before the sun comes up to run more miles in one morning than most people do in a week, gets her daughter ready for school, manages a child-care business, then heads over to run Moozy’s Ice Cream shop on Trapelo Road, be back for her daughter, goes back to complete work, before heading off for a quick hour of CrossFit or some other exhausting hardcore exercise program. Then back home for some down time with her daughter before popping off to bed.

It would not stretch one’s imagination to know the 1996 Belmont High grad is seen at the starting line of the Boston Marathon (3 hours, 25 minute PR) and other road races, running in the top ten percent of not just the women’s field but among men in the races.

But the challenge facing her in the next week is one that is more daunting than any other athletic accomplishment on her resume. It begins today, Sunday, Jan. 17 with a long-distance flight to Chile where Pizzi joins 11 men and three women traveling 32,000 miles in 70 hours and running 183 miles in a week participating in the second World Marathon Challenge.

Pizzi is attempting to be the first American woman to complete the around-the-world course. “This by far the toughest test I’ve ever put myself through,” said Pizzi at a public send-off at the Belmont Savings Bank’s headquarters in Belmont Center.

“This by far the toughest test I’ve ever put myself through,” said Pizzi at a public send-off at the Belmont Savings Bank’s headquarters in Belmont Center on Thursday, Jan. 14.

“But I’m looking forward to this test of endurance and strength and representing [Belmont],” she said

At the celebration which included ice cream (from Moozy’s, of course) and autograph posters of Pizzi, who spoke to half a dozen media outlets and a steady stream of admirers and family who came to wish her well. 

“It was just seemed like an amazing confluence of events,” said Robert Mahoney, CEO and president of Belmont Savings Bank. “We have a customer who is a mom and a neighbor who is going to run for a while, for seven days. Oh, and did I mention the seven continents and run 26 miles each day.”

“And that struck me as an extraordinary event that we should somehow celebrate and make it an even better event,” said Mahoney, presenting Pizzi a $1,000 check made out to the Belmont Food Pantry, the local anti-hunger non-profit Pizzi asked to receive the funds.

When Pizzi returns, the bank will sponsor a welcome home celebration and a student/parent lecture by Pizzi on the importance of goals and endurance. 

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On Jan. 23, 2016, Pizzi will be in Union Glacier, Antarctica, to run the first of seven marathons on consecutive days. After running with spikes on her shoes in zero degree temperatures (that’s if it’s a “nice day” said Pizzi), she’ll be on her way to:

  • Punta Arenas, Chile;
  • Miami;
  • Madrid;
  • Marrakech, Morocco;
  • Dubai, United Arab Emirates; and finally
  • Sydney.

“The best way to describe it as ‘eat, sleep, run, fly, repeat’,” she said.

You can follow Pizzi’s trek around the world by going to the Belmont Savings Bank web page.

Daughter of Susan and Fred Pizzi (the long-time owner of Lawndale Realty that recently merged with Century 21) heard of the challenge just over a year ago before the inaugural race took place. 

“The moment I heard about it, I knew I wanted to do this, I had to do this,” said Pizzi. 

The first concern was finding sponsors to foot the $39,000 entry fee that includes all air flights, lodging, supplies and a support staff to help the runners. Her three major sponsors are the Lyon-Waush Auto Group, Dr. Cool and Ultima Replenisher while LuluLemon and Swift Socks are apparel suppliers. 

But this is no cake walk even for someone as physically strong as Pizzi. Even the event’s website warned participants of “marathon fatigue, jet lag, and sleep deprivation as the event progress.” In addition, there will be changeable environments from brutally cold in Antarctica to the desert heat of Dubai. 

Pizzi has been putting herself through the extended training regiment “because I know I’m going to be running on tired legs and I just have to get used to it.” She is aiming to finish each marathon in approximately 3 hours and 50 minutes.

Pizzi said she’ll have the company of the three women competitors, who all happen to be mothers. The other women have an advantage in the event’s first race as each has participated and two have won marathons held on Antarctica or the North Pole.

The worst part? Being away from her daughter, who she will Skype each day. 

So why put yourself through all this? 

“I’m doing this to inspire the world that you can do anything that you put your mind to,” she said.

Smokey Flue Fire in Former Fire Station Halts Traffic Through Center [VIDEO]

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Photo: Fire at il Casale in Belmont Center.

A smokey fire in an exhaust flue sent Belmont and Arlington fire departments to the building housing upscale il Casale restaurant, clogging Belmont Center with fire equipment during Thursday evening rush hour, Jan. 7. 

