First Look: Will Belmont Run to a New Dunkin’ Donuts on Pleasant Street?

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Photo: The Dunkin’ Donuts building on Massachusetts Ave., Cambridge, that a Belmont store on Pleasant Street would look like.

Vincent and Nick Leo knows something about selling donuts. The Cambridge-based family operation runs 17 Dunkin’ Donut franchises in Massachusetts and Florida. In fact, if you go to Fresh Pond for your morning donut and coffee, it’s a Leo-run business. The DD in Alewife Station? Most of the Dunkins’ in Medford? Those are Leo’s too. And if you have a hankering for a “coffee regular” in Clearwater, Florida, say hello to someone from the Leo family who’s behind the counter.

And now, the Leos hope to expand their donut and coffee empire to Belmont.

Tonight, the Leos will be before the Zoning Board of Appeals seeking a special permit and site review of their proposed 18th franchise location at 344 Pleasant St. at the intersection of Brighton Road, a hop and a skip from Route 2 and Arlington.

The location, a hop, and a skip from Route 2 and Arlington are the former home of a gas station/repair shop that the Leos hope to build a 3,500 sq.-ft. building in which the franchise would take half the space with a pair of 1,000 sq.-ft. store fronts, creating a small strip mall.

The building, which will look like the family’s franchise at 2480 Mass Ave. in Cambridge, will have 21 indoor seats and eight outdoor. Like its Mass. Ave. store, parking for about ten vehicles will be in the rear of the building. 

The proposed hours of operation are 6 a.m. to 11 p.m.

The restaurant operation will abut the intersection with the small retail operations along Pleasant. There will be a free standing “Dunkin’ Donuts” sign – approximately three feet by five feet – along Pleasant Street 

The Belmont operation will not have a drive-thru component like many of Leos operations. All food will be made off-site and delivered to the store. The store will employ between one and six employees on each shift. Trash would be collected three times during the week. 

The Leos had commissioned a traffic study by Design Consultants that said a restaurant “will not negatively impact the neighborhood by increasing traffic to the site,” as it would have “less impact traffic than the current gas station.”

How the community views the Leos coming into their neighborhood is not yet known. While there are several letters of support for the business (the Leos posted flyers on their Fresh Pond outlets asking patrons to write to Belmont officials with kind words), a town official said that several people have been calling his office for the past month to know the date of the meeting “so they can say what a bad idea this is.” 

In April 2014, the neighborhood banded together to persuaded the town to deny a retail liquor license to Waltham-based D&L Liquor to put its fourth store in the former Mini-Mart opposite Brighton Street from the proposed Dunkin’ Donuts.

Zoning Board Denies Special Permit for New Pizzeria on the ‘Hill’

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Photo: George Rozopoulos before the Zoning Board of Appeals.

Wilmington businessman George Rozopoulos could only shake his head minutes after the Belmont Zoning Board of Appeals voted 3-1 to deny the applicant of three Rizzo’s Roast Beef & Pizza outlets the opportunity to open his fourth on Belmont Hill.

“Very disappointed,” he told the Belmontonian after the meeting held in the uncomfortable confines of the un-air conditioned Belmont Gallery of Art in the Homer Building at the Board’s meeting on Monday, July 13,

Despite being “grandfathered” in the town’s zoning book as a commercial site, a majority of the board followed the lead of several nearby homeowners who spoke on a laundry list of concerns the 18-seat restaurant would present to the residential nature of the neighborhood.

“If this were a convenience store … I would have no problem because it would be grandfather … but restaurants bring new issues” on the area, said ZBA Chair Eric Smith.

Rozopoulos can appeal the decision in court or wait a year before resubmitting an application.

The building at 92 Park Ave. – the location until the early 1990s of Sage’s Market and two recently unsuccessful retail operations, Belmont Market and Olive Deli – is located adjacent to the intersection of the access road off of and on to Route 2 a stone’s throw from Arlington. It shares the lot with Fresh Start Contracting.

The town designated nine parking spaces on either side of Park Avenue to the site.

