On the Market: A Classy Colonial, A Heavenly Backyard, It’s Standing

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Photo: 208 Grove St. 

A sample of Belmont homes “on the market” ranging from the affordable, the average and the quite expensive.

21 Garfield Rd. Colonial (1937). 2,506 sq.-ft. of livable space: 8 rooms, 4 bedrooms, 2.5 baths. Two-car garage. A quarter-acre lot. Price: $1,195,000.

What’s special: Colonial + dead-end street + Belmont Hill = $1 million-plus. This house is a statement of restrained good taste; the interior molding is period perfect, wonderful light oak floors, high sill windows, a new (but smallish) kitchen with cabinets matching the floor’s coloring, a porch off the living room and understated rooms upstairs (but what’s with that half-bath with the stand-alone shower? A bit too narrow to work) that includes an attic office space. Only glaring issue: why did they scare the roof by jamming in a pair of skylights? They’re an eyesore and skylights never work they way you hope. A bit pricey at nearly $1.2 million for 2,500 square feet, but it works. 

The first sentence of the sales pitch: “This classic, hip-roof Colonial, with 4 bedrooms and 2.5 bathrooms, is ideally located at the end of a cul-de-sac on Belmont Hill.”

208 Grove St. Center-entry Colonial (1940). 1,750 sq.-ft. of livable space: 8 rooms, 3 bedrooms, 1.5 baths. One-car garage, attached. A .16-acre lot. Price: $729,000.

What’s special: The backyard. It’s fantastic; a patio for eating and sitting, a great grass yard and a perennial garden on the edges. Great for kids and adults who want family time outside. The house has a finished basement (that could use a refinishing), nice details – a solid mantel over the fireplace – a renovated kitchen and a full-year porch. While it does face a busy roadway, an owner/family is just a walk from Grove Street Playground. Hopefully, the new owners will remove that silly stone paneling on the right side of the front door. No one’s saying, “My, what intricate stone work!” They glance at it and think, “What are they hiding?” 

The first sentence of the sales pitch: “Pristine, ‘move-in-ready’ center-entrance colonial, in desirable Burbank School area. 8 Rooms, 3 bedrooms and 1 full and 1 half bath comprise the 1,750 sq.-ft. living space.”

51 Davis Rd. Ranch (1953). 1,137 sq.-ft. of livable space: 6 rooms, 3 bedrooms, 2 baths. No garage. A tenth-of-an-acre lot. Price: $550,000.

What’s special: Your entry point into Belmont. This is a classic post-war house, built fast to accommodate the demand for single-family homes in the 1950s. Not much to look at but no one is buying this as anything but their jumping-off point to something better. Not a charmer (the town assessor’s gave it a quality rating of “C”) but this ranch does have a finished basement, it’s close to businesses and the bus to Harvard. Bet it’s sold sooner than you’d think. It appears sturdy enough to stand a few more years before a contractor demolishes it to throw up a new, bland and boring two-family on the site. 

The entire sales pitch: “A chance to make this home your own, this wonderful 3 bedroom, 2 bath corner lot home offers a great location. Close to schools, public transportation, and other amenities.”

Belmont State Rep. Rogers Co-Sponsors Bill Legalizing Pot in Bay State

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Photo: State Rep. Dave Rogers.

For many Bay State residents, it is high time for Massachusetts to follow the lead of states and make marijuana legal.

Belmont’s State Rep. Dave Rogers has heard your pleas.

Rogers, who represents the 24th Middlesex (“ABC”) district including Belmont and precincts in Arlington and Cambridge, and State Sen. Pat Jehlen of Somerville filed a bill (H. 1561) today, Friday, March 13, to legalize, regulate and tax cannabis like alcohol. The bill has 13 co-sponsors.

Under the bill, adults over the age of 21 will be allowed to possess and grow a limited amount of marijuana, joining Colorado, Oregon, Washington and Alaska where marijuana is legal for recreational use.

