Select Board Nix Pedestrian-Friendly Summer Plan In Belmont Center For More Parking, Traffic

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Photo: The end of the pedestrian-friendly summer plan

The two-year experiment known for calming traffic and prompting walking and al fesco dining in Belmont’s business center has come to an end.

The Belmont Select Board voted, 2-1, Monday, March 21 to end pedestrian-friendly summers along Leonard Street in Belmont Center as the board’s majority approved a blueprint created by the Belmont Center Business Association that emphasizes auto traffic and long stretches of parking.

The approved plan essentially maintains the center’s current traffic pattern with it’s two-lanes of commuter traffic running through the town’s main hub.

“In terms of traffic flows … nothing would be any different than it is today because it would be retain two-way travel,” said Glen Clancy, Belmont’s director of Community Development.

The one exception to the current design will be jersey barrier-protected bump outs in front of selected restaurants and eateries to allow for a small outdoor dining area. The number of restaurants seeking seating will decrease from 14 to 9, much due to changing business environment. Owner of The Toy Shop of Belmont, Daren Muckjian, told the board that a reduction of Center eateries including Starbucks and Comella’s just didn’t warrant the amount of spaces taken out of circulation.

“I hate to have barriers and spaces in front of empty spaces. What’s the purpose and what’s the reason behind it?” he said.

There will also be “a significant number of parking spaces gained” said Clancy, including converting the former MBTA bus stop adjacent to the town “delta” adjacent to the People’s United Bank branch from a loading zone into additional spaces. Where once the near entirety of the parking spaces on the east-side of Leonard Street was converted to seating, this year most will revert back to the curb parking.

The metal railings that ran the length of Leonard Street which provided a safety barrier between autos and the walking public will not longer be part of the scheme as the business association referred to them as a “maintenance headache,” said Clancy. In addition, cyclists will be asked to share the traffic lanes with vehicle traffic as the jersey barriers will take up that space.

The summer traffic plan accepted by the Belmont Select Board that shows two-way traffic and several new parking spaces. The yellow spaces are seating areas.

Devised by the town and Select Board in the spring of 2020 to allow the center’s eateries room to create outdoor dining when the Covid-19 pandemic closed indoor service at restaurants, the opening of Leonard Street with a single traffic lane from Alexander Avenue to Channing Road created a pedestrian-friendly area that attracted strollers, shoppers and diners to the business district. In 2021, additional parking was created along the street as well as flower pots and new railing as the length of the closure was increased from early May to late October.

Despite being popular with residents and shoppers, a segment of the business association’s membership has opposed to the one-way, pedestrian version since its inception, claiming their operations suffered financially due to the lack of direct on-street parking and commerce generated by the mostly out-of-town commuter trade. While there is a large municipal parking lot in the rear of the center along Claflin Street, the merchants said it is too far for many shoppers.

Another reason for the businesses opposition this summer is cost as the local family which donated the funds to install the jersey barriers will not commit that money in 2022, according to Muckjian.

For the Select Board’s majority, the business association’s option appeared to meet the needs of those most impacted by the road changes.

“I think we’re feeling our way … to striking a balance between different businesses that may have different priorities,” said the Select Board’s Roy Epstein, as restaurants keep their outside dining areas – albeit diminished in square footage – while retailers have their on-street parking.

With the town-wide mask mandate lifted for businesses and indoor dining expected to “flourish, I think this is a fine compromise,” said the Select Board’s Mark Paolillo, who said businesses have “suffered” due to the lack of on-street parking in front of their establishments.

But Dash said that since last year, “I’m concerned that we keep eroding this plan” noting the original concept in 2020 advocated doing away with vehicles in the center as many European municipalities and some US resort areas have done.

“Now we are talking about two-way traffic. At some point [you have to ask]’what’s the point?’” said Dash. “I’ve heard from residents that either do what you did last year or get rid of the cars altogether. I’ve heard zero people in the public say ‘I want two-way traffic’,” he said.

“I’ve also talked to businesses in the Center who wanted the same that it was last year,” said Dash.