Many of the residents concerns were based on their personal observations that the pizzeria would create parking issues in the surrounding residential neighborhoods and along Park, which experiences morning and evening congestion.

“Do nine spaces exist? I would say ‘yes’ but on a practical basis, I’d say no,” said Janet Coleman of Knox Street, one of the leaders opposing the pizzeria. “It’s not a place for a restaurant,” she added.

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Stating that he “nothing against the restaurant,” Rutledge Road’s Fred Haggerty commented that current traffic is backed up into Belmont Center during the afternoon rush hours, “so there is no good access to parking,” made only worse since there was no plan for employee parking at the site. The result will be cars lining the nearby residential roads.

Other concerns included rats and mice seeking to feast on meat in the trash, wild animals, the smell of grease and having an “entertainment” center that would include customers watching baseball games on televisions in the restaurant.

Referring to Rozopoulos’ statement to the town he hoped the “location would be cool” place for kids and parents could come and enjoy a meal, “you may want to make this a hip place but not on Belmont Hill,” said Knox Street’s Jean Harrington.

After the vote, Rozopoulos said he felt the residents had misdirected their ire onto him rather than the true culprit.

“[Parking and traffic] has nothing to do with me. It’s there now, it was there before, and it will continue to be there,” said Rozopoulos. “I felt [those in opposition] concentrated more on existing parking issues and that’s a town responsibility. It didn’t have anything to do with the restaurant.”

“Any type of business that goes there is going to be traffic there is nothing you can do,”
said Lisa Haslam of Keller Williams Realty, the location’s real estate agent.

“More and more people are coming with convenience stores, but they always fail. We’ve had a very difficult time to find someone who is well established, who can come in and know what they are doing. [Rozopoulos] has shown he knows how to run a business,” Haslam told the Belmontonian.

“This is another business not coming to Belmont,” she said.

 

Ambulance Base Approved for Pleasant Street, January Start Likely

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Photo: Armstrong Ambulance Service’s CEO Richard Raymond speaking before the Belmont Zoning Board of Appeals, Dec. 22.

At a “special” meeting on Monday, Dec. 22, requested by the applicant, the Belmont Zoning Board of Appeals unanimously approved a Special Permit allowing Arlington’s Armstrong Ambulance Service to open a satellite base at 1010 Pleasant St. situated between Belmont Motors and Star Market.

The five vehicles – four basic medical transports and one advanced life support unit – stationed at the Belmont location are likely be ready to roll from the company’s ninth base sometime in January, according to ZBA staffer Ara Yogurtian.

The meeting was the continuation of the discussion earlier in the month at which the board asked for information on traffic impact and possible use of sirens from vehicles at the site.

The town requires a Special Permit since the zoning bylaw doesn’t cover this use and Armstrong would need to show how their operation would benefit the town, said Eric Smith, the ZBA chair.

Armstrong officials assured the board the vast majority of the vehicles activity takes place away from the office site.

“They will only be at Pleasant Street either in the garage or at the beginning and end of a shift. Other than that, they will be away from the base,” said Richard Raymond, Armstrong’s CEO.

Once leaving the Pleasant Street site, the four transports will be located in or near area hospitals such as the Lahey Clinic in Burlington or Cambridge’s Mount Auburn, nursing homes and dialysis centers handling non-emergency trips during their eight or sixteen hour shifts.

“Many of calls are from hospitals to transport patients back home and to other facilities,” said Raymond.

The single paramedic unit – which responds to emergencies and calls for medical assistance – will also be away from the base situated in and around Watertown pre-positioned in locations such as at Target and Stop & Shop. The unit is operational 24 hours a day and 365 days a year and “is fairly busy,” said Raymond.

Raymond told the ZBA members sirens are only used to “open the flow of traffic,” which doesn’t appear to be a problem on Pleasant Street. In addition, the “backup” alarm can be turned off by a member of the crew placing the ambulances in the garage bays.

