Owner Readies Loading Dock While Rolling Out a New Convenience Store

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Photo: Faud Nicolas Mukarker, the owner of the Loading Dock, oversees renovations on Brighton Street.

The inside of what will soon become the new The Loading Dock at 11 Brighton St. is filled with men and women speaking English, Spanish and Arabic. The interior is a busy place as the workers bring together the electricity and plumbing, setting up new equipment and completes the detail work.

In the middle of the activity you’ll find Faud Mukarker, the owner of the business at the corner of Flanders Road, approving and overseeing the renovation of what will transform the location that once was home of a White Hen Pantry into an international bistro, kitchen and specialty store with a full liquor license.

“It may not look it, but this will open in about three weeks,” said Mukarker, likely by mid-April.

He points to areas inside the well-lite building where the kitchen will be located, talks about the coffee area and leads visitors where the dining area will be set up, once the convenience store is closed in the next week.

It’s been nearly a year since Mukarker was rewarded the coveted full liquor license by the Board of Selectmen at a well-attended meeting at the Beech Street Center on May 1, 2014. Mukarker said he understood some residents were beginning to wonder about the progress of the transformation of the store.

But Mukarker said he took his time “because I wanted this store to be something special,” referring to the all new equipment, the use of “green” material and systems (bamboo exterior siding and a unique lighting system) and creating extra public spaces.

As Mukarker prepares for the opening of his new flagship store, his other new business is about to have a quieter kickoff. The Zaytoun Market in the strip mall at the corner of Concord Avenue and Bright Road will open its door next week.

Zaytoun – which translates as “olives” in several languages – will take a space at 62 Concord Ave. next to the East Boston Savings Bank loans branch. Mukarker had his eye on the spot for a while, having initial architectural design work done in July 2014.

According to Mukarker, the 1,198 sq.-ft. site will be a traditional convenience store much like the business he runs at Brighton Street with a coffee “bar,” produce for sale and “things you want at the last moment,” said Mukarker.

“Now people have to go to Fresh Pond or [Belmont] Center and they hate that. [Zaytoun] will be here to help get what you want,” he said.

And those needs include lottery tickets and tobacco products, said Mukarker.

Mukarker said, “right or wrong, there is a demand for these, so I want to be able to meet that demand.”

Mukarker gave up his business’ lottery license and stopped tobacco sales as two of the conditions the Board of Selectmen mandated for receiving the full-liquor license a year ago.

One reason Mukarker is opening Zaytoun is for the steady cash stream the lottery brings into a business.

“That’s important for businesses to make a profit. It keeps many stores open,” he said.

This Weekend: AP Art Showcase, Broadway in Belmont, Teens ‘Tempest’ for Teens, Lacrosse Begins

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Photo: Art that will be at the AP Arts show.

• The talented students who participate in Belmont High School’s AP Art class are hosting an arts show on Saturday, March 28 from 7:30 p.m. to 9:30 p.m. at Beth El Temple Center, 2 Concord Ave. The show will give a chance for residents can see and understand what the student do. It’s free and there will be food and music at this kids friendly event. 
• The Great White Way comes to Belmont as a group of graduate students from the Boston Conservatory’s Theater Division present “Broadway Magic: from the Golden Age to the Hits of Today” in the Assembly Room of the Belmont Public Library on Saturday, March 28, from 3 p.m. to 4 p.m. Music on Saturday concerts are free to all thanks to the sponsorship of the Friends of the Belmont Public Library.
• The Belmont High School spring sports season gets underway – in the snow if the forecast is correct – with Belmont High Boys’ Lacrosse taking on the Newton South High School Lions at Harris Field on Saturday, March 28 at 9 a.m. That’s right, 9 a.m.
• The Belmont High School Performing Arts Company finishes its run of the Cole Porter musical “Anything Goes” with two shows on Saturday, March 28, a 1:30 p.m. matinee and at 7 p.m. Tickets: Adults: $15 in advance/$18 at the door; Students: $10; Chenery 8th Grade Students: $5. 
• Teens performing The Bard as the Boston Theatre Company’s Teen Touring Troupe will perform Shakespeare’s The Tempest on Sunday, March 29, from 2 p.m. to 3 p.m. in the Assembly Room of the Belmont Public Library. Don’t miss this amazing theatrical performance for teens, by teens.