But Epstein countered Dash view by noting the plan has changed yearly due to new conditions.

“I don’t believe we are eroding the concept, I think we are evolving the concept because we’re trying to balance a number of different constituencies,” including a number of merchants who believe “keeping two-way traffic year-round is a matter of life or death” for their businesses.

He suggested creating a lower speed limit targeting Leonard Street as a way to make the area “a little more acceptable.”

“It would be better if we had the one-way travel lane and a dedicated bike lane,” said Dash, who was the lone dissenting vote. “At least the commuters will love it.”

The 2021 plan for Belmont Center.

Select Board No Fan Of Proposal For Two-Way Traffic On Leonard This Summer

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Photo: One or two-way traffic will be coming to Leonard Street this summer

If there has been one town-led change to the Belmont landscape over the past two years that has received overwhelming approval, it’s been the nearly six months that Leonard Street becomes a one-way avenue through Belmont Center.

Devised by the town and Select Board in the spring of 2020 to allow the center’s eateries enough room to install outdoor dining when the Covid-19 pandemic closed down indoor service at restaurants, the opening of Leonard Street with a single traffic lane from Alexander Avenue to Channing Road created a pedestrian-friendly area that attracted strollers, shoppers and diners to the business district. In 2021, additional parking was created along the street as well as flower pots and new railing as the length of the closure was increased from early May to late October.

”People love it,” said Chair Adam Dash. “The only complaint I heard was why can’t you close both lanes. Get rid of the cars.”

So when the Select Board heard a proposal from the Belmont Center Business Association to temporarily close Leonard Street to one lane from May to October, the board was eager to move forward. That was until they heard from the town on what the business group was proposing. Rather than one lane, the association members was seeking two, narrow lanes with a more limited area along the curb given over to restaurants for al fresco dining.

Since no one from the BCBA attended the meeting, it was up to Town Administrator Patrice Garvin to tell the board that earlier in the day town officials had “some additional conversations” with the association and while it wanted the board to approve the dates for closing the street from May 2 through Oct. 25, the association’s “alternatives”was specifically having two-way traffic along Leonard. So far, said Garvin, the town had not even started any preliminary work such as creating a traffic pattern map or even knowing “how that will work.”

“Roy [Epstein, board member] and Glenn Clancy [town engineer] spent a lot of time on moving spaces around … and that worked pretty well,” said Dash, who said he had not heard about the association’s proposal when he met earlier in the day with the BCBA president Gerry Dickhaut, owner of Champions Sporting Goods.

“I’ve never heard anyone say they want two-way traffic,” said Dash.

“One way layout worked fine, but a two way?” pondered Epstein.

Clancy said the alternative would squeeze two-way traffic lane which would include sharing the lanes with bikes, dining, adding more parking spaces, with less pedestrian areas all in the same program package.

”They see an opportunity with two lanes to be able to provide for more parking for some of the businesses that don’t fully support closing even one lane of traffic,” said Clancy, pointing to office owners and retailers who are demanding “better parking facilities.”

It became immediately apparent the three-member select board saw the BCBA proposal as going over like a lead zeppelin. The three members said they would not vote on anything until they saw some details of any likely alternative.

”We need a plan to vote on,” said Mark Paolillo, who even floated the idea of following other towns which shut off traffic to business centers for certain days of the week such as from Thursday to Sunday.

“I don’t know what I’m voting on so I’m not voting on [the dates],” said Dash.

“The one lane worked. It has robust attendance. Cars seem to be moving slow particularly at night,” said Paolillo.

The board deferred the vote until Monday, March 14.

Cityside Subaru To Supersize Pleasant Street Location With Big New Dealership

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Photo: A preliminary design of the proposed new Cityside Subaru dealership on Pleasant Street.

Belmont-based Cityside Subaru is about to supersize itself as it will bring before the town a proposal to double the size of its location by building a nearly 40,000 square foot all-purpose dealership on Pleasant Street.

