Developer Proposes Senior-ish Housing At McLean; Residents Push Added Affordability

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Photo: A photo/map of the “senior driven” development on McLean Hospital.
A luxury residential developer came before the Belmont Planning Board on Tuesday, Jan. 16 with a proposal to construct a major senior-ish project on the McLean Hospital property comprised of 34 townhouses and 70 garden-style units in a parcel zoned 20 years ago for comprehensive long-term elder care.
While West Concord-based Northland Residential (which developed the 121-unit The Woodlands on Belmont Hill) contends the proposal is a better fit than an earlier but failed 482 unit, 600,000 sq.-ft. project approved in 2001, several residents and members of the town’s Housing Trust are already pushing for a greater emphasis on affordability that would serve an aging Belmont population.
“There are 1,000 cost burdened seniors living in Belmont and that number is expected to grow,” said Gloria Leipzig of the Belmont Housing Authority and the Housing Trust. “There is a need for affordable senior housing and I think we need to … see this as an opportunity and try and figure out a way to increase the likelihood of more affordable housing on the site.
Flanked by Michele Gougeon, McLean’s chief operating officer, Northland President and CEO John Dawley said the yet unnamed project will be “senior directed” that is unlike the “Continuing Care Retirement Community” concept which includes independent and assisted living as well as nursing home care that the parcel is currently zoned.
“It will have a floor plan that is attractive to 55-years and older,” said Dawley.
Created on November 1999 after Town Meeting approved new zoning for the property that May, a memorandum of agreement between the town and McLean rezoned 238 acres into specific uses including housing, open space, research facilities and senior living.
Since the agreement, most of the land approved for redevelopment would become part of The Woodlands at Belmont Hill, a townhouse development. One of the two final open parcels is the senior-oriented Zone 3 consists of nearly 13 acres near the corner of South Pleasant and Trapelo and a similarly-sized Zone 4 set aside for Research and Development.
Gougeon told the board the hospital will develop Zone 4 into an 86,000 sq.-ft. child and adolescence academic center and then later add a small R&D center. But the parcel’s build-out “will take some time” as the hospital will need to fund raise before building can commence, she said.
In Zone 3, the Northland plans call for 104 independent, non-age restricted units. Thirty-four will be two-to-three bedroom townhouses like those in the Woodlands and two four-story “flat style” buildings with seven to nine units per floor consisting of either two bedrooms or one bedroom and den garden-style apartments. There will be senior or elderly care services as part of the development, just grounds and maintenance staff. Under the current plan, the affordable housing component will remain at nine percent of total units which calculates to nine units.
The development would be situated on the ridge above a proposed assisted living facility along South Pleasant Street. The location has utilities in place and will be ready to be built. As proposed, the completed project will bring in an additional $1.4 million into town coffers, not including permits and fees. 
Dawley said the demographics of those who’ll be purchasing these homes – mostly those 55 and over with no dependent children living with them –  show that they aren’t necessarily downsizing, most will be buying without a mortgage and own a second home elsewhere. Similar townhouse units in the Woodlands run in the $1.2 million range.
The project will need two-thirds approval from Town Meeting as the complex alters existing town zoning requirements. But Dawley said those changes to the bylaw will be “very modest …” as the Northland plan “comports with the zoning very very well.” 
The next step for the board will be “a deep dive” into the zoning and debate the merits of those changes, said Board Chair Chuck Clark, noting the “devil’s in the details.” He also said the changes to the zoning will be presented to the annual Town Meeting as two distinct amendments.
One area that many in the audience of the nearly filled the Board of Selectmen’s room hoped the board and developer would discuss was the project’s affordability component. For Roger Colton, a former member of the Housing Trust, Northland is seeking significant changes to the current bylaw “but for affordable housing, which stays the same.”
The nine units set aside for affordable housing and the acceptance of owners making up to 120 percent of area median income” is unacceptable,” said Colton.
Rachel Heller (who is the CEO of the affordable housing advocacy organization CHAPA) said the Housing Trust is excited by the start of the planning process “because there is a lot that we can do together. McLean wants to be able to sell this land … the town needs more affordable housing so let’s put our heads together and work on it and let us use [the state’s Local Initiative Program] and really maximize the amount of affordable homes that we get out of [the development].”
The Local Initiative helps residential developers and towns develop a plan where a certain percentage of the units are affordable so a project can obtain zoning approval.