District Adds Jewish High Holiday Observance to Belmont School Calendar

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Photo: Dr. David Alper speaking before the Belmont School Committee. 

The Belmont School Committee approved a pilot program to close school for one day in observance of the Jewish High Holidays beginning in the coming 2015-16 school year.

In addition to the decision made Tuesday night, March 24, Belmont School Superintendent John Phelan once again voiced his support to begin each school year the week before Labor Day, rather than the traditional first Wednesday of September.

“We felt it was very important that we made sure we were respectful to our community,” said Phelan, who discussed the issue with the six school principals and senior staff. The move came after the committee requested on March 10 that Phelan review possibly changing the school calendar’s traditional makeup.

Two weeks ago, School Committee member Elyse Shuster questioned why the Belmont schools calendar traditionally had a half day scheduled for Good Friday and not any other religious holidays as well as the annual hardships Jewish families encounter.

For Jewish parents and students, the current policy of not penalizing students for taking a day to observe one or both of the High Holidays – Rosh Hashanah and Yom Kippur – has never been a satisfactory compromise as children are expected to make up any missed class and homework scheduled on those days, said Shuster.

With the holidays coinciding with the first month of classes, the prospects of falling behind so early in the school year has many observant Belmont families having to make difficult choices.

Shuster also pointed out that many surrounding communities such as Winchester, Arlington, Newton and Milton observe one or both of the high holidays.

“We are an outlier not … closing for either or any of the Jewish holidays,” said Shuster.

Dr. David Alper, who has children in the district for the past dozen years, told the board he has “suffered with this for 12 years.” Every year Alper said the prevailing calendar “adds stress to my children while we try to have them focus on observing our holidays.”

Alper said the need for a day away from the secular and to the religious is also important on a broader plane.

“The fact is that we need to be able to have the opportunity to let children across the community understand that religion is an important part of our lives,” Alper told the committee, saying a discussion of any observance is a way to introduce tolerance to others.

“We need to be able to do these types of [observances],” he said.

Amy Tannenbaum is a life-long Belmontian, who missed school for 12 years to attend services. But expectations of students – especially in High School – is much greater than when she was attending the district. So her children would come home from services and immediately hit the books to complete homework rather than be observant.

“I think there is a stress piece … that these kids feel like ‘the class got taught, and most kids were there and I got to make it up’,” said Tannenbaum.

In the end, the School Committee accepted a 2015-16 school calendar closing the school for one day – Shuster and the board believed that day should be Yom Kippur, a day of atonement and repentance in which Jewish people fast for the entire day and spend that time in prayer. Yom Kippur will be observed on Wednesday, Sept. 23 this year. Good Friday in 2016 will remain a half day.

If Yom Kippur should fall on the weekend, such as in 2017, the day off will revert to Rosh Hashanah.

Sold in Belmont: Renovation Rescues Ranch, Sees A Nice Bounce

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Photo: 104 Winter St.

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

• 104 Winter St. Brick Ranch (1950). Sold: $725,000. Listed at $735,000. Living area: 1,900 sq.-ft. 5 rooms, 2 bedrooms, 2 baths. On the market: 104 days.

There is a show on the HGTV cable channel called Renovation Realities in which DIY (do it yourself)-ers upgrades rooms in their homes using their brawn to put some needed value in their abode.