Massachusetts passed a medical marijuana

The legislation is being pushed by the Marijuana Policy Project which is preparing to place a question on the 2016 Massachusetts general election ballot if this bill fails to pass in the current legislative year.

Rogers and Jehlen consider a ballot question “too blunt of an instrument to establish the complex system necessary to legalize marijuana in a transparent, responsible, and safe manner,” said Jehlen.

Legislation will “allow a full and open legislative debate on this subject, providing an opportunity for policymakers to receive input from a wide variety of stakeholders,” she said.

Last year, State Senate President Stanley Rosenberg created a special committee to investigate how and if the state should legalize marijuana, establishing a structure for the legislature to examine the issue in depth.

“If marijuana is going to be legalized in Massachusetts, we should craft the law properly through an open and deliberative legislative process,” said Jehlen.

This Weekend: Karen K & the Jitterbugs Saturday, Vanessa Trien also Saturday, Battling Robots Sunday, The Art of Teabags

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• Karen K & the Jitterbugs will be giving a free concert from 4 p.m. to 5 p.m. on Saturday March 14 at Chenery Middle School, sponsored by Belmont Savings Bank.  The show is ideal for kids ages 2 to 7 and their parents. Karen K & the Jitterbugs have been delighting audiences up and down the east coast with their crowd-engaging, theatrical show. Hear some of the music of Karen K & the Jitterbugs here.

Karen K and Belmont Savings request that guests bring a non-perishable food item to the concert for the Belmont Food Pantry.

In addition, parents can enter their kids to be honorary Jitterbugs by uploading a photo of them at the concert to Instagram with the hashtag #belmontsavingsbug. The Instagram post with the most likes will win free Karen K and the Jitterbugs CD and a $25 iTunes gift card. The post with the most “Likes” by 10 a.m. on Monday, March 16 will be the winner. To participate in the bank’s Instagram contest, post settings must be “public,” and participants must be 18 years or older to enter.

• Vanessa Trien and the Jumping Monkeys will be in concert supporting the Belmont Coop Nursery School at 11 a.m. on Saturday, March 14 in the Social Hall of St. Joseph Church, 130 Common St. There will be great music, an auction, pizza, a bake sale and more. $10 per person with a $30 max for a family. Kids under 2 are in like Flynn. 

• Belmont artist Christiane Corcelle will give a talk on her show (which has been receiving great reviews in arts publications)  Kaleidoscope: The Art of Tea at the Belmont Gallery of Art on Sunday, March 15, from 2 p.m. to 4 p.m. This eclectic and unique exhibit includes both two and three-dimensional objects created using the common tea bag and its components. The Gallery is located on the third floor of the Homer Building located in the Town Hall complex off Concord Avenue in Belmont Center.

• Don’t miss Lexington High School Robotics’ presentation on the challenging, exciting world of teen competitive team robotics, taking place Sunday, March 15 from 3 p.m. to 4:30 p.m. in the Assembly Room of the Belmont Public Library. See robots in action, try your hand at building-block robotics, and learn how to start your own team from veteran FIRST competitors.

Town Clerk: Please Send in Your Town Census

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The Belmont Town Clerk encourages all residents to complete and submit the annual town census as Massachusetts General Laws require an annual listing of residents as of Jan. 1. The census has been mailed to all households in Belmont about a month ago in early February.

By filling out the annual census, residents provide proof of residence to protect their voting rights, are able to register children in schools, apply for veteran’s bonus, and subsidized housing and related benefits. Registering is an important task since most town programs require proof of Belmont residency for enrollment and emergency response personnel will know for whom they are looking in the event of a 911 call.

Failure to respond to the census mailing will result in removal from the active voting list and may result in removal from the voter registration rolls. Those removed from the active voting list will result in residents being prevented to vote until they sign up.

Changes to any data can be made directly on the census form in the space provided, however you cannot use that form to register to vote. To register to vote in Belmont, click here.

To remove a registered voter from the census, Massachusetts General Laws require an original signature from the voter.

Sold in Belmont: The Single Ugliest Residence in Belmont Sold, Which is a Good Thing

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Photo: The ugliest residential building in Belmont. 

