Make Over For South Pleasant Street

Isolated, threadbare and a little ignored, South Pleasant Street is in need of makeover.

At its Wednesday, June 9 meeting, the town's Planning Board took the first tentative steps to rezone the area know for auto dealerships and empty commercial space.

Yet from discussions by the board and the first inklings of public comment, coming up with the right mix of enhancing development and protecting residents and existing businesses will be critical to the future of the potentially tax-rich location stretching from Shaw's Supermarket to Police Headquarters.

The initial draft report presented to the board by Planning and Economic Development Manager Jay Szklut suggests encouraging "attractive" office space that would complement existing uses at nearby McLean Hospital, including high end condominiums, senior living and biotechnology research and development.

A major selling point to commercial development is the location's easy access to public transportation, as the street abuts the MBTA's Commuter Rail line and the two rail stations in town. It is also isolated from residential neighborhoods.

The area's topography would also be suited for constructing underground commercial space that could include a garage, attracting to Belmont businesses that require ample parking such as corporate back office operations, medical offices or a larger restaurant.

The street also benefits from recent road improvements including widening and repaving and its proximity to major highways.

There are downsides to the location. First, it's narrow, occupying a thin strip between the street and the Commuter Rail that limits what a developer can construct.

Second, traffic has long been a concern in the area especially when the McLean projects are completed. Developments should not affect traffic volumes especially in and around Waverley Square.

And the existing zoning code is limiting the site's investment potential. In addition, restrictions currently do not allow the site to create an identity.

For Szklut and his staff, the area has the potential to attract businesses to a neglected part of town.

But there are some uses that the staff believes should not be allowed or encouraged when the new zoning code is created.

• Keep the current residential housing restrictions in place, pushing all new development toward existing commercial areas such as Waverly Square and Belmont Center.

• Nix the high volume restaurant: It would harm the existing stock of eateries struggling to make a go of it and increase traffic during the entire day and most of the night.

• Its out-of-the-way location will likely limit potential retailers to larger box operations – Staples, for example – and the new zoning should restrict businesses in the area to specialty retail such as auto supplies.

What should be encouraged to locate along South Pleasant Street? Szklut and his staff has its idea what

• All office uses would be welcome while those that require greater parking needs would be held to higher standards.

• Light industrial, including warehouses and storage, that, while unattractive, they don't produce as much traffic and could be complementary to the elderly housing development at McLean.

• Since there exists auto-related entities, allow similar opportunities in the area near Shaw's.

To help bring in these operations, the new zoning laws must be relaxed to encourage investment and construction. Increase the height of buildings allowed by right and under special permits, review open space and lot coverage requirements to reflect economic viability and existing conditions, and exempt the area from the town's Major Development By-law that could scuttle most projects before they get off the ground.

An initial reaction from the board was positive, if cautious. Board member Andres Rojas said he can see a new zoning code for the area working but the results, if not carefully thought out, could lead the street "becoming a strip mall."

Karl Haglund said the parcel's isolated nature would never allow it to be connected with the rest of the town, making it an ideal place for light industrial.

Yet Waverley Terrace resident Judith Sarno said despite the parcel's geographic isolation, any new development will have to literally pass the smell test.

"Neighbors are concerned that fumes from light industrial site" could affect nearby homes, Sarno said.

Chairwoman Jennifer Fallon suggested that new development also include alternative energy manufacturers which would bring with them tax credits and grants.

Answering a question that suggested the town's move to rezone the area was "putting the horse before the cart" as the MBTA is considering placing a consolidated commuter rail station on South Pleasant Street, Szklut reminded the board that the T can be expected to take "years" before finalizing such decisions.