Firefighters were seen on the building’s roof searching for flames inbetween walls and the ceiling. 

According to il Casale’s General Manager Joanne Hastings, the fire was discovered by staff in one of the exhaust hoods in the restaurant’s kitchen at 4:10 p.m. There were no customers in the restaurant located at 50 Leonard St.

None of the dozen or so employees were injured, many who relocated to Starbucks across the street. 

“There will have to be some repair work, obviously, more to repair the water damage. So we will be closed for a couple of days,” said Hastings, who has been with the eatery for the past seven months. 

The structure, which consists of two buildings and once was the town’s main fire station built in the 19th century, is owned by Brian Burke. Above the restaurant, which opened in 2009, is the popular Every Body Pilates studio.

“Its a little ironic that it happened in the original fire station,” said one witness. 

The second building in the rear of the restaurant consists of ten individual offices, including two executive offices. 

Traffic was diverted from Leonard Street for more than two hours.

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Cushing Village Sets Latest Deadline While Similar Watertown Project Set to Open

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Photo: Similiar in many ways to Cushing The Residence Inn by Marriott nearing completion in Watertown.

The developer of the long-troubled Cushing Village project – the 164,000 sq.-ft. three-building development approved in July 2013 – told the Planning Board Tuesday night, Jan. 5 that he is really, really close to getting all his ducks lined up to begin construction on the $63 million project.

Next month.

Hopefully.

Now 30 months behind the initial timeline provided by Chris Starr, head of the development team Smith Legacy Partners, the latest “update” – requested by the Planning Board after Starr’s team missed a “drop dead milestone” of Dec. 18 to purchase the town’s municipal parking lot for $850,000 to begin construction of the first of the three buildings – has Starr asking the town to “stand still” until the board’s next scheduled meeting on Feb. 2 when his team “hopes to inform the board of a loan closing at that meeting.”

In a letter to the board – which was received a few hours before Monday night’s meeting, Jan. 5 – Starr painted yet another rosy picture of the development’s status, similar in tone and optimism made to the town in August 2013, September 2014, and in May, August and December of last year.

Reading the correspondence’s highlights, Board Chair Liz Allison said that while the team didn’t come close to meeting its earlier promises for Dec. 18, “the Cushing Village Development team has achieved significant lender-based milestones and is committed to proceed(ing) expeditiously with a loan closing in the month of January.”

Starr attempted to reassure the board that the project’s major lenders – including lead bank Wells Fargo – are still involved in closing the deal for the municipal lot, telling the board member they can contact the banks to validate his effort to purchase the lot.

Starr also noted that real estate veteran Rod Loring, who has three decades of experience in the residential and commercial sides, has been added to the day-to-day leadership team to work closely with Starr.

It is unknown if this move was an internal change or one suggested by the lenders and other potential partners.

Starr concluded by revealing that the biggest impediment to the closing, a lease modification with a “national” company to join the project, was difficult to do during the holidays.

While Starr would not say whether the firm was a retail operation or a parking lot management firm, he expects to sign up the company “shortly.”

Starr concluded by stating how he wants to work closely with the board as he “remains committed to Cushing Village. The development team is … confident that significant progress will be made over the next month.” He also is requesting an “internal” working group be established with the board – whose meetings will not be advertised to the public – and a weekly “call” to update the town of any progress to these new goals.

While saying the lost Dec. 18 deadline was a “disappointment,” Allison said attempting to close a land deal during the holiday season was, in hindsight, difficult to accomplish.

Yet members were not in such a forgiving mood. While encouraged to hear the developer wants to increase communications with the board and the staff in the Office of Community Development, “action will speak louder than words,” said Raffi Manjikian.

“I’m disappointed that it took until … we arrived at this meeting to see this letter,” said Barbara Fiacco.

“They took a significant amount of time and made a number of promises when they were here asking for an extension. I found that a little frustrating. The residents deserve more transparency,” she said.

The board’s irritation with the continuous delays in the Belmont project since one needs only to look to neighboring Watertown to witness a development that is fast on its way of cutting the opening-day ribbon.

The Residence Inn by Marriott on Arsenal Street across from the Arsenal Mall is similar in design and function to Cushing Village. The six-story extended-stay hotel has 150 rooms with kitchen area and work space, 115 underground parking spaces and first-floor retail space.

The significant difference with Cushing Village is that the Residence Inn is nearing completion. Despite receiving the OK from Watertown to commence development in late 2014, the project – developed by the experienced team at Boylston Properties – is expected to open to the public in the late spring/summer, generating tax revenue and hotel fees to Watertown.