First Look: Hotels in Belmont Center? Well, It Could In Latest Overlay District Draft

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Photo: The “new” Belmont Center? (all images: Able.City)

A hotel in the heart of Belmont Center? Or one across Concord Avenue from the new library? How about a series of three-and-a-half story residential and retail buildings hugging Leonard Street and Claflin Street where the municipal parking lot currently is located?

Presented to the Planning Board’s Tuesday, March 11 meeting was a series of architectural drawings picturing the latest aspirational version of the future of Belmont’s business and retail center if the annual Town Meeting passes this latest draft incarnation of the Belmont Center Overlay District

As one observer said after the meeting, “This isn’t want will be, rather, what it could be.”

The night’s highlight was a first draft “look-see” from consulting firm Able.City just how a proposed overlay district would transform Belmont Center from its current tired 60s traffic-based facade into a mix of Tudor- and Colonial-styled multi-story housing and storefronts that comes right out of the New Urbanism playbook.

Able.City’s leading philosophy and design ethic in rebuilding the center is that “the street is very important. The public realm is very important,” said Belmont Planner Chris Ryan. “There is a mix of uses, integrated of natural features, the consideration of neighborhoods, possible introduction of parks … definitely providing additional density, shopping opportunities and preserving building that need preserving.”

The district encompasses Leonard Street, Claflin Street, the Parking lot, the land opposite Town Hall, and the stretch of Concord Avenue beyond the commuter rail tunnel adjacent to the US Postal Service office and across from the new Public Library now under construction.

The Overlay District establishes five form-based districts (FB1 to FB5) based on location, with their own characteristics, such as how structures look, height restrictions, and frontage standards. An example: Known as the General Zone, FB2 encompasses the west side of Leonard Street and Concord Avenue adjacent to the commuter rail tracks. Its role is to transition the adjacent residential neighborhoods with the main commercial business area with buildings 2 1/2 to 3 1/2 stories tall with a maximum height of 48 feet.

Ryan presented the meeting with a series of renderings of the new center, showing Leonard Street with a stretch of tall mixed-use buildings, noting that the proposed heights on the street’s west side are not as high as previously cited. 

Claflin Street looking towards Channing Road

The slides showed a complete transformation of the Claflin Parking Lot – known as the home of the Belmont Farmers Market – into “a second main street” consisting of a new retail/residential hub with a “structured parking deck” that would “wrap around the development and hidden in the back.” It would also include a four-story residential building near the intersection of Channing Road.

The development of the Claflin lot would likely require Claflin and Leonard to become one-way streets, creating a “round-about” for the center 

Ryan did clarify that the consultants and the board “haven’t decided at this point whether we may want to go ahead and include the Claflin lot [for a vote at Town Meeting].”

Some questions still need to be answered, such as how much additional square footage each new structure will add to the center and the need for new parking to accommodate the new supply of business and housing. 

“Obviously, both the Claflin lot and the Locatelli Properties lot (the parking adjacent to the back of the retail/office buildings located on Leonard Street) are very important in terms of decisions that the board needs to make … of what we go forward [to present to Town Meeting] in May,” said Ryan.

Yates expressed his unease with the current overlay design on parking. “I did not walk away with a really clearunderstanding for how we were going to make parking work [in a redesigned] Center,” said Yates. Ryan said a solution will come by first making a “complete inventory” of parking there today while seeking opportunities, such as “expansion of street parking … beyond the district” and parking opportunity districts. Also known as parking benefit districts, they are specified areas in the center where the parking revenues raised are reinvested back into the district for a wide range of transportation-related improvements.

Thayer Donham warned her fellow board members that “without having an integral parking plan that goes along with the [overlay district], it will not pass Town Meeting. 

The five districts each have a consultant-created “use table” – outlining what uses are permitted within each zoning district – and also grants uses not currently allowed in the town’s bylaws. One such use, it turns out, is hotels.