But sometimes, only a pro can do the proper job. That’s the case of the brick early ranch on Winter Street. Before a new owner put down $65,000 into the structure in 2009, the house was a dump, and a dangerous one to boot. A home inspector noted the building – which was owned by the same family for more than 50 years – had “severe structural damage” and a “very dated condition” of its interior leading the town assessors to rate the house as “very poor” with the assessed value falling below $500,000 in 2010.

The new owner – who purchased the house for $550,000 – put in replacement windows, remodeled the kitchen and both bathrooms, finished the basement as well as the necessary structural work done after 2008 sale. The assessors upgraded its ratings to “at least above average.”

And nearly six years later, photos show an inviting “new” house; polished wooden floors, an open floor plan (not very energy efficient) providing nice sight lines. The living room “area” has a great fireplace with ceramic tiles which provides a nice touch. The basement has new wood floors (but why is the stairway carpeted?) with French doors leading outside to the backyard.

But potential buyers soon realized that, while a bright space, there’s not much space; the new basement nearly doubles the livable space. In fact, the town still calculates the total space as 1,200 sq.-ft. While the seller placed a bed in the cellar, the official number of bedrooms is just a pair.

That’s why this fine space would only handle a $735,000 list price when it went on sale in early December. When no one nibbled by the New Year, down went the sales price to $719,000 in mid-January.

But unlike many Belmont houses, the drop in the listing brought people to the site. By March, there was more than just interest; buyer activity pushed the price up to $725,000.

So, spend some now, cash out later.

League’s Candidates’ Night Features Selectman Race, Override Question

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Photo: The Belmont League of Women Voters’ annual candidates’ night will be held at the Chenery Middle School. 

The Belmont League of Women Voters annual Candidates’ Night – being held tonight, Thursday, March 26, at 7 p.m. in the Chenery Middle School auditorium – will give most residents the opportunity to hear directly from the two men seeking to secure a seat on the Belmont Board of Selectmen and, possibly, learn from both sides of the override issue the arguments for and against the ballot question.

Tonight’s schedule is:

  • 7 p.m.: Meet your Town Meeting Members in the lobby and inside the auditorium. 
  • 7:30 p.m.: Town Meeting Members will introduce themselves in order of precinct number.
  • 7:45  p.m.: The candidates for Belmont Board of Selectmen – incumbent Andy Rojas and challenger Jim Williams – will give an introductory statement and will answer questions from a League moderator. 

Time will be set aside at 9:15 p.m. after the selectman candidates have spoken for a question and answer on the $4.5 million Proposition 2 1/2 override ballot question. 

The night’s events will be broadcast by the Belmont Media Center.

PHOTOS: Sail to Belmont High to see Performing Arts Co.’s ‘Anything Goes’

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Photo: Zoe Miner as Reno Sweeney leading the ensemble in “Blow, Gabriel, Blow” in the Belmont High School Performing Arts Company’s production of “Anything Goes.” 

Who knew you had to rehearse final bows?

But for director/producer Ezra Flam, nothing can be left to chance, especially when you have more than 70 students on the stage in the last scene of Belmont High School Performing Arts Company’s production of Cole Porter’s musical “Anything Goes” that opens Thursday, March 26. 

Playing a theater’s version of a traffic cop on stage during Tuesday’s dress rehearsal. Flam is calling out directions to a slew of students who first came together in try outs before Christmas to claim a spot in the annual spring musical. 

Just minutes before, Flam’s choreographer Jenny Lifson demonstrates to Reno’s Angels – the 10 featured female dancers – just how to hold up the hands and for the sailors to remember to “smile” while performing a series of tap steps before lifting their “Angels” in the finale. 

“Not one of them knew how to tap,” said Lifson, pointing to the boys’ in uniform on the stage.

“Look at them now. That’s impressive,” she said.

And while there were some hiccups during Tuesday’s run through – someone forgot to grab a chair at a scene change and the spot light went hunting for a feature actor during a scene – the majority of the afternoon rehearsal showed a polish few other high school groups could match.