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

• 92-94 Baker St. Concrete multi-family (1971) Sold: $744,000. Listed at $699,000. Living area: 2,688 sq.-ft. 12 rooms, 6 bedrooms, 2 full, 2 half baths. On the market: 42 days.

There is only one addition that could improve the esthetics of the multifamily sitting near the corner of Hittinger and Baker streets, and it comes at the end of a timing fuse.

The Baker Street two-family apartment building is Belmont’s ugliest residence. It’s a concrete block of nothingness that, unfortunately, plays into the area’s industrial vibe.

Certainly residents will say the equally deplorable condo tower in Cushing Square (built around the same time), the apartment blocks on Lexington Street or some of the Hill’s new upscale “McMansions” – we’ll get to them soon enough – are equally as awful. And I am not just speaking from a Belmont perspective: this eyesore would be inappropriate in any community, be it Belmont, Lexington, Somerville, Malden or Dorchester.

Screen Shot 2015-03-12 at 11.01.37 AM

The building is so unappealing the salesperson could not find a single photograph for the sales portfolio that didn’t create an impression that the structure was anything than a wing of a prison complex. I guess the best photo is one which the evergreens shields the unsightly image from the public.

The exterior’s unlovely coldness is equalled inside with boring square blocks for rooms with a lone interesting architectural detail, a fireplace without any depth or volume. Everything is flat and dull – windows flush to the wall, doors that are more like panels – although the living and bedrooms do have wood floors. It’s a building that demonstrates an architect who never attended to spend even the most minuscule effort on this structure.

This building demonstrates the ethos of modest housing development in the 1960s and 1970s: build it cheap without regard or thought to whoever would be the resident. Blame the contractor and town officials at the time for allowing the construction of this abomination to occur.

Yet, this afterthought sold in just over a month at nearly $50,000 more than its original list price. People saw beyond the hideous nature of the structure to purchase it, so it won’t – hopefully – be demolished. And this is a good thing. It’s ugly, inappropriate and, more important, affordable. Because of its unappealing look, it will never reach the same rent or price of a similarly-sized unit in a two-family on, let’s say, Hammond Road. 

Even if this building remains an apartment or is converted into condominiums by an off-site owner, these units will allow a couple or a young family to get their toes into a town that doesn’t have many reasonably-priced housing outlets for those seeking a safe place to live with a (still) good school system.

So let’s take the good with the really horrible, horrifically bad.

 

Selectmen Holding First Precinct Meeting on Next Year’s Budget Tonight

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The Belmont Board of Selectmen is holding the first of two informational precinct meetings tonight, Thursday, March 12 at 7 p.m. at the Beech Street Center, 266 Beech St. to discuss next year’s budget options.

The meeting, in conjunction with the Financial Task Force, is for residents and Town Meeting Members to discuss the fiscal 2016 budget, the Task Force’s final report and the Proposition 2 1/2 override ballot question.

Budget documents and the Financial Task Force Report are available in the Projects, Reports, and Presentations section of the Town website .

The second meeting will by held on Monday, March 30 at 7 p.m. at the Beech Street Center.

Anyone with questions about the precinct meetings should contact the Office of the Board of Selectmen/Town Administrator at 617-993-2610 or e-mail selectmen@belmont-ma.gov

 

Belmont Fire Log: Stuck in the Fire House, Town Hall All Wet

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Editor’s Note: The photo initially used to illustrate this article is a copyright image by an established photographer used without his permission or compensation. The selection of the image was inadvertent and an error that this publication regrets.

Locked out

March 2 – Just after 3 p.m., firefighters headed over to Creeley Road where they helped a resident who locked himself out of his house.

All that snow

March 4 – Right at 11 a.m., Engine 1 was dispatched to Greybirch Park house for a water leak in the ceiling. The homeowner was informed to have her electrical wiring and ceiling checked by licensed professionals.