When completed, the new multi-level structure will occupy 39,900 square feet on 1.6 acres and rise to nearly 40 feet overlooking the roadway. So far no price tag has been placed on the project or when construction will commence and a proposed opening day.

While details are still sketchy, the dealership will pull the curtain back on its intentions on Thursday, Sept. 9 at 7 p.m. at a virtual Zoom meeting of the Belmont Planning Board.

One important thing Cityside does have in its hands is a variance on the proposed building’s height and the number of stories as well as a special permit on lot coverage coming from a 2020 ruling by the Belmont Zoning Board of Appeals. Those actions by the ZBA will allow the new building to reach 38 feet and three stories, an additional six feet and one floor above existing zoning requirements.

But the most significant allowance for the developer is in commercial lot coverage which doubles under the proposal from 38 percent to 73 percent.

In an effort “to create a more efficient customer experience,” Cityside’s proposes to demolish the existing building at 790 Pleasant St. – constructed in 2003 – in addition to the pair of adjacent structures on parcels Cityside purchased in the past few years. The new building will be completed in phases to allow the existing dealership to operate while the new structure – which occupies 774A and 778 Pleasant St. – is under construction.

The ground floor will have 24 service bays, pull-in spaces, parts, retail and storage. The rear of the building will be for customer and employee parking and new vehicle storage. The second or main level will be a new showroom, offices, conference rooms and customer “amenities.” The top third level will be structured parking where new vehicles will be stored.

Cityside – which is a member of the Colonial Automotive Group – is proposing hours of operation to be: Monday to Friday, 8 a.m. to 7 p.m.; Saturday, 8 a.m. to 8 p.m.; and Sunday, noon to 4 p.m.

In its application to the Planning Board, Cityside broached what will be one of the most contentious issues it will face: traffic, suggesting the redesign will “reduce unnecessary vehicle movements” along Pleasant Street.

News reports from across the country reveal the new Cityside building will be one of the larger structures constructed by a Subaru dealer.

One-Way Leonard Street Returns For Spring, Summer and The Fall

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Photo: A return to one-way traffic through Belmont Center

The second “summer” of a pedestrian-friendly one-way Leonard Street – with several refinements included for this year – is being extended from mid-spring to Halloween as the Select Board OK’d the town’s blueprint at its meeting Monday, March 29.

The one-way season will begin Monday, May 3 and last to Sunday, Oct. 31.

Considered a huge success by the public – more than 300 emails were sent to the Select Board in favor of its return – many businesses, and town officials, it wasn’t a surprise the Select Board would enthusiastically approve the return to outdoor seating for restaurants while creating a haven for strollers and shoppers.

“This new proposal strikes a somewhat better balance recognizing the very different constituencies in terms of accommodates the non-restaurant businesses better,” said Select Board Chair Roy Epstein.

Glenn Clancy, head of the Office of Community Development, said the town had two guiding principals viewing the project; build on what was seen as a success of the previous year and be responsive to feedback from several sets of stakeholders.

“We should always strive to make it better than it was,” said Clancy.

As a result, there are five changes to the previous year’s plan:

  • Moore Street will be made a one way from Leonard to Pleasant streets;
  • The former MBTA bus stop at the former Belmont Savings Bank will become a loading zone for businesses in the center;
  • The four parking spaces on Leonard Street entering Belmont Center will be short-term parking with a 15-minute limit;
  • Parking will be allowed on the northside of Leonard from Alexander Avenue and CVS with accessible spaces at both ends of the roadway; and
  • The parking spaces on the southside of Leonard at Alexander will become a public space where community seating, park benches, and other amenities will create “a place where if you are wandering around Belmont Center and you feel like you just want to sit and relax for a minute, there’s a place for you,” said Clancy.

The Select Board’s Adam Dash questioned the need for parking on the north side from CVS to Alexander Avenue after residents and visitors did not want any parking along Leonard Street. Clancy said last year business owners and office spaces would continually open and close the temporary metal gates to allow customers to park in front of the businesses. The new arrangement would allow a less cumbersome parking arrangement.