Officially On The Hook: Selectmen Approve Bonding For New 7-12 School

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Photo: The latest from Perkins + Will architects, facing Clay Pit Pond.

There was the debate, the vote by residents, the approval of Town Meeting. And on Monday, Jan. 7, the Belmont Board of Selectmen made it official in a five-minute signing: the town’s taxpayers are now on the hook to pay for the new 7-12 school building set to open five years down the road.

And the final dollar amount that’s on Belmont’s bill was calculated by Town Accountant Floyd Carman at (drum roll, please) $212,764,911. 

That number is the difference of the total project cost set by the architect Perkins + Will and general contractor Skanska at $295,159,189, subtracting $1,750,000 approved by Town Meeting last year for preliminary design and $80,644,278 in a state grant approved by the town’s partner, the Massachusetts School Building Authority, on Aug. 29, 2018. 

If for whatever reason, the project expenses overrun the projected cost, the selectmen will be required to seek the additional funds from Town Meeting, a prospect Carman believes would not be an enjoyable one. 

Carman told the selectmen the town is set to make its first borrowing of $100 million in March which taxpayers will see in February 2020. The second borrowing for $85 million will take place in March 2021 with its impact felt in February 2021. The final short-term borrowing of $27 million will be in March 2021. The borrowing will hike taxes on a $1 million home by $1,800 in February 2022.

Belmont Business Owners Being Asked In Survey How To Stimulate Local Economy

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Photo: Businesses in Belmont Center.

The Town of Belmont is sponsoring a survey conducted by the Metropolitan Area Planning Council (MAPC) to guide town policy and is asking for information about what changes Belmont business owners would change to stimulate the town’s economy, including their insights into how to create jobs, support business development, and strengthen the community as a whole.

We are currently distributing a town-wide business survey, which can be found at Belmont’s town website at www.belmont-ma.gov or directly on https://www.surveymonkey.com/r/BelmontBizSurvey.

All responses are optional, will be kept confidential, and will only be published in aggregate. The survey should take about 15 minutes to complete per business.

For more information, contact Raul Gonzalez, Economic Development Planner for MAPC, at 617-933-0722 or by e-mail at rgonzalez@mapc.org or Patrice Garvin, Town Administrator for the Town of Belmont, at 617-993-2610 or at pgarvin@belmont-ma.gov 

Town Clerk Sends Winn Brook Girl Scouts … To Jail!

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Photo: Adam Dash, Ellen Cushman and Patrice Garvin with Brownies Troop 72470.

Descending the backstairs from the Town Hall auditorium, Belmont Town Clerk Ellen Cushman walked slowly in front of the youngsters, leading them all to … jail! Carrying the big brass key to open the cell’s heavy metal door, Cushman was about to introduce the group to Belmont’s cooler, pen, slammer, poky and Sing Sing.

While the moderate-sized room was once the town’s Hoosegow, the Winn Brook Brownies Troop 72470 weren’t being incarcerated but now visiting what today is the location of files and office equipment kept by the town.

The nearly two dozen girls along with a half dozen parents paid a call to the Town Hall as part of a badge requirement on government. Belmont Board of Selectmen Chair Adam Dash discussed how Belmont is run, the differences of a town and city and other interesting facts while Town Administrator Patrice Garvin spoke on how just a few years previously, there weren’t that many women in her position and how today’s Brownies will help change that.

Besides throwing the kids into the town’s “clink”, Cushman showed them the town auditorium – once the home of Town Meeting – and described how her office is the local record keeper, showing them documents of 100 years ago.

Public Meeting On New Rink Set (Sort Of) For Jan. 22

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Photo: A new facility will replace the “Skip” Viglirolo rink adjacent to Harris Field.

The public will get its opportunity to listen and speak up on a new skating rink as a tentative date was presented at the Belmont School Committee meeting Tuesday, Jan. 8.

