Belmont Town Election: Yates Takes Select Board Race, Crowley Squeaks In As Moderator, Donner Elected To Library Trustees

Photo: Tyler Yates arrives at Town Hall to hear he was elected to the Belmont Select Board

With more than three of four Belmont voters deciding to take a pass, there was a good chance a few surprises were in store from the 2025 annual Town Election held April 1, April Fool’s Day.

Despite contested races in four town-wide offices, voter participation was just 23.6 percent—the lowest numbers since 2018, when a minuscule 16.5 percent came out to cast ballots, which made the landscape ripe for challengers. In the town-wide races, a long-serving elected official was edged out by just 10 votes by a rival who lost his bid last year by a wide margin. At the same time, a venerable incumbent was outed by a candidate who was unceremoniously dumped from her seat on another committee just five years ago.

Results of the 2025 Belmont Town Elections can be found here

In the race for Select Board, Planning Board Chair Taylor Yates topped each of Belmont’s eight precincts to capture the seat vacated by Roy Epstein, defeating another first-time candidate, Economic Development Committee Chair Paul Joy, 2,533 to 1,738. Several observers noted the similarities of the pair – both relatively recent residents with young children (Yates welcoming a newborn last year) who ran on their accomplishments and new vision – and how this race represents a generational “changing of the guard” in town leadership.

“I feel extraordinary gratitude to all the voters, to my campaign team, the volunteers, the donors, and my family. A lot of people came together to make tonight happen,” said Yates, who witnessed his victory in the packed second-floor lobby of Town Hall. Candidates, observers, four or five children, and a crew from Belmont Media Center came to hear the traditional reading of results just after 9 p.m.

Yates said his positive vision of Belmont’s future brought out voters. “Our best days are ahead of us if we have leaders willing to push forward on our biggest priorities,” he said.

In a bit of an upsetting of the political apple cart, former School Committee member Micheal Crowley in his second go around for the post, squeaked by four-term Select Board member Mark Paolillo by the razor thin of margins, a mere 10 votes, 2,133 to 2,123. While both candidates ran on making changes to the office held for nearly two decades by Mike Widmer, Crowley said he believed voters saw him as the greater reformer.

“I have a great deal of work ahead of me [because] I promised a lot of change,” said Crowley, specifically on the focus of the job, “that the moderator will be much more engaged with the community.” One concrete example will be establishing a citizens’ advisory board and a commitment to virtual Town Meetings.

It was a good night for former School Committee members as Tara Donner placed second in a tight three-way race for two seats on the Board of Library Trustees, defeating long-time member Mike McCarthy, who placed third. Donner lost her school committee seat in the 2021 post-pandemic lockdown election, in which voters locally and nationally placed their frustrations onto incumbents. However, the public school educator and Town Meeting member since 2007 wanted to be involved in town government. With her background teaching English, “libraries have always been a place I love, where I’ve taken my kids and where I have been a heavy user.”

As with the Select Board race, Donner believed “people are just interested in what the next generation of Belmont leaders might bring to the library.” She said that once the new library building opens in early 2026, “we also need to have the programming and have the resources to fill it with the services that people are looking for in Belmont.” Joining Donnor on the committee will be Edward Barker, the candidate who topped the field, in which 142 votes separated the three candidates.

Talking about the school committee, that group now has two new members with newcomers Zehra Abid-Wood, who scored an impressive 45 percent of the total ballots cast with 3,213 votes, and Brian Palmer, each winning a three-year term.

The final competitive race saw Julie LeMay easily securing a fourth term on the Board of Health, defeating first-time candidate Michael Todd Thompson. Thompson also ran for a seat on the School Committee.

The big surprise on the Town Meeting ledger was the number of seats that write-ins will fill: In Precinct 3, Wendy Etkind, Ashley Addington, and Constantin Lichi won three-year terms via write-in votes, while Andrea Carrillo-Rhodes and Franceny Johnson will be attending Town Meeting as write-ins. And in Precinct 7, Mary Rock got 26 of her friends and neighbors to write in her name to secure the 12th spot on the ballot.