Epstein said his one concern would be the “unintended consequences” when traffic returns to pre-COVID levels which resulted in long-lines of vehicles attempting to navigate the Center.

“We need to be prepared to react,” he said.

But Dash took a counter view saying it’s not all that bad “if we can put up a little roadblock” in the Center, forcing commuters who cut through the town to reconsider that route. He noted that popular travel apps used by commuters to cut their time traveling home will likely send users to other towns than Belmont.

Glenn Clancy, Director, Office of Community Development

New ‘Fast Food’ Eatery, Market Coming To Former Seta’s Site On Belmont Street

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Photo: The former Seta’s will soon become a “fast food” eatery with a new market/convenience store next door

An establishment doling out “fast food” will be opening in the next few weeks on Belmont Street at the corner of Newton. But don’t expect another Dunkins’ or a franchise operation coming to the Town of Homes.

To owner Zohreh Beheshti, the fast food she’ll be serving is an eclectic variety of specialty dishes – fried chicken, deli sandwiches, dairy samples, falafel “and maybe hamburgers … and coffee.”

On Monday, March 8, the Zoning Board of Appeals unanimously approved a special permit under the zoning bylaws to operate a fast-food restaurant, joining an international market the couple are about to open next door.

The store – which will sell Middle Eastern staples and spices along with the usual convenience store fare – is located at 273-5 Belmont and the 16-seat restaurant will be at 271 Belmont taking over the former Seta’s Cafe (which closed in September 2019) located across Newton Street from Sophia’s Greek Pantry. The businesses will be connected in the rear so employees can move between the two locations.

Parking will be in the rear of the building off of Newton. The town said the new store will run on the same hours as Seta’s: 10 a.m. to 8 p.m. weekdays; 9 a.m. to 8 p.m. Saturday and 10 a.m. to 2 p.m.

Beheshti and her husband are running Roksana’s Persian Foods, a small 800-square foot storefront at 509 Mt. Auburn in Watertown.

“My customers actually pushed me to do this and that’s why we’re doing this,” said Beheshti

Even before opening, Beheshti has her fans in town as the board was bombarded with supportive emails and one town employee can attest to the food she sells.

“I’m just gonna warn everyone here that anything from her store that’s called gata is very fattening,” said Ara Yogurtian, assistant director of the town’s Planning Division. “It’s full of butter, full of sugar; it’s so tasty that once you begin [you can’t stop],” he said.

Belmont Center Reopens For Two-Way Traffic: Will There Be A Repeat Next Summer?

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Photo: Back to normal on Leonard Street

There are two ways to view the return of two-way traffic on Leonard Street through Belmont Center on Monday, Oct. 27: a return to normality for commuters after 137 days of detours and alternative routes or an end to a new way to view and use Belmont’s business and restaurant hub.

According to the head of the group that advocates for Belmont Center’s businesses, there is a good chance the merchants and restauranteurs will ask the town to return to the more pedestrian-friendly arrangement for next summer.

With the concrete New Jersey barriers and steel gates removed just after the morning rush hour, Leonard Street returned to the two way traffic after the town’s Select Board voted in early June to close down Belmont Center until Labor Day as a way of supporting the prominent restaurant trade during the COVID-19 pandemic which forced them to halt indoor dining.

With traffic restricted through the center, restaurants and retail stores were able to expand their operations onto the sidewalk for al fresco dining.

After first voting to halt all but emergency vehicles and MBTA buses, the Select Board moved to limit travel on Leonard Street from Alexander Avenue to Moore Street in the direction to the commuter rail tunnel after hearing from several merchants protest the elimination of all off-street parking.

The restrictions were extended from Labor Day to the end of October to assist eateries as state continued to limit the number of diners in establishments.

Gerry Dickhaut, owner of Champions Sporting Goods and president of the Belmont Center Business Association said the more than four months of the new traffic configuration resulted in “an excellent summer” as “a lot of people loved it, just to get outside during these tough times.”

“It was very successful for the majority of merchants,” said Dickhaut.

With the recent experience under its belt, Dickhaut said the business association is eager for a return to a more pedestrian-friendly center for 2021.