The facilities for the ambulance crews at Pleasant Street will consist of a room with couches, chairs, television and a kitchenette. Vehicle maintenance is performed in Woburn. Oxygen tanks are stored in the garage as will medical equipment which will be delivered three times a week.

A legal requirement under state law is washing the vehicles after a shift, which the site allows as it has an existing oil/water separator, said Raymond.

There will be no public access to the office nor will there be signage. Fifteen reserved parking spaces next to the building are for Armstrong employees.

Once the Special Permit is written and submitted to the Office of Community Development – which could be completed in the next few days or within the week – a 21-day review begins after which the company can being operations.

New Eatery Hopes Belmont Loves ‘Oven Range’ BBQ

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The corner of School and Belmont street is changing from Cuban ropa vieja to Texas-style barbecued pulled pork and Memphis dry-rubbed ribs as a person associated with Pho & Thai Restaurant in Waverley Square is bringing “casual and easy going” barbecue eatin’ to Belmont.

Sasirat Wyckoff of Winslow Road in Quincy filed an application with the Office of Community Development to open “Tony G’s Barbecue” in the former location of Gustazo Cuban Restaurant at 289 Belmont St. on the Watertown line.

Wyckoff will be before the Zoning Board of Appeals on Monday, Oct. 6 at 7 p.m. to discuss the transfer of a special permit. The meeting is being held on the third floor Belmont Gallery of Art in the Homer Building in the Town Hall complex.

The proposed eatery would be open for lunch and dinner serving “BBQ chicken, pork, ribs and beef brisket” along with side orders of salad, vegetables and rice.

Yet despite a menu loaded with a wide array of BBQ favorites, there will be “no deep frying or grilling” at the location; rather, the food will be barbecued via an “oven range.”

See a proposed menu below.

While the restaurant will have seating for 14, “[t]his will not be a full-service restaurant,” Wyckoff said in the application. Rather, she predicts that service will mainly be “to go” while on-site customers will use a “self-serve dining area.”

The currently proposed schedule call for the restaurant to be open Monday through Thursday, 11 a.m. to 10 p.m.; Friday and Saturday, 11 a.m. to 11 p.m. and Sundays, noon to 10 p.m.

According to an online business registry, Wyckoff is “the president and treasurer and director of Pho & Thai, Inc.” located on White Street. In a 2006 Boston Globe profile, Wychoff was name a partner in Montien Cambridge, a sister site of Montien Boston, a well-known Thai/Asian restaurant in the Theater District. 

BTW: the photo is from Memphis BBQ Ribs Recipe: LoveThatFood.com

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Developer Drops Plan To Move Starbucks … For Now

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A controversial proposal before the Belmont Zoning Board of Appeals to relocate the Cushing Square Starbucks for nearly a year to a site near residential neighborhoods near the intersection of Belmont Street and Trapelo Road was suddenly scuttled this week by the applicant, developer Smith Legacy Partners.

But a source within Belmont Town Hall noted Smith Legacy’s action could lead to a new proposal being brought before the ZBA in October.

The developer’s withdrawing the requests scheduled to be heard at the ZBA’s Sept. 9 meeting agenda shuts the door on Smith Legacy’s proposal to decamp Starbucks to a pair of store fronts at 6-8 Trapelo Rd.

The move was deemed necessary as construction is reportedly scheduled to begin in October on Cushing Village, the 186,000 sq.-ft. multi-building residential/retail/parking complex being built by developer Chris Starr, Smith Legacy Partners’ lead partner.

The developer’s trial balloon, first floated in May, was met with considerable consternation from residents who live on nearby streets during a pair of ZBA meetings in May and June. Residents believed the store would have a negative impact on parking while generating greater trash and litter, creating safety issues and other nuisances.

ZBA members also expressed concerns on placing the busy cafe in a semi-residential area where a popular ice cream business would be just a few feet away.

While an initial assessment of Smith Legacy’s action would appear to close the door on the developer’s attempts at relocating the popular store, a Town Hall insider said the move can be seen as a strategic retreat.