Among Town Meeting incumbents, Marie Warner placed 13th in Precinct 6 despite garnering 388 votes, which would have comfortably secured a seat in the seven other precincts.

Write-in Sally Martin took the one-year seat in Precinct 1, while over at Precinct 7, James Reynolds will need to choose whether to select a three-year or a two-year term, as he secured that final spot for a three-year seat and topped the field for a two-year term.

No Summer Al Fresco Dining In Belmont Center As Eateries Not Interested In Outdoor Service

Photo: Outdoor dining in Belmont Center 2021

The days of al fresco dining in Belmont Center – a staple of local restaurants since 2020 – has all but ended as Leonard Street eateries are not interested continuing to provide open air service this summer, according to the leader of Belmont’s largest business organization.

“There’s not going to be any outdoor dining for this upcoming season,” said Deran Muckjian, president of the Belmont Center Business Association, who has been in discussion with the three restaurants – il Casale, the Wellington, and Stoneheart Pizza – which led the push for street-side service in the past few years.

Speaking before the Select Board on March 24, Muckjian said the reason for the pull back was simply a financial decision: The revenue being generated from the added outdoor tables didn’t justify the expense the businesses put into it.

“I hope the residents are not disappointed, but it was really an economic thing,” said Muckjian. “You can’t blame the restaurants’ thinking. They have a lot of space indoor that’s not being utilized, so they figure they can bring [customers] back inside.”

The Select Board at its Monday, March 24 meeting, were scheduled to go over this year’s sidewalk dining policy which was established during the early days of the COVID pandemic. With indoor dining under wide-ranging of state restrictions including masking and mandated space requirements, the town sought to assist local restaurants by increasing outside spaces to be used for al fresco dining. The plan expanded table service into Leonard Street behind jersey barriers, allowing the businesses an opportunity to salvage sales and keep the “door” open.

The initial plan included blocking off Leonard Street from Alexander Avenue to Concord Avenue before being modified to include a single lane running down the middle of the road with barriers down the length of the street, restricting street parking which angered many non-eatery retailers.

Over the past few years, the once popular eating option has seen a decreasing interest from restaurants asking for the extra space as COVID restrictions ended and

Muckjian said there will be limited fresh-air options including il Casale utilizing its patio in front of the restaurant, and “maybe” adding a couple tables on its sidewalk.

“It’s wide enough there and they’ve had it before. That’s their extent of outdoor dining,” he said. Muckjian suggested the select board establish rules on sidewalk-only dining and agreed with the board that the cost of a permit on future al fresco dining be upped from $250 to $500, putting the town in line with nearby communities such as Winchester.

Paul Joy: My Vision For Belmont

Photo: Paul Joy has a vision for Belmont

Belmont, I’m Paul Joy, and I’m running for Select Board because this isn’t just about me. It’s about us. On Tuesday, April 1, we get to decide what our town becomes. 

I live on Harvard Road with my wife and three kids—Thomas, Lucas, and Alexandra—who attend Chenery and Wellington every school day. My wife, Yuan, is an immigrant and also teaches at the Belmont Co-Op Nursery School. We’re raising our family here, facing the same rising costs—taxes, rent, small business pressures—that is felt across our community all feel. I’ve heard your stories on porches, at games, in shops, over the phone, and they’ve shaped me. Together, we can build a Belmont that thrives for all of us.

What have I done for us? 

  • As Chair of the Economic Development Committee, I’ve fought to fill empty storefronts, bringing jobs and boosting our tax base to ease our burdens: supporting our schools and services. But it’s more than that. 
  • I chaired the Co-Op Nursery School Board, raising funds to keep tuition affordable and give our teachers bonuses, because early education sets our kids up for life. 
  • I’ve coached our kids on Belmont’s soccer fields, and helped organize practices and clinics at the same time. 
  • On the education side, I can’t tell you how proud I am of the work-based learning virtual internship program that Belmont High School students have available to them.  

My family’s roots trace back to Thomas Joy, who built Boston’s first Town House, a place that literally helped shape American democracy. And as an immigrant family today, we bring that legacy forward, proving Belmont is stronger when we embrace our diversity.