Hotels and other lodging units have been a priority of many, including economic development advocates and those promoting commercial real estate, such as Belmont Select Board Chair Elizabeth Dionne, who has called hotels “low-hanging fruit,” as each pays multiple fees and taxes on parking, meals, and real property. It is no secret the town is attempting to work with the Tosi family, who own five acres along Hittinger and Brighton streets, to locate a hotel on the property. 

Despite several half-hearted attempts in the past, town officials never got around to including a hotel bylaw in the zoning book. And because the town lacks rules on lodging structures, the Able.City’s “use table” permits hotels “by right” in the FB4 and 5 zoning areas, including the Claflin Parking lot and Concord Avenue.

When Yates asked if the use table would override the overall existing zoning, Ryan replied, “Then it would, probably be, yes.” Ryan added that many towns surrounding Belmont have special sections in their zoning books for particular uses like hotels which “flesh out some additional requirements” such as room count and parking numbers.

Belmont actually has a proposed hotel bylaw in the works. Yates revealed that he, Ryan, and the Planning Board’s Associate member Andy Osburn had initiated work that would allow hotels and Bed & Breakfasts “by-right” in all business districts, defining types of lodging (i.e., what is a boutique hotel) while proposing to “relax parking requirements” for hotels. Yates said the group had to pause their efforts due to a deluge of competing demands that “overwhelmed us,” such as work to pass the MBTA Communities Act and the Accessory Units bylaw.

The board will want restrictions on any “by-right” hotels in the overlay district. “Hotels, in general, have been a very popular point of discussion. But there’s been a lot of conservation about, should they be boutique? Should we have 200 rooms” said the board’s Carol Berberian. “I think that as long as there are some standards in place, it’ll just give us an idea of what to expect.” 

At the latest public meeting in February, many in attendance and online were supportive of that first overlay draft with the hope that greater development will increase the percentage of commercial real estate coming to the town’s coffers to ease the property taxes on residential homeowners, and the need of an operational override.

Yet stubborn opposition to the current overlay plan continues from residents who live adjacent to the center, those concerned about traffic impact from new housing and businesses, and notably from the chair of the Belmont Center Association and long-time Center business owner, Deran Muckjian, who at past meeting question the financial viability of developing at the proposed scale. 

“It’s kind of sad that the town is moving forward with [the overlay district] without listening to the local businesses in town who have so much at stake,” said Muckjian.

An updated draft, with comments from the Planning Board and its staff included, will be presented in a public meeting tentatively scheduled for April 10, a month before the Town Meeting vote.

State Rep Rogers Announces March Office Hours

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Photo: State Rep. Dave Rogers

State Rep Dave Rogers has announce his March office hours in and around Belmont. They will be:

  • Tuesday, March 11, 9:30 a.m. to 10:30 a.m. at the Beech Street Center, 266 Beech St.
  • Friday, March 21, 3:30 p.m. to 4:30 p.m. at the Bellmont Caffe, 80 Leonard St.
  • Monday, March 24, 4:30 p.m. to 5:30 p.m. at the Robbins Library, 700 Massachusetts Ave., Arlington, MA, 02476
  • Thursday, March 27, 9:30 a.m. to 10:30 a.m. at Tilde Coffee, 3476 Massachusetts Ave., North Cambridge, MA, 02140

Feel free to contact Rep. Rogers’ office at any time with questions by phone at 617-722-2263 or by email at dave.rogers@mahouse.gov

‘Won’t You Stay?’ Garvin Receives Hefty Pay Increase To Remain In Belmont

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Photo: Patrice Garvin, Belmont Town Administrator

Maurice Williams and the Zodiacs (and, yes, Jackson Browne for all you Boomers) asked the question: “Oh, won’t you stay/Just a little bit longer?” You can now add the trio known as the Belmont Select Board with their own version of the classic doo-wop song. Will you stay Patrice?

A day after it was revealed that Town Administrator Patrice Garvin was a finalist for a similar position in Danvers, the Select Board approved a significant pay increase to convince Garvin to continue her tenure in Belmont for the next five years.