Performances are Thursday, March 26 and Friday, March 27 at 7 p.m. and two shows on Saturday March 28; a matinee at 1:30 p.m. and the final show at 7 p.m.

Tickets are adults: $15 in advance, $18 at the door. Students: $10, Chenery 8th Grade Students: $5.

Tickets can be purchased online and at Champions Sports in Belmont Center.

Selectman Candidates’ Question of the Week: A Vision for Future Development in Belmont

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Photo: Andy Rojas.

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: There is a critical need in Belmont to promote new growth and increase the tax base. What is your vision for future development in Belmont? Where do you think those opportunities exist within the town?

Andy Rojas

Belmont’s development future must be guided by the needs of our residents, the expansion of our commercial tax base and the enhancement of Belmont’s physical character. My entire adult life has been spent managing development so it fits the neighborhood and environmental context contained in each proposal. Applying my professional experience to town service has demonstrated my commitment to sensitive development that respects and enhances Belmont.

Belmont’s budget struggles often end up imposing a financial burden on the primary revenue generators — residential taxpayers. Well planned economic development in our business districts can change that; commercial taxpayers typically use fewer town services and therefore, have fewer negative impacts on town expenditures.

New development potential exists in Cushing Square, Waverley Square, Belmont Center, South Pleasant Street and Brighton Street among other key business areas. Transitional commercial areas such as Benton Square, Palfrey Square and other small neighborhood commercial areas also have potential for suitable contextual development.

Planning and design must provide necessary commercial services while limiting and mitigating traffic, mass and density impacts. Residents and neighborhoods must be protected with appropriate controls including overlay districts, zoning laws and demolition delay among others.

  • I have worked on revitalizing Belmont’s business districts — large and small — for the past decade and can combine my professional expertise with the Belmont background and experience needed to make these projects successful.

Fitting development to Belmont’s needs can be done most effectively by creating thoughtful overlay districts in key areas. My experience with Belmont’s overlay districts, zoning laws and demolition moratoriums will let me move Belmont forward.

The Cushing Square Overlay District (CSOD) should be updated in light of the Cushing Village developers’ interpretation of the by-law; tighter controls on mass, height and density are needed. CSOD allows for additional development; I will work with the Planning Board and the neighborhood to update and clarify the by-law’s requirements so future development adheres to better targeted, community-based standards.

New overlay district by-laws should be considered for Waverley Square and South Pleasant Street, which will likely see increased development pressure. Partnering with surrounding neighborhoods is critical to their success and effectiveness as important, protective planning tools. I am committed to leading this effort and to using my expertise and Belmont know-how to make them work.

Business district revitalization has begun with restaurants and stores such as Savinos, Il Casale, Spirited Gourmet, Vintages, Craft Beer Store and El Centro; they have opened because Belmont has issued more restaurant and alcohol licenses. The Belmont Center Reconstruction Project, Trapelo Road Reconstruction Project, Macy’s building redevelopment and the construction of Cushing Village will provide even greater commercial growth that will help alleviate the residential taxpayer burden.

Expanding Belmont’s commercial tax base is vital to the long term financial stability of the town, will help mitigate the impact of residential taxes that currently comprise approximately 94 percent of Belmont’s revenue, and will provide the vibrant shopping and dining environment residents deserve.

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

Jim Williams

Belmont is as close to fully developed in terms of available land as any town I know. We have an interesting conundrum here in that we aim to preserve a small-town, community feel, while continuing to advance the growing needs of our community.  

Selectman+Williams+2015-03-08+0001 (1)-2-2

I truly believe that development opportunities reside in Belmont’s commercial centers – Cushing and Waverly Squares, Belmont Center, and along Belmont Street – in order to capitalize on increased revenue (from taxes). Encouraging mixed-use development such as the Cushing Square development plan would promote a business- and commuter-friendly eco-system, while increasing our revenue. Because trains and buses serve the centers, there would be an inherent increase in foot traffic desirable to our local businesses.