It happens

March 4 – At 10 minutes ’til noon, the elevator in the Fire Department’s Trapelo Road headquarters suddenly stalled, stranding a few people in the cab. It didn’t take long for firefighter’s to “extricated” the occupants as they only had to travel a few feet to the location of the incident. 

Your neighbor’s fire

March 4 – At a quarter ’til 9 p.m., Engine 1 went to investigate the reported outdoor odor of smoke outside a house on Brookside Avenue. Turns out a next-door neighbor was using his fireplace. 

Lunchtime mishap

March 5 – At a quarter ’til 1 p.m., fire crews were sent to a business on Pleasant Street for a possible fire. It turned out that the blaze was confined to food container.

Town Hall all wet

March 7 – At 9:18 a.m., Engines 1 and 2, the ladder truck and Rescue 1 were dispatched to Belmont Town Hall after a report the fire sprinkler was operating. The Engine 2 crew didn’t find a fire or smoke but did discover the sprinkler head in the first-floor vestibule spraying water everywhere. The system was shut down despite the fact that firefighters were unable to gain access to the main alarm panel room. Town employees said he would take care of access issues. The elevator was also locked and tagged due to water in the shaft.

 

 

 

Belmont School’s Calendar Could See Changes, Adding Jewish Holiday, Earlier Start to Year

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Photo: The Belmont school calendar could see changes on adding religious holiday and the start of school. 

Every year since she’s had children attending the Belmont schools, School Committee member Elyse Shuster has been in the same situation as so many Jewish parents at the beginning of every school year: should we keep the kids out of school during the High Holidays of Rosh Hashanah and Yom Kippur?

Even under the district’s current policy – the system officially doesn’t recognize religious holidays – that allows students to miss a day or two without penalty (and teachers are advised not to schedule tests on those days), Shuster and others have feared their children will not be fully caught up with their school work during the important first days of the school year as the important holidays occur between September and early October.

“It’s extremely hard to miss those days especially for high schoolers,” Shuster told the Belmontonian.

“The teachers will say that students won’t be penalized for missing class, but they also won’t hold up teaching for those days. Those kids are on their own,” she said.

For some families, the choice is one of education rather than faith.

“The [observances] are important to us, but I’ve known families who have sent their children to school rather than miss two or three days of class,” Shuster said.

Elected to the committee in 2013, Shuster was approached by parents and friends on the subject.

“People would come up to me to ask, ‘When are you going to bring it up?'” said Shuster.

That time came at the Belmont School Committee meeting held Tuesday, March 10 at the Chenery Middle School when Shuster received the handout with the draft 2015-16 school calendar.

On the sheet, in March, was scheduled an early release for Good Friday.

“If the district’s rule is not to observe religious holidays, why are we having a half-a-day on Good Friday?” asked Shuster.

For the next half hour, the school committee and district officials discussed how to put into effect either including those observances and how it could affect future discussions.

“I’m glad you’ve brought that up because this comes up, and we then forget about it,” Lisa Firo

Shuster is not asking to strike a sacred Christian day from the calendar, “that a religious holiday is … only being taken away in a tit-for-tat way,” said Shuster. In fact, she was hoping to draw interest in adding a holiday – most likely a day set aside for Yom Kippur which takes place on Wednesday, Sept. 23 – for an important observation to a sizable minority in the school population.

“If it’s all or nothing, then I think that’s fair. But I want to us to think about the High Holidays of the major religions in this town and have a dialog in this town,” she said.

Belmont Superintendent John Phelan said Belmont should not look how other cities and towns have broached he matters since every community is made up “of folks who have … different experiences and religious backgrounds and be respectful of where our local community feels is important and then try to reflect that.”

Just this week, the Easton School Committee voted to eliminate three religious holidays – Rosh Hashanah, Yom Kippur and Good Friday – from its calendar.

What Shuster is attempting to change is, at times, harder than discussing religion or politics with your relatives; the status quo. For as long as anyone can remember, the school year in Belmont begins after Labor Day and there is a half-a-day of work on Good Friday. When presented to past school committees, calendars were approved after a curtsey look.