Using a hastily added item snuck into the board’s Wednesday meeting agenda – inserted just within the two-day notification requirement for public meetings – the board voted unanimously to increase Garvin’s salary from $216,800 (OK’d in September) to $229,500 per annum as of Jan. 15.

The salary includes a compensation package in which Garvin will receive a 2 percent annual pay increase over her contract and a $5,000 retention bonus paid out at the beginning of the fiscal year.

Garvin’s new pay package came about as the town administrator’s future in the “Town of Homes” was suddenly viewed as tenative as she perpared for her interview in Danvers.

“This was not welcome news,” said Board Chair Elizabeth Dionne of Garvin’s possible departure, noting the town is facing many “mission critical” issues such as major zoning bylaw reform and a possible 2007 budget override. With the pool of qualified town administrators “vanishingly small” and with the knowledge it would likely take anyone hired at least two years to get up to speed, “I asked Ms Garvin a key question, would she consider an improved employment contract from Belmont?” said Dionne. While surprised by the offer, Garvin “agreed to talk.”

With time of the essence, the board acted quickly to keep the town administrator that one board member recently described as “spectacular.” First, it revised the board’s meeting agenda before Monday’s Special Town Meeting (whose members approved the town’s new Accessory Dwelling Unit bylaw) to add an executive session that was later reveiled to knock out the details of Garvin’s new salary contract.

The board had scheduled a Wednesday meeting to prepare for a second night of Town Meeting if it had run long on Monday. Usually, this “extra” board meeting is cancelled. But late Monday, the board hastily added to the board’s Wednesday meeting agenda an item on the “Discussion and Possible Vote to Ratify Amendment to Contract for Town Administrator (Item Added)” just within the two-day notification requirement for public meetings. At Wednesday’s meeting that lasted 13 minutes and no public discussion, the board reupped Garvin contract for five additional years.

Some citizens – while expressing support to retain Garvin’s services, where less than thrilled by the board’s transparency. “It was like they wanted to keep this quiet,” said one resident who viewed the meeting on her smart phone while attending the Belmont vs. Hingham Girls Hockey state quarter-finals in Stoneham.

For other residents, the cost of keeping Garvin is an issue. According to World at Work, a global advisory company, the 5.9 percent jump in her annual paycheck is a step up from the average pay increase of 3.6 to 4 percent in the US last year. At her new salary, Garvin earns more than Massachusetts Gov. Maura Healy, who takes home about $222,000.

However, according to Dionne, the board’s action is to bring Garvin’s pay and compensation package to a comparable level to her peers, an issue Dionne said was not fully addressed in September when the board supported a merit increase for Garvin.

“Her current compensation package is not competitive,” Dionne said. “We have looked at all-in compensation comparisons for other town managers and administrators, and Garvin is near the bottom of the list despite having significant experience.” The Select Board knew this when we conducted her annual review last fall.”

While noting the subject of Garvin’s salary has been a topic of “enduring interest” to many Belmont residents, Board member Roy Epstein said her salary is based on the town’s assessment of the market, with a reasonable set of benchmarks for town administrator, police chief and fire chief, and the salary is completely in line with those competitive benchmarks.

“Retaining [Garvin] is something of great importance. I don’t think we have any reasonable alternative but to pay a market based salary. It’s not at the top of the scale, but it’s certainly not at the bottom. It’s in the middle, and that’s where I think we ought to be,” he said.

A comparison to eastern Massachusetts municipalities of similar size to Belmont shows that Garvin will just above the mid-line of the salary conversation:

  • Arlington’s Sanford Pooler received $188,583 in 2022; 
  • Lexington’s James Malloy took home $238,142 in 2023;
  • Winchester’s Beth Rudolph made $215,995 when she was hired in 2023.
  • Concord’s Kerry Lafleur received $246,671 in 2023.
  • Burlington’s Paul Sagarino Jr. received $243,834 in 2023.
  • Needham’s Kate Fitzpatrick made $234,008 before performance reviews in 2024.

For Garvin, returning to her office on the second floor of Town Hall is gratifying as it provides her the opportunity to continue the work she and her team have begun.