Thriving commercial centers promote a sense of community and energy, while increasing engagement in the town.  On the flip side is the fact that our public services are overwhelmed and underfunded, which need to be addressed before expanding our tax base for the sake of revenue while increasing costs to serve the needs of our newest residents.  This balance is best achieved by a fully-functional town management that prioritizes fiscal responsibility and servicing our community and infrastructure. I consider development part of a larger solution within the plan I have offered our beloved Belmont.

‘No’ Committee Gives Reasons to Why It Opposes ‘Mega’ Override

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A committee formed to oppose the Proposition 2 1/2 override on the April 7 Town Election ballot stated it does not believe the $4.5 million increase in taxes is not in the best long-term interest “of the residents, the schools or the town,” according to a press release from the group.

The statement (which is in its entirety below) from the Vote NO on Ballot Question 1 Committee sets out in a series of highlighted paragraphs its argument against the override measure to be decide in less than two weeks. 

Dubbing the ballot question “the mega override,” the committee – headed by chair Elizabeth Allison and treasurer Raffi Manjikian – argues the override, which is a recommendation from the Financial Task Force in January and placed on the Town Election ballot by the Belmont Board of Selectmen in February – believes its passage would cripple the currently level of diversity in town by forcing middle-class families to abandon Belmont due to the spike in real estate taxes.

The committee also question many of the fiscal assumptions made by the Task Force underpinning  the override; instead supporting “good alternatives” which contend the town can raise the necessary funds to fill major funding gaps facing the schools – the School District state due to skyrocketing enrollment and other expenses the town’s schools face a $1.7 million deficit in fiscal 2016 – as it has in 10 of the past 13 annual budget cycles. 

The press release from the committee: 

A group of committed town volunteers and Town Meeting Members has formed a ballot question committee, “Vote NO on Ballot Question 1 Committee” and provided the following statement:

“We have come together because we cherish this town and do not believe that the mega override of $4.5 million is in the best interest of the residents, the schools or the town.  We have formed the “Vote NO on ballot Question 1 Committee” to:

Highlight the impact on the town’s character of the likely tax increases.  Of the many things to cherish about Belmont, one of the best is the true diversity of the town.  Inequality may have triumphed elsewhere, but Belmont still affordable with great public services that all enjoy equally.  Doubling tax bills over the next twelve years will change that forever.

Lay out the full financial costs of the tax increases that for the average homeowner both next year and thereafter.   Starting in fiscal year July 2016 (begins July 1, 2015) the average homeowner’s tax bill will increase by $206 without the override but by $854 with – a 4x difference.  With  no commitments to manage costs, another mega override will be required in 2017 -18, and again in 2020 -21. These increases do not include the costs of debt overrides that will be needed to renovate our high school, build a police station or a new DPW building that meets minimum standards. 

Provide voters with solid facts and research on the financial situation of the town and the current state of the schools. For example, very few residents, just listening to what’s being said about surging enrollment, would realize that over the last three years, the school budget has grown at a rate 50% higher than enrollment (annual 3.9% budget vs. 2.6% increase in enrollment.  Similarly, the Financial Task Force projection of looming deficits assumes state aid declining by -1.1% per year  while over the last 10 years it has grown at 2.4% We want to help voters judge whether this is a real crisis or “a crisis of assumptions.” 

Show that there are good alternatives to a mega override that protect the schools and preserve the town.  For 10 out of the last 13 years, the early draft of the town budget showed a major gap between the needs of the schools and available revenue. In 2011, for example, the gap was approximately $2 million in early spring. It was closed by identifying $1.3 million in additional revenue and $564,000 in cost savings. We will show how this approach can be applied again.

Remind voters that the ballot question is on the back of the ballot. Voters need to turn over the ballot and vote (ideally No) to have a voice. 

Say ‘Cheese!’: Belmont’s Newest Store Set to be Your Fromage Stop

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Photo: Art’s Specialities, Belmont’s new cheese and produce shop, on Trapelo Road. 