“Now is the time to take the next step” on the future of a possible public/private rink which could be located on school department property, said Belmont School Superintendent John Phelan, as he proposed the committee to request the Belmont Board of Selectmen to conduct a joint meeting on Tuesday, Jan. 22. The meeting will likely take place at the Chenery Middle School.

But the date is tentative as it may change if more members of both groups can attend at an alternative date and time.

Phelan said the first part of the meeting will be a listing of the pros and cons of placing the rink along Concord Avenue across from the Underwood Pools or at the closed incinerator location on upper Concord Avenue near the Lexington town line, as well as an explanation of the RFP – request for proposal – process.

The meeting will then become an open forum for the public to participate and “can have some dialogue” that could influence what will be included as public benefits and what it will expect from a new rink design including parking and traffic access, said Phelan.

At Monday’s, Jan 7, Board of Selectmen meeting, member Tom Caputo – the board’s liaison to the rink discussions – said while two locations remain in the running, past discussions and analysis of the upper Concord Avenue site by an environmental consultant revealed the incinerator parcel “might not be the best site” for a building housing a rink as it would be “more challenging” to build on ground that first needs to be capped.

In addition, a rink could not be built at the incinerator site for up to five years as the land will be used as a staging area for the construction of the new 7-12 school building.

Phelan said if the school committee – which last month agreed to move forward towards a possible acceptance of a rink– votes to accept an RFP utilizing school property, it will advantageous that “everything is ready to go” involving the project such as having a partner selected and a list of public benefits written out when a proposal is presented to Town Meeting in May.

While the RFP has yet to be written or placed out for a bid, the leading contender to run the facility is Belmont Youth Hockey which has been guiding  the effort to build a replacement for the “Skip” Viglirolo Skating Rink adjacent to Harris Field for the better part of a decade. It has released draft architectural designs and a list of public amenities such as locker rooms that can be used by home and away teams playing at Harris Field.

The site will be constructed as a public/private partnership in which the school department land would be leased at no cost for 30 years to the entity running the rink with specific language in the RFP requiring an allotment of time for youth hockey, both high school teams, and public uses. The town would be given the opportunity to take ownership of the structure at the end of the lease.

Now There Are Two: Warrant Committee’s Epstein Pulls Selectman Papers

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Photo: Roy Epstein

It didn’t take long for the race to fill the open seat on the Board of Selectmen to became a real contest.

Warrant Committee Chair Roy Epstein picked up nomination papers at the Town Clerk’s Office on Friday morning, Jan. 11, two days after Town Meeting member Jessica Bennett obtained hers, setting up a particularly interesting town election with two – for now – possible candidates with strong views on the direction the town should take.

A well-known member of numerous boards, working groups and committees – he currently serves on four and sat on five others in the past – the 24 year resident touts his extensive knowledge working on the financial and policy nuts and bolts of Belmont’s town government.

“Why me?  I have the professional background and actual town experience that has an unmatched record of solving the hardest problems and saving the town millions of dollars,” said the adjunct professor of finance at Boston College who earned a PhD in Economics for Yale after matriculating at Wesleyan University.

“I think I will do the best job for the town as a whole. I will continue to be an independent, reliable voice and will always welcome public input from everyone; left, right, or center,” said Epstein who lives with his family on Cushing Avenue.

(The Belmontonian will conduct detailed interviews with all candidates after nominations close on Feb. 12).

Look Who’s Running: Why Bennett Won’t Likely Be The Only Candidate For Selectman

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Photo: Jessie Bennett receiving her nomination papers on Wednesday at the Town Clerk’s office. 

It’s the photo all candidates – or potential candidates – should take, when they make the leap and take out nomination papers for local office. On Wednesday morning, Jan. 10, Jessica Bennett got “the shot” as she was handed her papers at the Town Clerk’s office for her run to occupy the seat of retiring selectman Mark Paolillo.

“I’m running for the Board of Selectmen because the work of local government is vital and touches all of our lives every day, regardless of age, race, income, political affiliation, and citizenship status,” said the 11-year resident who lives with her family on Trowbridge Street.