“You could start to see how all the work was starting to kind of intertwine with each other, and all the small decisions that we made years ago really coming to fruition now, and how it impacts other departments,” she said.

“So it’s really exciting to see all those things come together, and I appreciate the board’s willingness and opportunity to be in town to really to just keep going and then continue to build off of everything that we’ve done, and be able to do that with the team that’s in place,” Garvin said.

[Breaking] Belmont Town Administrator A Finalist For Danvers Town Manager’s Post

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Photo: Belmont Town Manager Patrice Garvin

According to a March 5 post on the town’s website, Patrice Garvin, Belmont’s Town Administrator for the past seven years, is one of three finalists to become Danvers’ next town manager.

Garvin and the other two finalists – Gloucester CEO Jill Cahill and former Swampscott Town Administrator Sean Fitzgerald- were announced at the Tuesday, March 4 Select Board meeting. The board will interview the three on March 12 at 6:30 p.m. at the Senior Center.  

“The Board will consider the candidates and potentially make a selection that night or at the following Select Board meeting on March 18,” according to the notice.

The job opening occurred when Steve Bartha resigned from the position in October to take the town manager job in Lexington.

This marks the second time Garvin has been a finalist to take a top spot in another municipality since arriving in Belmont in January 2018. In December 2021, Garvin was in the running to replace Reading Town Manager Robert LeLacheur but lost out to Chelsea’s Department of Public Work Commissioner Fidel Maltez.

With nearly the same number of residents (a population of 27,900), Danvers is at the intersection of I95, Route 128, and Route 1, which makes it attractive for commercial development.

Coming to Belmont after serving as Shirley’s Town Administrator, Garvin has had a successful tenure in the “Town of Homes,” receiving outstanding job performance reviews from successive Select Boards. Her tenure included steering the town through the Covid pandemic and budgetary difficulties, including a failed override in 2020.

After her latest merit increase in September 2024, Garvin’s salary is $216,800. The Danvers position statement indicates that Town Manager’s annual salary is budgeted at “$220,000+/- depending on qualifications.”

Belmont Tells Residents: ‘Get Off The Fields!’

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Photo: Grove Street Playground

Mud season has arrived in Belmont! A foot of snow and ice, the arrival of Spring-like temperatures, and several rain events in the coming week can easily result in the town’s parks and open spaces being destroyed as residents and sports teams heads back to the grounds.

So, due to the ongoing snow/ice melt and in order to preserve the integrity of the fields for the coming year, Belmont has temporarily closed all grass playing fields. There is one exception: Payson Park Playground.

Public access, dog walking and all ball playing – that includes baseball, lacrosse, and soccer – is not permitted until the fields are deemed no longer water logged.

The Belmont Police have been asked to assist in enforcing this temporary closure. “We appreciate everyone’s cooperation and understanding until the fields are reopened,” said the police.

Got a question? Contact the DPW at 617-993-2680.

Breaking: Hill Estates, Belmont’s Largest Residential Complex, On The Block

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Photo: A seven story multi-story apartment building at the Hill Estates

The owner of Hill Estates, the largest residential complex in Belmont with 396 rental apartments and townhouses, has placed a “For Sale” sign on the landmark property.

Listed by the Boston office of Dallas-based CBRE Capital Markets, the property built by the DiGiovanni family in the mid-1960s consists of a mix of five—and seven-story mid-rise buildings, two-story direct-entry townhomes, and garden-style buildings. It is located on 14.7 acres off Brighton Street and is bordered by Little River, Little Pond, and the MBTA commuter rail line. Also part of the sale is a 1,600 square foot commercial space fronting Brighton.

A little more than 300 of the housing units are apartments—two-thirds of which are 1,000-square-foot two-bedroom, one-bath flats—located in one of the four multi-story buildings. Nearly all of the townhouses are also two-bedrooms (there is a single three-bathroom), averaging 1,415 square feet. There is limited indoor parking with most vehicles located on local roads within the complex.