“It alway seems like it’s the status quo and even when we bring it up, how does it change? I hope that people … will appreciate that this discussion is happening about religious holidays,” said Shuster, inviting people to the next school meeting to discuss this issue.

With Schuster opening the door to altering the calendar, Phelan said he wants to re-examine the long-standing tradition of a post-Labor Day beginning of the school year.

“If we start going down the path of additional days recognized, we may also simultaneously entertain starting school before Labor Day,” he said, a change that could led to schools opening in August.

Current school policy is that Belmont schools open on the first Wednesday in September. Under the proposed 2015-16 calendar, the school year does begin before Labor Day – tentatively a full day for 1st to 12th grades on Wednesday, Sept. 2 – due to the late date of the holiday, falling on Monday, Sept. 8.

“I think it’s good for the kids, and I just want to make sure that is discussed,” said Phelan.

School Committee Chair Laurie Slap said she was eager to start that conversation “when we have that opportunity.”

Other important dates in the draft calendar are the winter recess beginning on Thursday, Dec. 24 and running through Monday, Jan. 4; February break begins the week of Feb. 15 and a late Spring break week starting April 18.

The earliest the last day of school will occur will be Tuesday, June 14, that is if no snow (or any other weather/emergency) days are declared.

Approving changes to the calendar will need the cooperation of the Belmont Education Association, the bargaining representative of teachers, aides and staff. Language in the teachers’ contract pertaining to the calendar will need to be reviewed by all sides before action can be taken, said Phelan.

With more research needed and with Phelan meeting with other superintendents this week where he will bring up the subject, Slap said the committee will take up the issue at its next meeting on Tuesday, March 24.

Mark it down on your calendar.

Selectman Candidates’ Question of the Week: Where Do You Stand on the ‘McMansion’ Moratorium?

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Every Wednesday leading up the Town Election on Tuesday, April 7, the Belmontonian will be asking a “Question of the Week” to the candidates running for a seat on the Board of Selectmen: incumbent Andy Rojas and Glenn Road resident Jim Williams.

This weekly feature will allow the candidates seeking a three-year term on the board to answer topical questions concerning Belmont and help demonstrate their ability to lead the town.

This week’s question: The construction of oversized and out-of-scale residential homes – known as “McMansions” – has become a hot button issue in Belmont and in neighboring towns. The annual Town Meeting in May will be presented a demolition moratorium on new homes that exceed a maximum height and mass in Precinct 7’s Shaw Estates neighborhood. Do you support the petition or not?

Andy Rojas

The character of Belmont’s neighborhoods has been under assault for at least a decade. Teardowns of existing residences have yielded much denser replacements that max out building height and mass while reducing open space, light and air. Increased density of units on existing lots also contributes to increased physical congestion and character erosion.

Development controls such as the recent GR District By-Law and the proposed Precinct 7 Demolition Moratorium By-Law are necessary to retain the architectural character and social demographics of our neighborhoods.

  • I support these actions and would like to see them extended to most of Belmont’s residential areas.

I will initiate and carry out work with the Planning Board, Community Development Department and other appropriate town agencies so a comprehensive Subdivision Control By-Law can be developed. Such a by-law is needed to preserve the historically large lots in many Belmont residential neighborhoods, including Belmont Hill, that are threatened by:

  1. subdivision pressure, increased density and traffic; and
  2. changes to their general character and ‘feel’.

This form of increased density is just as pervasive and destructive to Belmont’s character and charm as out-of-scale building on smaller lots. Both threats must be addressed.

While it is critical to balance benefits to the entire community with the private property rights of owners, we must act now to preserve and protect what has historically made Belmont so desirable as a residential community. The rights of residents should include not having the scale, density, mass and overall character of the neighborhood they chose to live in dramatically change due to unrestrained re-development. We must protect and enhance the basic, underlying characteristics that have evolved into our ‘Town of Homes’.