What sets me apart? 

  • I don’t just nod along—I ask hard questions and stand firm for what we need. 
  • When others accept “that’s how it’s always been,” I push for better, not quick, fixes, but durable solutions.
  • I’ve seen us struggle with a cost of living crisis, seeing seniors stretched thin, small businesses balancing rent and red tape, and renters and families priced out. I’ve demanded we rethink how we grow and that includes applying every year for every competitive grant opportunity that we can.  
  • I’ve called for a town voice to unite our business owners, amplifying their ideas to keep our downtown vibrant, not drowned out by endless construction or big chains. We need growth that works for us, not against us – in places like Brighton Street and Cushing Square, and South Pleasant St not just Belmont Center – where we can sustain it without losing our charm.


We’ve got a vision worth fighting for: a Belmont where our commercial tax base grows so our wallets don’t shrink, where our kids learn in strong schools, and our seniors stay in homes they’ve built. I’ve got the experience, as a teacher, consultant, and coach, to make it real, tackling problems with data, grit, and heart. I’ve always sought zoning changes with our entire community in mind, cut red tape like parking, and listened to you. We can partner with our shop owners, not steamroll them, and plan finances that last, not just patch holes.

Some say we should settle, that change is too messy. I say we’re tougher than that. We’re the town that shovels each other’s driveways, cheers our kids on, and keeps our shops alive. We don’t back down, we rise. My ancestor Thomas Joy didn’t just build a building; he built a place for us to stand up and demand more. I’m here to do the same, not for me, but for us. On April 1, we choose: a Belmont that builds, grows, and thrives together.

So, Belmont, let’s do this. Grab your neighbor, your friend, your family—head to the polls on April 1, and Vote Joy. Check out joyforbelmont.com to see our plans—because this is our campaign. We’re not just voting for a person; we’re voting for us: a town where we all belong, prosper, and shine.

Let’s make it happen, together. Thank you.

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

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.

Select Board Takes First Tentative Step To A Brand New Belmont

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.

‘Spectacular!’: Town Administrator Garvin Aces Annual Merit Review Going ‘5’ for ‘5’

Photo: Patrice Garvin, Belmont Town Administrator

Belmont Town Administrator Patrice Garvin received a “perfect” five out of a possible five cumulative score from the Belmont Select Board at her annual merit pay review on Monday, Sept 9.

“Spectacular!” said Kelli King, the town’s Human Resources Manager, after reading the results. The score is due to Garvin’s exceptional skills in finance, administration, staff development, and problem-solving, said King.

“Patrice is a patient yet courageous change agent who is creative, forward-looking, and resilient under pressure. Her integrity is unquestionable, and she quickly resolves mistakes when they occur. Her confidence in managing daily operations has allowed the Board to focus on strategic growth initiatives,” said Kelly, summerizing the Select Board’s comments. “Patrice’s ability to multitask, organize, and lead through change has been essential to Belmont’s continued success in areas of opportunity.”

King said Garvin “plays a key role in balancing challenges, changes, and investments in under-resourced departments. She navigates diverse opinions within the town diplomatically and remains insightful in her recommendations for progress and overall comments.” 

The one concern the Board has about Garvin’s performance is her ceaseless work ethic, which has the Select Board worried about “potential burnout.” But with a strong team surrounding her, “it is hoped that she can take more time to rest.” 

“Her tireless efforts have made the board more effective, and she continues to perform her duties at the highest level, and [it] is a privilege to work alongside her,” said King.

Select Board Chair Elizabeth Dionne added Monday that Garvin’s score, in particular, reflects her work justifying and helping the town pass this year’s Proposition 2 1/2 override.

“If that override had not passed, we would have decimated town institutions and services. The current status of the town very much owes itself to Patrice and her efforts, among many, many others, but Patrice was critical in that effort,” said Dionne.

“If the scale went to six [out of five], I would go to it,” said the Select Board’s Roy Epstein at Monday’s meeting.