The Hill Estates has long been seen as one of the rare market-affordable housing options in the area.

Family-owned since opening its doors nearly 60 years ago, the DiGiovanni clan has not had the financial pressures of partners to max out rents. While the buildings are showing their age, the living units have been periodically updated and are considered by one Belmont Realtors as “a really great value for those not seeking high-end housing.”

The residents are an eclectic and diverse group: students living in apartments, young couples, many first generation American families with small children, and older folks who are priced out of homes and unable to afford upscale retirement communities. On weekend afternoons, the hallways are filled with smells of homelands and ethnic favorites, while you can hear several languages spoken in the common laundry.

While the DiGiovanni family has not commented on the sale, CBRE is touting the property as being primed for a “renovation program” followed by a big rent increase.

The numbers say it all: rents today at the Hill Estates average $2,239 or about $2 per square foot. Compare that to the average $3,800 rents are fetching for Belmont apartments at the most recent new development: rents at Royal Belmont off Route 2 for a 1,101 sq ft two bedroom, two bath flat is $3,900. With apartments in neighboring communities such as Arlington, Lexington, Watertown and North Cambridge achieving rents $1,300 to $1,800 higher than those in the Estate, there is “additional support for a new owner to push rents,” proclaims CBRE.

In addition, Belmont’s housing market will buttress rate hikes on future rents as those wishing to live in Belmont don’t have many affordable options.

“With the combination of increasing home prices and interest rates, the cost to owning has never been higher with single-family home prices averaging $1.7 million, amounting to a 14 percent increase over the last three years and a 54 percent increase in the all-in cost-of-living since 2022,” noted

Due to the size of the complex, likely buyers will likely be one of the big players in the apartment REIT market such as, for example, Equity Residential and AvalonBay Communities.

Select Board Moves Special Town Meeting From Feb. 10 To March 3

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Photo: The Special Town Meeting has been moved to March 3

The Belmont Select Board has rescheduled the Feb. 10 virtual Special Town Meeting on the acceptance of Massachusetts’ new Accessory Dwelling Units law to Monday, March 3.

Town Administrator Patrice Garvin told the Belmontonian that the proposed move, announced at the Joint Budget Summit 3 on Thursday, Jan. 23, is necessitated by “significant new changes” soon to be coming from Massachusetts Gov. Maura Healey’s office.

“In between the time that the Select Board set that meeting date and now, the state announced that it would be releasing some guidelines or regulations related to ADUs,” said Select Board Chair Elizabeth Dionne to the joint meeting. “It makes absolutely no sense for us to try and meet a week after they release those regulations before the Planning Board had time to consider them.”

“We are postponing the meeting so we will have full information to present to Town Meeting which it can then make decisions and vote on,” said Dionne.

In August, Healey signed into law the Affordable Homes Act, which makes accessory dwelling units—also known as in-law apartments—a By-Right use in single-family zoning districts. This allows property owners to build an ADU without having to obtain special or discretionary approval from the local zoning board.

The Special Town Meeting is to discuss and vote on amending Belmont’s Zoning By-Law to allow small residential living space to be located on the same lot as another home. Healey contends ADUs can play a significant role in easing the existing housing crisis.

Select Board Takes First Tentative Step To A Brand New Belmont

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Photo: Branding a new Belmont could be coming this year.

When you say “The Big Apple,” people immediately think of the cosmopolitan vibrance of New York City. Even most non-natives will recognize San Francisco’s iconic Golden State Bridge and the Transamerica Pyramid gracing its new logo. And the symbol of neighboring Lexington is the historic image of the Minuteman statue by Henry H. Kitson.

So, what symbol, image, or saying makes you think “Belmont”? Unfortunately, nothing comes directly to mind other than cut-through traffic and wonky sidewalks. The current unofficial motto of “The Town of Homes” is viewed (especially by homeowners) as somewhat a curse as the bulk of the town’s revenue is generated from taxes on residential dwellings.