“Hopefully, we’ll be able to do it next year after [Belmont] Town Day (which takes place in mid-June), and make this an annual thing,” he said.

With permission from the select board and town officials, Dickhaut would like to see the one-way traffic configuration for the calendar summer from June to September.

“It was well worthwhile maybe we should add some music next year, make it a festival,” he envisions. “We heard that some of the merchants said, ‘it’s great to have it for the summer but a little longer is maybe hurtful for some of the business.’ There were a couple of businesses that didn’t like it, but the majority of the business did like it.”

Craft Beer Cellar Move To New, Larger Home Set For End Of October

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Photo: Kate Baker (left) and Suzanne Schalow inspect the soon to be completed new Craft Beer Cellar store in the formers Macys site.

The date is set for Craft Beer Cellar to move into its new home.

“We’re excited to share that we will be opening in our new space at 87 Leonard St. on Wednesday, Oct. 28!” “just a short walk” from its original location at 51 Leonard St., twitted the owners Kate Baker and Suzanne Schalow.

The new 4,500 sq.-ft. store is at the site formerly occupied by Foodies and before that Macys at the corner of Leonard and Alexander Avenue.

To make this move possible, the current store’s last day of business will be Sunday, Oct. 25.

“Thank you all for your continued support!” they wrote.

The flagship store of the national franchise opened in November 2012.

Kate and Schalow are also working to open a new eatery/pub business named Trinktisch at the same location.

“Trinktisch@trinktisch A new neighborhood drinking table coming soon to Belmont Center. Brought to you by the team behind @cbc_belmont and @craftbeercellar” read the tweet.

One More Month: Leonard Street To Remain One Lane ‘Til Oct. 25; And Free Lot Parking!

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Photo: Traffic flowing on Leonard Street

Belmont residents will have four additional weeks of al fresco dining and one way traffic along Leonard Street as the Belmont Select Board voted 2-1 to extend the closure of the main thoroughfare in the town’s business center until Sunday, Oct. 25.

The board majority – Adam Dash and Tom Caputo – felt the extra time will continue to benefit eateries in the Center and across town which have been particularly hit hard due to the COVID-19 pandemic.

“I heard a lot of support from the [Belmont] community for continuing it that is addition to what the business community in Belmont Center,” said Caputo.

The sole dissent came from Roy Epstein, the board’s chair, who said he was keeping a promise made to the business community that includes retail operations that the roadway would be opened on Sept. 28 which will free up dozens of on-street parking.

“Maybe it’s going well for the restaurants but I think the harm to the other businesses is actually invisible to us,” said Dash.

“I think we should give them the best shot,” said Dash.

Along with the continuation of one-way traffic on Leonard Street, free parking will continue for residents and visitors in the Claflin Street municipal lot located off Channing Road in Belmont Center.

Leonard Street Remains One Way Until Sept. 28; Free Parking In Center ‘Til Then

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Photo: One way on the way out come Sept 28

The Belmont Select Board has extended by nearly a month the one-way traffic on Leonard Street allowing restaurants in Belmont Center to continue al fresco dining into the fall.

The street through Belmont’s main business hub will revert back to two-way traffic in the early morning hours of Monday, Sept. 28. In addition, licensed outdoor table service will be extended to Sunday, Sept. 27 throughout the town.

The board also approved that free parking in the Claflin Street municipal parking lot located behind Belmont Center will also end on Sunday, Sept. 27.

At yet another marathon Select Board session held Monday, Aug. 24, members acknowledged that several Center merchants have “expressed some unhappiness” with the plan that began on June 18 as it has taken valuable on-street parking spaces out of circulation, according to board member Adam Dash.

The traffic change was installed as an opportunity to provide extra outside dining areas to local restaurants which are still not allowed to use their interior dining space due to restrictions imposed by the state to stem the COVID-19 pandemic.

In addition, the Belmont Board of Health had some concerns in regards to Leonard Street being “a little congested” during the height of dinner service along with complaints that people were not diligent in wearing masks or being aware of social distancing, said Town Administrator Patrice Garvin.