Since Garvin has been a target of online criticism and social media attacks from residents, the Select Board reiterated its full support of the administrator, making clear to the public that she is executing its decisions and not acting independently. 

“I have seen Patrice at times express reservations or concerns about the course of action the Select Board decided to take,” said Board Chair Elizabeth Dionne, noting the Board’s decision to end Civil Service at the Police Department. “We asked her to do it. She did it anyway, without complaint and without ever suggesting or even hinting that she was concerned about the timing.”

Thanking the Select Board, Garvin noted that while “it’s a tough job sometimes” … “[c]learly, your support gets me through difficult evenings”, including the contentious meeting with the Council on Aging that took place one hour earlier on the organization of the new Human Services Department.

“I want the community to understand that my dedication to the position in the community is evident in the work I do with the staff I lead. If anything, I can’t do any of it without the staff that’s in place and without the volunteers. That is a team effort,” she said.

“I’ve always put my heart and soul into everything I’ve done. It’s been a privilege working here,” said Garvin. 

Dionne said budget constraints limited Garvin’s merit increase to two percent, which upped her annual salary by an estimated $216,800. The Board did provide a sweetener with a change to her contract to provide a two-to-one match for deferred compensation up to $10,000, whereas for every $100 Garvin contributes to a compensation plan, the town will contribute $200.

“And to be clear, even if she reaches the $10,000 [ceiling], she is still below market when we look at comparables for other towns,” said Dionne.

For comparison, the annual salaries for town managers/administrators in nearby communities:

  • 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.

Town, Select Board Proposing Major Change To Town Meeting Calendar For ’25

Photo: Belmont annual Town Meeting will be a May event

In a move away from a more than decade long practice, the town administrator and Belmont Select Board are recommending “stream lining” the annual Town Meeting from two freestanding “segments” held in May and June into a single meeting on consecutive Monday and Wednesday nights beginning the first week of May and running straight though until all articles and citizen petitions have been acted on.

“What we’re looking to do is condense Town Meeting,” said Patrice Garvin, Belmont’s Town Administrator, as she was presenting to the Select Board the town-wide “budget calendar,” a detailed schedule for developing fiscal year 2026 town and school budgets from “now until the end of June.”

Gone will be separate chunks of articles exclusively for the budget (known as Segment B) and general articles (Segment A) with several weeks of inactivity between the two. The current set up was adopted in the early 2010s to allow the Meeting to have a clearer idea of the amount of fiscal aid the town and schools would be receiving in the state budget.

Garvin said while going over the that several of the annual meeting’s processes were “very cumbersome and just seem to go on and on for pretty much forever.” Working with Jennifer Hewitt, the town’s finance head/assistant Town Administrator, schools Superintendent Jill Geiser, Town Moderator Mike Widmer, and Town Clerk Ellen Cushman, the recommendation calls for the upcoming 2025 annual meeting will begin on May 5 and run for a proposed six meetings over three weeks, ending before Memorial Day. Garvin said at the request of the schools, the budgets will be taken up during the later part of the newly-schedule Town Meeting.

Select Board Chair Elizabeth Dionne noted that “those [June] evenings turned out to be really hard for people whether it was in terms of travel, or family, or graduations events.”

“Because it would be more efficient not to start and stop, we hope that we wouldn’t have quite as many sessions of Town Meeting, and ease the burden on Town Meeting [Members],” said Dionne, who supports the Garvin recommendation. She also noted when Town Meeting runs deep into June, it’s difficult for the town to close its books before the end of the fiscal year on June 30.

The recommendation was seconded by the official who has presided over the past 16 Town Meetings.

“It makes a lot of sense for all the reasons you’ve laid out,” said Widmer, who will retire from his post in April, 2025. “It will take some changes and cooperation but on balance these are the right steps.”

The Select Board delayed a vote on the recommendation until the School Committee discussed the proposed budget schedule.

The Town Meeting change will also impact the budget process of both the town and schools, which Dionne said would create “challenges” for the schools. Geiser said the change will actually be helpful by reducing the time distance between the release of the schools “final” budget in late March and a likely vote by Town Meeting in middle May, as it will be “further along” than in previous years.