“We all bring the trash to the curb and have to get across town in traffic, and turn on the lights and expect that electricity to be there. I know that none of this happens magically and that the Board of Selectmen is an integral part of that process,” she said in an email interview.

While Bennett is the first out of the gate – less than two days after Paolillo first told the Belmontonian after Monday’s Selectmen’s meeting he would not seek a fourth term – to seek a seat on the important three-member board, she’s is almost certainly not the last to see Town Clerk Ellen Cushman seeking their own nomination sheets and the reason comes down to simple math: do it now or end up in the political equivalent of the Registry of Motor Vehicles waiting room.

The selectman’s race in April will be a contest for an “open” seat, so there is no pesky incumbent with a slew of supporters ready for a re-election campaign. Everything (meaning every vote) is up for grabs without having to craft a message and a campaign around the person who already has the job. Everyone who enters the race this year is starting from square one in this political game of Candy Land.

Even the most casual of town government observers that the current collection of selectmen – made up of Paolillo, Tom Caputo and Chairman Adam Dash – is one of the strongest bodies in terms of policy and process in recent memory. Whether it is the community path, the future of the incinerator site, attempting to militate (or just mitigate) the Gordian knot of local traffic along with the myriad of the important ongoing issues such as budgets and planning for revenue shortfalls, there has been an acknowledgment that its service along with no-longer-new Town Administrator Patrice Garvin has Belmont on the right course.

So, let’s say you’re a person interested in taking the leap and run for selectman. If you decide this is not the “right” time to throw your hat into the ring, look at what faces you. Over the next two years – if the longtime trend of selectmen likely to seek a second term – you will likely first have to challenge Dash (who won his first election with 64 percent of the vote against a well-known conservative) and then Caputo (94 percent against token opposition), both well-liked and well-known to voters, a deadly combination for anyone to attempt to unseat incumbents. And the third year will be the winner of this year’s race. And it could be longer for an open seat to arise again if Dash and Caputo decide to match Paolillo’s nine years of service.

In many ways, if not for a better job out of state, retirement to Florida or burnout that could produce an open seat sooner, it’s now or never for those who envisioned themselves spending alternative Monday nights – and at least one other night talking to residents or being a liaison at the Warrant/Capital Budget/Community Preservation committees – at three hour meetings.

Bennett is an attractive candidate with an inspiring back story – she left college (she would graduate later) to assist her parents financially, working as a teller then rising through the banking ranks before changing fields to high tech before moving to the Boston area when her wife was appointed a professor. If just going by Facebook “likes” and comments, Bennett has her supporters.

(The Belmontonian will conduct detailed interviews with all candidates after nominations close on Feb. 12)

Keen observers of town going-ons will have noticed Bennett’s increasing presence at Town Meeting and involvement with causes such as Yes for Belmont, parent/teacher groups and the Foundation for Belmont Education and at meetings including the Belmont High School Building Committee and the various traffic boards – she lives just a slingshot away from the new 7-12 school building. She was recently appointed to the High School Traffic Working Group. No surprise that she was in attendance at the most recent Selectmen’s meeting on Monday, Jan. 7.

Bennett is at the starting line, now it’s who’ll join her for the race.

 

Corrugate Tsunami! After Town Yard Swamped, Town Holding Second Cardboard Day Saturday

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Photo: A DPW photo showing just one of the containers filled with cardboard.

The Department of Public Works knew they would have a good response with its first cardboard drop off event of the new year – the first since the holiday season – so it reserved a second 42-foot long transport container “just in case” the first would fill up.

What occurred on Saturday morning, Jan. 5, was beyond anyone’s imagination.

Approximately 276 cars – many stuffed to the brim with packaging and corrugated paper – crawled into the Town Yard at the end of C Street, as the undermanned volunteers and workers tried their best to take out the material and find someplace to put it. Before noon on Saturday, not only were the two shipping container stuffed, the workers filled the shed housing the department’s snow trucks with cardboard. Even before the noon ending, Belmont Police was turning people away as the line were potential traffic on Waverley Street. 

As DPW director Jay Marcotte said before the Belmont Board of Selectmen on Monday, Jan. 7, “it was a lesson learned.”