“We were hoping to have an opportunity to go down there and to see if the requirements of the permits were being adhered to,” said Garvin.

While saying “the last thing we want is the community to be concerned that people are acting irresponsibly when they’re out and about in Belmont Center,” Glenn Clancy, town engineer, and director of community development, said he has been on Leonard Street “quite a bit and I haven’t really been seeing problems,” an observation seconded by Dash who is a regular diner.

The three-plus week extension of the one-way direction of Leonard Street has required the town to inform at least one resident of Moore Street – a principal detour of vehicles traveling northbound onto Pleasant Street – that the board would extend the one-way experience past a promised end around Labor Day deadline.

Clancy said he does worry about traffic in nearby neighborhoods and along specific streets – Moore, Alexander Avenue and Pleasant Street – during the expected increase in post-Labor Day traffic.

Clancy believes that it’s prudent for the town to take these issues incrementally “and I think if we’re talking about the end of September [to return to two-way traffic], I think that’s far.”

Since many restaurants made investments in furnishing and in the appearance of the outdoor space, “I’d like to give them the maximum ability” to take advantage of the money spent, said Dash.

“I think there is a great community atmosphere that been created down there,” said the Board’s Tom Caputo. “I do think that this isn’t going to last forever but certainly going through the end of September very likely makes some sense.”

Sehr Gut! Craft Beer Moving To Foodies Site And Opening New Eatery The ‘Trinktisch’

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Photo: The current store at 51 Leonard

The owners of the successful Craft Beer Cellars at 51 Leonard St. in Belmont Center is moving their flagship store down the street and into the former Foodies Market site at the corner of Alexander Avenue where it will join a new restaurant/bar venture the partners had longed sought to open.

“The plan is to create a family friendly and welcoming environment, both inside and out, for all people,” said Suzanne Schalow, who with partner Kate Baker opened the business in November 2010.

And the move of the current shop and the new restaurant were made “official” as the Select Board granted last week a full liquor license for the restaurant and a second license for the beer store’s new location.

And the eatery will be called Trinktisch, German for “drink table.” [Trinktisch is also a popular game in Germany among teens and young adults similar to Shoots and Ladders/Chutes and Ladders.] And while food will be featured at the site, Schalow said they will not be competing directly with the other eateries on the street.

“Certainly ‘beer’ is currently our middle name so we plan to largely support that as we go forth into the world,” she said.

While a request for a new liquor license or its transfer can be contentious, the board’s sentiment to the requests was framed by Chair Roy Epstein who found only one misstep in the application: a missing umlaut over a letter in the menu.

The lack of any conflict between town and business was due in no great part that the owners have been the definition of good business stewards for the past decade, according to Board Member Adam Dash.

“I think an expansion of an existing successful business is a good thing to see,” said Dash. “It’s a great addition to the Center.”

And the public’s viewpoint was just as supportive as Alexander Avenue resident and School Committee Chair Andrea Prestwich proclaimed, “Go beer ladies. We love you.”

The restaurant will have approximately 2,400 square feet of bar space with just under 10,000 square feet of common seating, a kitchen, four restrooms, office and meeting spaces and an events space. The bar/eatery will be adjacent to the new location of the Beer Cellar which take 3,800 square feet, It will have a 200-square foot walk-in refrigerator

The Trinktisch will service beer, wine and cider along with non-alcoholic beverages. Schalow said it will also have a limited menu that will source local suppliers.

The restaurant/bar will be located on the lower level of the building and will be accessed by three entries – one on Leonard Street and two off the Locatelli parking lot adjacent to Claflin Street.

“Kate and I never forget, for one second that having a liquor license … is not our right, it’s a privilege. And we think about that every single day when we get up and go to work and we make sure that we’re upholding the virtues and the values that are required by business owners that have a liquor license,” said Schalow.

“I don’t think that’s the same everywhere but we’re not trying to compare ourselves to other people. We’re just trying to do what we feel is right and take care of a community that we do really care about.”