Amy Zuccarello, school committee member and chair of its finance subcommittee, told the Select Board that in her opinion – the School Committee has yet to discuss Garvin’s recommendation – would like to come before Town Meeting in May with an article that “is very close to what our final budget is going to be.” A prompt deadline, she believes, will result in “more shifting” within its budget “as we won’t know earlier about staff resignations … and other things we haven’t accounted for.”

“The balancing act is that its a good thing to bring something before Town Meeting which represents the best efforts of the school administration and School Committee where we are at that moment. While [a budget] is a living document and there is potential of change, I would like to see it be as close to the budget we ultimately end up with,” Zuccarello said was her concern.

Breaking: Property Owner Eyes Building 225 Apartments At Purecoat Site On Hittinger St.

Photo: The Purecoat North site which the owner the Tosi family hopes to build 225 apartment units on the three acre site adjacent Hittinger Street and Brighton Avenue.

The property owner of the Purecoat North Plating manufacturing site on Hittinger Street and a dog daycare business facing Brighton Street in east Belmont has presented to the town a preliminary design to redevelop the 126,726 square foot parcel into a 225 unit apartment complex with four floors of residential units above street level retail stores.

“I think we have a bonifide offer to proceed with a very major investment in Purecoat by the owner of Purecoat,” said Select Board member Roy Epstein. Under this redevelopment “scheme”, the property tax on the site will increase “by a factor of 10.”

While details – revealed at Monday’s Select Board meeting – remain vague, the Tosi family from Belmont who own the property approached Town officials in June with its plans to transform the three acre location into the largest mixed use development in Belmont’s history. In comparison, the Bradford complex in Cushing Square that opened in 2019 has half the number of units as what being proposed on Hittinger and Brighton streets.

One detail that has emerged is for two thirds of the complex, or 150 units, to be two-bedroom suites with the remaining units single bedrooms and studios.

More details are expected when the Planning Board meets on Tuesday, July 23.

The sites, currently occupied by Purecoat and the dog daycare business Crate Escape, are located adjacent the driveway to Belmont Middle and High School and across Hittinger from a residential neighborhood. The site also fronts Brighton Street at the corner with Flanders Road and runs along the commuter rail tracks.

The Tosi’s have told Epstein the project is conditional on being a by-right development, which means that the town’s planning staff or the Planning Board cannot deny the project as long as the proposal meets the criteria of the the Zoning Bylaw. While a by-right project means the project will require no waivers, special permits, or any other approvals, it’s still required to go through the normal development processes including Site Plan Review and the regular building permitting approvals.

The parcels are zoned as “General Business” which allow developer much greater leeway to build the complex they envision, a proposition that promoted Select Board Chair Elizabeth Dionne to say that the Tosi family “has the town over a barrel.” Dionne criticised the proposal as a long-term money loser for the town as it will increase the cost of town services, a jump in traffic, and an unknown increase in student enrollment in the public school district.

“No, we make money, this is cash-flow positive,” said Epstein.

It took Town Administrator Patrice Garvin to end the verbal tit for tat by saying the town is currently working with the Tosi family “to run some numbers” on the project’s revenue and expenses.

“We want to get the information to the Planning Board to really see what this project means,” said Garvin.

If the town or the Planning Board pushes back on the Tosi demands, the family is said to have made an old chestnut of a threat. “If it [isn’t] by-right, he’s making money [as a plating manufactor] and they’ll just leave it and nothing will happen,” said Epstein.

The parcels possible development is a blow to a number of town officials and residents who sees the location as a hub for commercial development. In fact, during its recent review of maps during the MBTA Communities Act discussion to determine areas to change zoning requirements to permit greater opportunities to develop multiunit housing, the Planning Board removed the Purecoat site for consideration for residential projects, replacing it with an area along Belmont Street near the Cambridge city line.

That decision by the Planning Board is being seen as one reason the Select Board in a 2-1 decision not to reappoint Planning Board Chair Jeffrey Birenbaum, to his role leading the five-member group, a move that surprised many in town.