When Artur Nergaryan came to the US from Armenia, he began to long for food he loved from his childhood. While the surrounding communities are well stocked with Armenian fare, he still could not find one product he yearned for: cheese.

So Nergaryan decided the best way to find what he wanted was to do it himself.

“So I made my own [cheese] and then wine, that’s how it started,” he said, soon developing an appreciation for all cheeses.

Next week (or hopefully as soon as this weekend), Nergaryan takes his hobby to the next level with the opening of Art’s Specialities in the former home of Diver Jim’s at 369 Trapelo Rd., across the street from the Studio Cinema. 

The 1,700 sq.-ft. retail space will sell an entire array of products from cheese, olive oil, herbs, charcuteries (prepare meats including bacon, ham, sausage, pâtés and confit) as well as loose seeds, tea and nuts. 

But the highlight will be more than 100 cheeses, most produced in the US and especially from New England. 

“I’ve looked for cheese from local farms as they will have the freshness that people will desire,” said Nergaryan. And, no, he will not be selling his own cheese in his shop. 

The store – open from 9 a.m. to 8 p.m. Monday through Friday and 10 a.m. to 7 p.m. on the weekends – will have two employees and hold cooking and health classes, said Nergaryan. 

Finalist for Belmont Top Librarian Spot Had Short Stay in Arlington

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Photo: Peter Struzziero, the finalist to become director of the Belmont Public Library director. (LinkedIn)

He was an on-line movie reviewer, a performer at Disney World, portrayed Obi-Wan Kenobi for a workshop he created to inspire other librarians to promoting reading and was Mr. August 2013 in the Tattooed Youth Librarians of Massachusetts calendar.

And now Peter Struzziero can add (pending) director of the Belmont’s Public Library as the Board of Library Trustees named the 31-year-old its finalist to lead the town’s library services, in a press release dated Monday, March 23. He will replace Maureen Connors, who retired after two decades on the job in October 2014.

Struzziero’s resume also indicates an extremely short tenure as Arlington’s library director, serving less than two months on the job before agreeing with town officials that he should leave his position on Feb. 18.

Media reports from last month suggested Arlington Town Manager Adam Chapdelaine told Struzziero he should pursue other opportunities. There is no other public information or comment suggesting what prompted Arlington town officials to take their action.

“Yes, Mr. Struzziero has left the employment of the Town of Arlington,” Chapdelaine told the Belmontonian on Tuesday.

When asked about Struzziero’s quick departure from the Arlington top spot, Belmont Trustee Elaine Alligood told the Belmontonian, “Great question – come and ask it,” referring to the public “meet and greet” with Struzziero on Thursday, March 26, at 6:30pm in the library’s Assembly Room, led by Alligood.

Struzziero’s sudden move out of Arlington apparently did not hurt his chances taking over in Belmont, according to Alligood.

“The trustees have interviewed him twice in both recruitments and are fully vetting his credentials, references and experience,” Alligood told the Belmontonian.

Alligood’s response indicates that Struzziero was considered with a slew of applicants in the first attempt by the trustees to find a director. That initial effort was ended in November 2014 without anyone being named at the time. 

Not that Struzziero’s quick move to Belmont would be without precedence; current Belmont High School Principal Dr. Dan Richards returned to Belmont after a year as Melrose High’s principal when the top job opened up at the high school where he was a long-time assistant principal.

Struzziero previously worked as the director of the Arlington Public Library, and the Winthrop Public Library. Struzziero also served as the Teen Librarian for Scituate Public Library. Prior to Scituate, Struzziero was the Nevins Memorial Library Young Adult and Readers’ Services Librarian in Methuen.

Struzziero is a graduate of the New England Library Leadership Symposium NELLS, a six state sponsored training program, and Simmons College.

For further information, please call the Belmont Public Library 617-489-2000.