Preserving Belmont’s character requires effective and targeted use of zoning by-laws and overlay districts as well as approval of projects reflecting community context and values. Our Planning Board and Zoning Board of Appeals are often residents’ last line of defense against overbuilding. I pledge to appoint board members who will prioritize respect for the town’s character as well as residents’ rights.

Significant professional building and site experience, work as a landscape architect plus many years of Planning Board service qualified me to plan community-sensitive projects and draft bylaws including, but not limited to, the Oakley Village Overlay District; I actively supported the Demolition Delay By-Law. Understanding the past helps me plan Belmont’s future.

I am committed to intelligent residential development and re-development that expands Belmont’s tax base, serves residents and retains our physical, cultural and social character. Belmont can achieve this by utilizing my extensive experience and expertise.

I respectfully request your vote for Selectman on Tuesday, April 7, 2015. Thank you.

Jim Williams

I support the proposed moratorium on over sized teardown replacements for a number of reasons.

First, this is an example of Belmont residents stepping forward to take action, through a democratic process, regarding something that directly affects their neighborhood and quality of life. It does not prevent landowners from selling or renovating their properties, nor does it prevent the teardown and replacement of similarly-sized dwellings. Instead, it provides for a period to re-evaluate this town-wide trend toward the demolition of modest homes in favor of large so-called McMansions.

Jim Williams

Jim Williams.

These large, over-sized dwellings, can have adverse impacts on a neighborhood, and it is in response to this concern that the residents have moved this article forward. During this one-year moratorium period, I hope we can, as a town, consider planning tools that both allow for responsible re-development and also protect the character of our neighborhoods.

Large, over-sized dwellings that fill small lots up to the zoning limits of height, set-back and lot coverage are often much greater in elevation and overall mass than their neighbors. They increase impervious surface and therefore contribute to increased storm-water runoff. In many cases, they replace more modest affordable dwellings thus reducing the diversity of housing stock, particularly for young families, first-time home buyers, and families on fixed incomes such as seniors. The size of these houses can, without extreme energy-saving measures, disproportionately increase the energy demand on the town and its infrastructure and thus drive up energy costs for the town. In several instances, this trend has resulted in the demolition of historic houses and the loss of irreplaceable reminders of Belmont’s history.

Ultimately, Town Meeting will decide the fate of the proposed moratorium. But, in the interim, I wholeheartedly support this article as an example of the neighborhood’s right to shape it’s own future, and more importantly, the message it sends to Town Government regarding the need to re-evaluate and direct future development in a responsible manner town-wide.

2014 Was a Good Year to Sell Real Estate in Belmont

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It’s official: 2014 was a very good year for anyone selling real estate in Belmont as the average sales price for a home – be it a Colonial, a condo or an up-and-down two family – increased by more than five percent, according to the data compiled by  McGeough Lamacchia Realty of Waltham.

The firm included an Infographic “map” of Belmont real estate data.

The housing market remained strong in Belmont in 2014, with a total of 320 homes – single-family, condos and multi-family – sold at an average sale price of $748,839, about five and a half percent increase from 2013.  The total number of homes sold in 2014 is 11 fewer than in 2013, which is part of a trend that contributed to overall home sales in Massachusetts being down 1 percent in 2014.

  • Single-family: 169 sold in 2014 versus 179 in 2013, for an average price of $976,919 which is $60,000 more than last year’s average of a little more than $910,000.
  • Condominiums: 91 condominiums sold in 2014 compared to 98 in 2013, with an average sold price of $595,454, an increase from 2013’s average of $573,301.
  • Multi-Family: 60 homes sold in 2014, as opposed to 54 in 2013. The average sale price in 2014 was $674,145, nearly $35,000 more than the average in 2013. This makes multi-family homes the only category to both see more homes sold, and an average higher sale price.

While hardly anyone can call the average housing price as “cheap,” Belmont remains affordable compared to Cambridge and Lexington, where a single-family home can cost up to $314,556 more when you look at average sale prices. Arlington, Waltham, and Watertown come underneath Belmont’s average price for a single-family home by anywhere from 34 to 53 percent.