In the past decade and a half, the town had been interested in the property for various projects. The Tosi family rejected a $6 million offer in 2011 to allow the construction of a Belmont Light substation. The station would eventually end up on Flanders Road. In 2019, a 60-day negotiation period between the town and the Tosi family failed to secure the ownership of the property or create an easement to allow the community bike path to run along the south side of the tracks. The path is now proceeding along the northside of the commuter line.

Dionne Takes On Role Leading Belmont’s Select Board

Photo: Elizabeth Dionne, new chair of the Belmont Select Board

You’ll never have to ask Elizabeth Dionne her position on an issue. The Select Board’s new leader will tell you exactly where she stands, and sometimes she acknowledges, it done standing on someone’s toes.

During her 15 months on the board, colleagues, town officials, and committee heads have been on the receiving end of one of Dionne’s frank assessments on how they are performing their job (or lack thereof) or if they appear to be impeding forward progress in what she believes is Belmont’s future.

“What I ran [for the Select Board in 2023] I was trying to put the town on a secure financial footing so that we can provide excellent services and world class schools. And that’s going to be uncomfortable, because it’s going to require some major change,” she said.

While eager to express her opinion, Dionne isn’t seeking to initiate a dust-up.

“I don’t love making people uncomfortable. I’m uncomfortable when I make others uncomfortable,” she said Monday. “That’s not fun, but sometimes it’s just the right thing to do.”

Since July 1, Dionne has been the third woman to chair Belmont’s three-member elected executive board, following Ann Taubes Warner (1994) and Ann Marie Mahoney (2004).

“I have really big shoes to fill,” said Dionne. “Ann Paulson [who served from 1986-1992] and Ann Marie Mahoney are both remarkable women and leaders, and I’ve learned a lot from both of them.”

Dionne’s ascendency to the top rung of town governance—which is preordained as board members rotate into the post during their second year—presents the opportunity to highlight an agenda that heavily focuses on reconfiguring the town’s fiscal base.

“Finances, finances, finances … that’s the foundation on which everything else rests,” she said. And while the town administration has effected meaningful efficiencies through policy changes including those recommended in the Collins Report, “at a certain point you need more bodies. We need more asphalt. We need more concrete.”

Those changes included revamping the zoning bylaws to promote a “friendlier” environment for businesses and developers by promoting commercial investment and attracting retail to Belmont’s business centers.

“We can’t say ‘no’ to new business and ‘no’ to new taxes and have good schools. You’d have two or three, but not all three. So if we want to try to moderate the rate of tax increases, we’ve have to have commercial and business development because everybody wants good schools. Nobody wants to say, ‘oh let’s have poor schools that we keep our taxes low.’ That’s not where Belmont is.”

To achieve this overriding goal, Dionne is committing to a far-reaching strategic approach. She accepts that for many years, the select board and town officials had to be reactive due to the pandemic, various overrides, and continual budget cuts. But past excuses are now seen as self-imposed barriers to the required change.

“I’m really tired of being reactionary and really tired of constantly chasing the next override,” she said.

“I think we’re all really trying to look at a future vision and to ask questions to which we may not have the answers, but at least asking those questions will guide the decisions that we make and where we try to lead the town. And it’s always a balance. I have ideas and I want to lead on those.”

Some of those include partnering with the Planning Board to create a retail vacancy bylaw, protect open space, and develop a traffic-controlling plan. In the long term, Dionne points to rewriting bylaws to promote hotel construction and overhaul the zoning map in West Belmont.

In some areas, change has already arrived. She notes zoning bylaw reform in the past year including restaurant zoning and restaurant parking, removal of specific special permits on business improvements, and the ongoing MBTA Communities Act plan that will come before a Special Town Meeting in November.

“Change can’t simply come from the Select Board’s initiatives; it will require a commitment and agreement from all stakeholders in town,” said Dionne. One of her first initiatives as chair will be meeting with committee chairs, and “both tell them what [the board] wants to prioritize but also hear from them so that it’s a two-way communication.”