But the days of Belmont without a feel-good symbol or a catchy quip could be coming to an end as the Select Board appeared receptive to a plan that would eventually lead to the creation of the town’s own brand. The initial view of the town and the board was a branding campaign that included symbols, images, and a color scheme. This will assist Belmont as it projects a new identity.

“The concern I always had [since coming to Belmont in 2018] is nothing says ‘Belmont,'” Town Administrator Patrice Garvin told the Select Board.

“The concern I’ve always had is that nothing really says to a resident, ‘this is from the town,'” said Garvin. “There’s nothing [that is] uniform, be it business cards to pamphlets, postcards and forms on public hearings and the [town’s] website. It all should look similar.”

Many Bay State municipalities, including Winchester and Everett, have recently undergone branding campaigns. Needham had nearly a dozen separate images used by the library, schools, and several town departments when it began its branding exercise in 2023. By 2024, Needham approved a design featuring a copula with a weathervane, a popular architectural feature found throughout the city, as well as approving a yellow and blue color scheme – taken from the high school athletic teams – which will be used on vehicles, official documents, and correspondence. Needham paid $50,000 (half of the money coming from the city’s ARPA line item), which included revamping the problematic city’s seal.

In the past few months, Garvin has been in contact with Selbert Perkins Design, located on Leonard Street, to discuss the scope and action of a branding campaign. As part of a three-phase process, the initial work is to conduct an audit of all the images and signs used in the community.

An executive summary of the findings will follow the audit. From there, the board will decide if it wants “to take the next step and work on creating a more unified image, whether it be a logo or vision or image, or imagery of the town,” said Garvin.

After the audit, Garvin emphasized a very intense public phase.

“The public really does pick, ultimately, what the end product is,” said Garvin, as Selbert Perkins walked her through its work in Everett. ‘It was a lot of public discussion, taking all the ideas and filtering it up into two final schemes and then choosing one.”

As the town considers moving forward on branding, the Board of Library Trustees has engaged Selbert Perkins to help create a new brand that will coincide with the opening of the new library building in late 2025/early 2026. Garvin asked the design firm if it could “fit whatever the library is doing. They said they could,” Garvin told the board.

Pomona, the Roman goddess of fruit trees, gardens, and orchards

Not that Belmont is bereft of a strong icon – its own Marianne – to lean on in a future branding effort. The town’s seal features Pomona, the Roman goddess of fruit trees, gardens, and orchards, which heralds back to the town’s history as a farming and market garden community. In 2022, the town came close to selecting a gardenia as a central figure in a rebranding plan. But that concept faded when it was discovered that while the flowering Rubiaceae was first germinated in Belmont, it a species that’s better suited in tropical climates.

But as with all projects, there is a cost. Garvin said the price tag for the initial audit is $18,000.

“We have money to do it in this year’s budget,” she said.

While the overall concept received a favorable vibe from the board, it also acknowledged that money could be an issue. Board Chair Elizabeth Dionne noted that “$18,000 may not seem like a lot, but for a town like us, it is.” She said she was “a little concerned about potential perceptions in the community around spending scarce dollars on this.”

“So I think we need to have a fairly concise argument as to why we’re doing it. I think we can make that, but I think we need to have [the discussion],” said Dionne, noting that “I’m open to the idea.”

A positive argument for Dionne was as the town is positioning itself to be more business-friendly and have at least some modicum of commercial development, “I’d like to project an image of a town that is sufficiently coordinated and organized that it does have a unified image, that our image does matter when we’re trying to present ourselves to potential partners.”

The next step is for Selbert Perkins to appear before the board in the next few weeks to present its model, a time frame, and the project’s total cost.

Done! After Two Decades Of Delays, Beaver Brook Culvert Finally Replaced

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Photo: The new roadway over the Beaver Brook culvert at the Waltham/Belmont line.

After two decades of delays in deciding who would pay what part of a several million-dollar infrastructure project, a brand new tunnel carrying Beaver Brook under the main thoroughfare between Belmont and Waltham is now in operation.

The days of vehicles bouncing over steel plates as they crawled over a crumbling underground culvert, which allowed Beaver Brook to cross Trapelo Road at the border of Waltham and Belmont, have finally ended.

