MBTA Communities Act - Impact on Belmont
On Monday, January 29 at 7:00pm there is an important Public Forum presented by the MBTA Communities Advisory Committee. Under discussion is a change to zoning in Belmont - a change which could dramatically alter the character of our town and increase both municipal and school operating expenses.
The Public Forum is in person at the Beech Street Center, and virtual via Zoom and Belmont Media. The agenda and the Zoom link are here.
Click here for the flyer sent to Town Meeting Members announcing this Forum.
The committee will review several scenarios for Belmont to comply with the MBTA Communities Act (3A) which "requires that an MBTA community shall have at least one zoning district of reasonable size in which multi-family housing is permitted as of-right and meets other criteria set forth in the statute." (source Mass.gov, link above)
"As of-right" means that within that zoned district a multi-unit development may be undertaken with no review nor approval from the Belmont Planning Board or the Zoning Board of Appeals and with no input from residents.
Per this state statute, Belmont must create zoning for 1,632 new multi-family units for developers to build by-right. The committee has developed several potential plans for zoning changes -- scenarios which add many more units to Belmont -- 4,000 to 5,000 household units.
To give you a perspective on these higher numbers, the three units of the Rindge Towers in Alewife include 777 units. Imagine eighteen of these buildings around Belmont.
There currently are approximately 10,000 households in Belmont, so such an increase in density would undoubtedly change the character of our town, would add significant operating expenses for schools, public and safety services plus further congest and degrade our roadways.
Please attend this important Public Forum to become informed and to share your questions, opinions and concerns. Suggested questions follow:
Direct Question on Economic Impact Analysis:
Why hasn't the committee conducted or even discussed an economic impact analysis before pushing ahead with these major zoning changes? Isn't it irresponsible to make such decisions without fully understanding their economic consequences on our community?
Question on Commercial Zoning and Tax Base:
Why is the committee so intent on destroying our commercial zones to build more housing, especially when our town already has a heavily skewed 95/5 residential to commercial tax base, as demonstrated with the 4-3 vote to keep Star Market as part of 3A? Are we trying to make our fiscal crisis worse, ignoring the financial stability of our town?
Question on Waverly Square Station:
There are zoning plan scenarios which place a majority of new units in the Waverly Square area to conform to the state requirement that zoning must be "located not more than 0.5 miles from a commuter rail station." (source Mass.gov) However, a ten-year extension granted to the MBTA by MAAB (Massachusetts Architectural Access Board) to make the Waverly station ADA compliant expires in 2026. Will the MBTA invest the millions to upgrade that station, or will the MAAB force a closure? How can Belmont submit a plan which does not address this substantial risk?
Question on Tax Impact:
What is the tax revenue impact of added multifamily units of affordable housing? Do these units receive discounts on real estate assessments, thereby shifting that tax burden on all other residents?
Please attend in person or via Zoom to share your concern that the financial impact of any proposed plan be addressed BEFORE making a final decision on the plan to be submitted to the state.