“There is no silver bullet or one-size-fits-all approach to financial challenges. It must be a multifaceted effort,” she said. She will continue to seek town committees to find solutions or write the changes, as she did utilizing the Vision 21 Implementation Committee and Economic Development Committee on the new restaurant bylaws.

“Sometimes I feel like I’m very wide but not very deep because I can’t do both. So I really try to identify people who I know are going deep into a topic who I trust to give me accurate information and have the integrity to be honest. Because if I can trust information from those sources, then I can start to strategically put the pieces together for a larger vision for the town,” she said.

During her year at the board’s helm, Dionne said she is eager for residents and business owners to see her as a listening post with their concerns or suggestions.

“What I bring to the position is maybe a certain humility in terms of a willingness to listen and learn from others, and also a certain sensitivity as to people who feel maybe left out or not heard,” Dionne said.

sugar coating her views

“I don’t love making people uncomfortable. I’m uncomfortable when I make others uncomfortable,” she said Monday. “That’s not fun, but sometimes it’s just the right thing to do.”

In a generational moment, Dionne becomes just the third woman to chair Belmont’s three member elected executive board, following Anne Warner (1994) and Ann Marie Mahoney (2004) in that post.

“I have really big shoes to fill. Ann Paulson and Ann Marie Mahoney are both remarkable women, and leaders, and I’ve learned a lot from both of them.”

Dionne’s ascendency to the top rung was preordained since board members rotate into the post during the second year of their tenure. She will direct

“What I bring to the position is maybe a certain humility in terms of a willingness to listen and learn from others, and also a certain sensitivity as to people who feel maybe left out or not heard,” Dionne said. One of her first one initiatives as chair is to start meeting with committee chairs, and both tell them what [the board] wants to prioritize but also hear from them so that it’s a two-way communication.

1:12
like that. Absolutely. That’s very important too. I will do my best to be at as many of them as I can. It’s honestly a lot of what my job is is talking to people.

Various people have have different strengths.

My strength is a strategic view. So sometimes I feel like I’m very wide but not very deep because I can’t do both. So I really try to identify people who I know are going deep into a topic who I trust to give me accurate information and have the integrity to be honest. Because if I can trust information from those sources, then I can start to strategically put the pieces together for a larger vision for the town.

1:54
If anybody has been following the Select Board, they know that you’re somebody who is willing to speak your mind and speak it very clearly and very strong. How are you going to be leading the board? Is it going to be an activist board or is it going to be more of a let’s do something board you know,

2:13
well aren’t an activist outlet do something kind of the same? How would you distinguish them?

2:18

The board has had to be reactive, the pandemic, the various overrides, having to continually cut budgets. So there have been a lot of really challenging situations. I think both when Mark Pula was still on the board when I first joined a nail with Matt Taylor, we have become a much more strategic active board. I think we’re all really trying to look at a future vision and to ask questions to which we may not have the answers, but at least asking those questions will guide the decisions that we make and where we try to lead the town. And it’s always a balance. I have ideas I want to lead on those. So

3:14
what are some of those goals?

3:16
Well, you heard them to lead it’s what I ran on.

What I ran on was trying to put the County town on a secure financial footing so that we can provide excellent services and world class schools. That’s going to be uncomfortable, because it’s going to require some change. We can’t We can’t say no to new business, and no two new taxes and have good schools. You’d have two or three but not all three. So if we want to try to moderate the rate of tax increases, we’ve got to have commercial and business development because everybody wants good schools. Nobody wants to say oh, let’s have poor schools that we keep our taxes low. That’s not where Belmont is.

you’re willing to put a red line

4:12
on commercial, right, because I promised I promised that to the voters. That’s what I said I

4:37

Special Town Meeting Approves Revised Traffic Plan, Sets Stage For Development of McLean Parcels

Photo: A screen shot of the final vote

The annual Town Meeting came to an end on Wednesday, June 26, when members overwhelmingly approved a Special Town Meeting article to alter a quarter-century traffic management agreement between the town and McLean Hospital that was stalling the financing of a pair of developments on two parcels of land.