In response to the obvious demand, the DPW is holding a second cardboard recycling drop off this Saturday, Jan. 12 from 9 a.m. to noon at the Town Yard off C Street.

With last week’s enthusiastic response for this drop off still fresh on everyone’s mind and with the trend of cardboard recycling is “going up,” Marcotte said the town along with its recycling hauler Waste Management is studying whether to have a regularly scheduled drop off time – for example, an hour on Monday evenings after work – that would be spaced out over a few weeks so the neighborhood on C Street doesn’t feel they are being invaded by their fellow residents. It would involve the rental or purchase of a compactor which would dramatically lessen the number of containers required. 

A new recycling program could also alleviate the growing outcry from residents who contend the blue “recycling” carts aren’t large enough to hold two weeks of cardboard and other recyclables, While residents can store additional trash in authorized purchased bags, there’s no such alternative for recycling since the 96-gallon cart was considered sufficient capacity for two weeks of paper by similar-sized communities with a similar single-stream system.  

BREAKING: Paolillo Stepping Down As Selectman

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Photo: Mark Paolillo

It was a tough decision, but in the end, Mark Paolillo decided that it was a time of a change in his life and the political life of his hometown.

The three-term member of the Belmont Board of Selectmen told his fellow members after the end of its scheduled meeting Monday, Jan. 7 that he would not seek re-election to the three-person board in April.

“Nine years is a long time and it’s time to move on,” said the life-long Belmont resident.

Paolillo had been wavering between staying for a fourth term –  which would have been the longest-serving member since William Monahan

“I’ve been conflicted because it’s been a great board (comprised of selectmen Tom Caputo and chairman Adam Dash) this past year and I enjoy thoroughly working with Patrice [Garvin, Town Administrator] and there is still a lot of issues and there always will be. But I think it’s the best decision for myself and my family.

“I sought the counsel of many in town and I did call some of them privately and told them my decision. It was a really tough, tough call because it’s been a fun year,” said Paolillo. 

“It’s not that [the work] has worn on me but I think new ideas are important as well. I only thought I would do two [terms] but I did nine [years]. And I will continue to support these two guys,” said Paolillo of Caputo and Dash.

“I am sorry to see him go,” said Dash, noting the importance of having Paolillo on the board who had the institutional history and policy heft when taking on major concerns facing residents.

“I understand your decision but you will be sorely missed and look forward you staying involved,” said Caputo.

Paolillo will still be involved in town governance as he will seek a Town Meeting seat this April and has talked about joining one of the myriads of boards and committees. “I will give it a little bit of a breather before deciding.”

After serving on numerous boards including the Warrant Committee, Paolillo was elected selectman in 2010, defeating Dan LeClerc and Anne Mahon with 45 percent of the vote. He ran unopposed in 2013 and beat back challenger Alexandra Ruban with 65 percent of the voters backing him in 2016. 

While always looking for a “win-win-win” solution (a favorite Paolillo phrase) to challenging issues facing the town, Paolillo was not a shrinking violet when confronting opposing views that he felt were specious or misinformed. 

Paolillo said he hopes candidates will step up, noting that “we need diversity on the board and hopefully they are up to that task.” 

New Rules And Times For Leaving Your X-Mas Tree For Pickup

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Photo: New rule on X-Mas tree pickup.

As Christmas is fading into the distance, the annual “de-dressing” of o’ Tannenbaum has begun and it’s off to the sidewalk for the family Christmas tree. 

And the Department of Public Works has a message to all residents:

Starting this year, Christmas trees will only be picked up during the two weeks from:

Jan. 7 to Jan. 17. So residents will have two opportunities to have trees picked up.

Please plan accordingly, according to the DPW, or you will have to hold on to your tree for a year (!) or you’ll need to have it hauled away by a private contractor. (Or you can recycle your tree yourself. They make a great covering for flower or vegetable gardens.)

Since the trees are being chipped and composted, they must not have any ornaments, tinsel or lights on them.

Also, the trees can’t be in a bag.

Finally, per the DPW, make sure that your tree is not covered by snow and ice, to facilitate putting it in the truck.

The trees will be recycled this year and will be diverted from the Waste to Energy plant.