“The culvert? It’s finished,” said Glenn Clancy, Belmont’s long-serving Town Engineer, at a recent Select Board meeting. But don’t expect a ribbon cutting when the remaining items on the “punch list” are tidied up in the new year.

“I think everyone involved is just happy that it’s done,” said Clancy, Belmont’s contact on the project.

The more than three-decade delay in the rebuild was due to the culvert’s location: half of the infrastructure lies in Waltham, and the other half in Belmont. During this time, the two municipalities could not agree on which should pay for what.

“That’s always been a contentious thing. We knew we wanted to replace it, but the biggest issue preventing that was jurisdiction: was it Waltham? Or was it Belmont,” said Clancy.

Finally, in 2019, it was agreed that the two communities would split the project 50/50, although, in the end, Waltham performed more work and accrued additional costs, said Clancy. Belmont’s Town Meeting approved spending up to $800,000 from the town’s Sewer Enterprise Fund, accompanied by a $100,000 state earmark.

In 2022, the state legislature responded to requests for funding by appropriating $2 million to replace the culvert. In October 2022, Waltham—which took the lead on the work—requested bids and, in March 2023, granted the contract to E.T. & L. Corp.

The work began in early July 2024. It included razing the existing culvert and building the new tunnel and its wing walls. It also called for creating a new block wall on the downstream/Waltham side, constructing a moment slab and bridge railing, and constructing a flood wall on the upstream/Belmont side. Finally, minor drainage work, new sidewalk construction, paving, guardrails, and other minor work were and will be completed.

Battle Of The MBTA Communities Maps On First Night Of Special Town Meeting Monday

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Photo: Map 1 will be debated along with a second map by Belmont Town Meeting

A vote of which of two maps Belmont will present to the state on promoting new future housing will highlight the first of three nights of the Fall Special Town Meeting taking place on Nov. 18-20 at the Belmont High School auditorium.

The meeting will begin at 7 p.m.

As the Town Meeting attempts to finish its work in three nights – “We will not meet for a fourth night under any circumstances” said Town Moderator Mike Widmer, – each night could go as late as 11 p.m. to accomplish the ambitious goal.

Monday’s agenda will see Town Meeting debate the MBTA Communities Act [ Section 3A of MGL c. 40A] requires towns such as Belmont to create at least one zoning district in which multi-family housing is permitted as of right and meets other criteria set forth in the statute. While there has been , the new zoning is “aspirational” as no new housing is required to be built under the law.

The maps – Map 1 was created over the past year by a citizen’s group and the Planning Board – have two large and one smaller subdistrict falling under the law.

The maps differ in one significant area: Map 1 – which will be presented by Planning Board Chair Taylor Yates – carves out three zoning districts; in the Waverley neighborhood, Belmont Center and a small subdistrict along Belmont Street at the Cambridge town line. Map 2, which will be an amendment to Map 1, retains the two larger zoning district but swopes the Belmont Street subdistrict with the property on Hittinger and Brighton where the Purecoat Plating facility and a dog daycare business is located and the Frank French business adjacent to the MBTA commuter rail line and Brighton.

Town officials and residents who have supported greater commercial development to provide additional tax revenue to the town are backing Map 1 while those advocating for more housing are supporting Map 2.

Before the map vote, there are three additional amendments – one will be a fix to an appendix item concerning the Belmont Housing Authority (known as Epstein Amendment 2), another on lowering building heights in the zones, and finally an amendment removing building footprint maximums and building separation requirements.

After what is expected to be a lively discussion on the amendments, Town Meeting will vote on Epstein’s Map 2 amendment first. If it fails to garner a majority of member votes, discussion will continue on Map 1 as the main motion. But if the Epstein amendment passes, Map 2 will replace Map 1 and will ultimately be voted on.

After votes on the three amendments, the main motion will be discussed and voted on. If the final map article fails, then Belmont will be out of compliance with Section 3A which could result in state sanctions.