The 192-25-5 result easily passed the two-thirds margin required to modify the existing plan, dubbed the Traffic Management and Mitigation Plan (TMMP). Before the final vote, members defeated an amendment by abutters that sought to delay implementing the changes sought by McLean and supported by the town.

With the new agreement in place, developer Northland Development can proceed with construction of 150 units of residential housing in Zone 3—accessed from Olmsted Drive off of Pleasant Street—as well as create a building to house two schools run by the hospital while setting aside 60,000 square feet for a future research and development facility in Zone 4.

Presenting for the town, Town Engineer Glenn Clancy took a detailed dive into the history of the traffic plan and the proposed development in Zone 3. The TMMA was meant to address how the property’s owner and residents will comport with the traffic limitations identified in 1999, which included a sizeable 486-unit assistant living facility. Violating the volume ceiling would require fines and removing parking and access to the site, which financing firms reportedly pointed to as an impediment to the project’s funding.

Clancy noted the mitigation plan is no longer relevant for the latest residential plan for a smaller all-residential project, so “I think you can begin to understand why someone investing in a development like that would be troubled by something like this.” Roy Epstein, chair of the Select Board, told the meeting that a “no” vote on the article would kill the current residential plan and allow Northland to construct a project without improvements to affordable housing and other amenities the town had negotiated with Northland.

In an effort to resolve the funding impediment, the town agreed to remove the 1999 traffic limits and penalties in Zone 3 and 4 while receiving improvements to traffic signals at Olmsted and Pleasant and upgrading the signal at the intersection of McLean Drive and Mill Street through its negotiations. 

The principal critics of the revamped agreement said the town was losing an important deterrent to traffic sprawl in both Zones which would impact the surrounding neighborhoods.

Jolanta Eckert of Precinct 3, who authored the amendment, said rather than bring an article before the Town Meeting, the Select Board could simply sign a formal commitment with Northland declaring that it would not enforce the current management and mitigation plan in Zone 3, which would be sufficient to allow the necessary financing to be obtained. By retaining the TMMA, the town would hold a strong hand when McLean comes before the Planning Board with its plans in Zone 4, including a 90,000 sq.ft. She said that the educational building could house up to 2,000 students.

“[While] I strongly support the Northland Zone 3 proposal and and plan to vote to ensure its success, at the same time, I don’t want the town to unilaterally cede a key negotiating chip in the upcoming negotiations with McLean concerning Zone 4,” said Vince Stanton, precinct 2.

Yet it did not appear Eckert’s amendment had garnered support as the town and officials had countered the claims via email messages prior to Wednesday’s meeting. Belmont Counsel George Hall refuted Eckert’s claim a Select Board’s promise on not impose penalities or sanctions would meet the needs of financiers who required a change in the agreement that only the Town Meeting could impose. 

As for Zone 4, Clancy said the project will come before the Planning Board which will the final say on parking and traffic. In addition, several Town Meeting members pointed out some failings in Eckert’s argument pointing out that the Arlington School’s enrollment is currently 35 students, with the likelihood of a 2,000-student capacity “nonsensical.”

A majority of members voiced their support for the change in the agreement as it would keep the present Zone 3 housing plan which is seen as advantageous for Belmont. Rachel Heller, who is a member of the Housing Trust which led the Zone 3 negotiations for the town, said it would be hard to duplicate the concessions they received from Northland in 2019.

“Today, a 25-year-old traffic mitigation agreement created for a different development that was never built stands in the way of delivering on housing that will add revenue for Belmont affordability for residents downsizing options for seniors, and preserve Belmont’s ability to make development decisions in accordance with the state’s affordable housing law chapter 40B,” said Heller.

“We asked a lot from Northland,” said Heller, including 25 percent affordability throughout the development, the inclusion of rental units, no restrictions on household types purchasing or renting units as well as a commitment to all-electric dwellings.

“So I urge you to vote yes. Let’s give the green light to the homes that we need,” said Heller.

After nearly an hour of debate, the questioned was called and the amendment was soundly defeated. The vote on the article was a foregone conclusion.

The next Town Meeting will take place is mid-November as the town will seek to ratify Belmont’s MBTA Communities map.