Langwood project study could push it forward
Published on November 22nd, 2006
STONEHAM, MA - A state agency's recently proposed visioning study of the Fells Reservation Parkways drew divided responses from traditional opponents of the stalled mixed-use Langwood Commons development.
According to Mass. Department of Conservation and Recreation (DCR) spokeswoman Vanessa Gulati, the Gutierrez Company, which owns the property at the former Boston Medical Regional Center (BRMC), recently agreed to pay for a comprehensive study of what the future of the historic parkways should be.
"DCR is having meetings to discuss their vision for parkways," Gulati explained on Tuesday, adding that a similar process is being undertaken on other roadways under the agency's jurisdiction, such as Storrow Drive. "It will be to address pedestrian needs, bike users, and to make sure the traffic in the area is addressed and maintained."
Two outside consultants, including Florida-based Glatting Jackson Kercher Anglin and Framingham's Rizzo Associates, will lead the ongoing deliberations, which will include initial private meetings with all stakeholders who have an interest in the future looks of the parkway. Those preliminary one-on-one discussions will take place on Nov. 28 through Nov. 30.
Following that process, the two consulting firms will hold various open and public sessions in Stoneham from Dec. 11 through Dec. 14. During that phase, the two groups will begin considering what the future design of the parkways, if any, should become.
After those workshops, the consultants will unveil a concept plan for the Middlesex Fells Parkways during a public meeting at a still-to-be-determined date. Adamantly opposed to the process, especially given that the proposed Langwood Commons developer is footing the bill for the discussions, Friends of the Fells' Executive Director Mike Ryan believes that the plans fly in the face of recent rulings about the proposed 450-unit affordable housing and 250,000 square foot commercial space redevelopment of the BRMC. According to the environmental activist, a staunch opponent of the Gutierrez Company's failed six-year drive to develop the hospital site, the state's Executive Office of Environmental Affairs (EOEA) ruled last January that the Burlington company and its partner, Colorado-based Simpson Housing, LP, must pitch a reduced-build alternative for the site before beginning its ordered deliberations with DCR.
"The heart of our argument is we don't think this is the right time to have a series of meetings on this project. And that's for one reason: The developer has not presented a reduced-build plan," Ryan remarked in a phone interview on Tuesday.
"So we don't believe it's appropriate or useful to have a big public review on a project that's already been rejected by not only the general public, but by MEPA," the environmental group leader furthered.
According to the DCR spokeswoman, many opponents of the Langwood Commons project have the wrong idea about what type of process is about to be undertaken. Although the visioning discussions will consider the proposed BRMC project, as it's planned to be constructed right smack in the middle of the conservation lands, the true aim of the study is to determine what the future of the Fells Reservation Parkways should be, says Gulati. In other words, the consultants will be making a recommendation about what future uses should exist along the entire stretch of the roadway, which extends all the way from Main Street's intersection with South Street to the neighboring municipalities of Medford, Malden, and Winchester. In turn, that recommendation, if accepted by the state agency, would guide any future decisions about proposed developments along the Fells Reservation Parkways, including the Langwood Commons project. However, in any case, regardless of whether the consultants' proposal is to the benefit of the Gutierrez Company, the state's EOEA, and specifically its MEPA office, has the final say over the future of the BRMC site.
"I think there's some confusion there. The consultants are meeting with [any and all interested parties] to see what their vision is for the entire area," Gulati said.
"Because of the size of this development, it will be discussed and addressed [during this process]. But regardless of DCR's input, the project itself, until it passes MEPA review, cannot move forward," the spokeswoman further explained.
According to Ravine Road resident Miriam Regan-Fiore, who has fought the Gutierrez Company's attempts to construct both the current Langwood Commons and formerly defeated Stoneham Executive Center proposals, she's split with her Friends of the Fells allies when it comes to DCR's visioning process. In fact, according to the recently elected School Committee member, she's quite excited about the process and hopes that the consultants' findings will finally force the Gutierrez Company to pitch a balanced development that considers the surrounding parkways and conservation land.
"I think this is a process that can help facilitate a resolution to what has really been a stalemate for six years now," the Ravine Road resident commented on Tuesday. "I hope it will result in an application of the historic parkway guidelines that can preserve the character of the [roadways] while supporting an appropriately-sized development."
According to Bill Caulder, the one-time Simpson Housing representative who now works for the Gutierrez Company, he too shared Ryan's initial skepticism of the visioning process - albeit for entirely different reasons.
Specifically, the Langwood Commons' proponents, after already going through extremely contentious Zoning Board deliberations and the later MEPA process, doubted that the two outside consultants would be able to develop a proposal for the parkways that would satisfy all sides. But eventually, the applicants were convinced that the process could work, and the Gutierrez Company representative vowed that the BRMC property owners are fully committed to the future discussions.
"We were sort of skeptical at first because we know of the opposition out there. We didn't think we'd be able to have a civil sit-down," Caulder admitted. "But [then we thought] if they really aren't against any type of development at all, and this is just about traffic, so be it if this is a way to alleviate or overcome that opposition."
"I think part of Mike Ryan's opposition to this is once you engage in this process, you're sort of resigning yourself to the fact that something will be developed there."
Subscribe and get Home Delivery of The Independent
Save 36% off the newstand price — that's like 18 FREE issues!