If the ZBA denied Smith Legacy’s application at the Sept. 9 meeting, it would have been effectively barred from returning back with a similar proposal for the next 24 months, said the Town Hall source.

By withdrawing the application, Smith Legacy can submit a new plan to the ZBA at the board’s following meeting. Just how significantly different a new proposal will need to be – in terms of location, size and parking – will become clearer with a closer examination of the ZBA’s rules and regulations, said the source.

E-mails and calls have been sent to Smith Legacy and the town. Return to the Belmontonian for updates on Friday morning, Aug. 22.

Zoning Board Tells Developer to Finalize Starbucks Move Before Returning

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Eric Smith had enough.

The Zoning Board of Appeals member had been unhappily listening to the representatives of Cushing Village – the proposed 186,000 square foot, three building residential/retail/parking complex in the heart of Cushing Square – who is seeking to temporarily relocate the popular Starbucks Coffee Cafe at 112 Trapelo Rd. up the street while the development is being built.

He, his fellow board members and about 40 residents who filled the Belmont Gallery of Art in the Homer Building Monday night, June 16, were hearing from Development Consultant Gerry Pucillo, representing Cushing Village developer Chris Starr’s Smith Legacy Partners, discussing a last minute agreement with Belmont officials to construct temporary parking spaces – how many remains a matter of dispute – on the traffic island across from Moozy’s Ice Cream in an attempt to resolve concerns of parking and traffic many in the nearby residential neighborhoods have with Starbucks coming to the new location across from Trapelo Road and Pine Street.

(Smith Legacy Partners is representing Starbucks before the ZBA in requesting a pair of special permits at 6-8 Trapelo Rd., the first to retrofit the facade and window and the second is to operate a restaurant in a non-conforming zoning location.

But as Pucillo and Cushing Village architect Peter Quinn discussed the proposed parking solution which was “agreed to” earlier in the day with Belmont’s Town Engineer Glenn Clancy, it became apparent to White that the board’s request to the development team at the May public meeting to return with solutions that could be discussed and voted on would not be forthcoming at Monday’s June meeting.

“From what I was hearing, we were going to spend a lot of time and end up going nowhere again,” said Smith to the Belmontonian after the meeting.

About 25 minutes into the discussion, Smith spoke up, suggested to ZBA Chairman William Chin that despite what was being said, Pucillo was not presenting “an actual parking proposal in front of us right now” nor was he addressing Board of Health  concerns on placing a second dumpster in the area.

“We have spent a lot of time this evening hearing a lot of comments but it seems to me that we don’t have a concrete enough plan to act upon,” said Smith, asking that Smith Legacy return once again to the ZBA at which time they can finally resolve the ongoing concerns from neighbors and town boards and officials of the propose move.

It was a decision that Chin wasted little time in agreeing to, asking that, once again, a parking plan be developed, the issue with trash collection, deliveries

What was learned during Monday’s meeting was:

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• A proposed parking solution agreed to between Smith Legacy and the Office of Community Development would create a limited number of angled parking spaces – the developer is claiming they only need six spaces to meet zoning requirements while the ZBA believes the number closer to eight – in the town-owned traffic “island” that borders the entry to Watertown’s Oakley Country Club and is across from Moozy’s. No trees will be harmed in the construction of the spaces – which would be on the Oakley side of the island – according to Pucillo, and the spaces would be removed after Starbucks is relocated.

But as a town official noted to the Belmontonian, while Community Development can suggest this solution, it would ultimately be up to the Belmont Board of Selectmen whether to approve the use of town-owned land for this proposal.

• Once Starbucks returns to its new “home” in Cushing Village, the site will “revert back to retail spaces” and not remain a site for a new restaurant or cafe, said Pucillo.

• Starbucks employees will be reserved five parking spaces at the VFW lot, at 310 Trapelo Rd., across from the Belmont Fire Department headquarters and take the MBTA’s Route 73 bus to the relocated site.

• Pucillo said that construction on Cushing Village will begin in October, the same month Starbucks “must relocate at the latest.”

While residents did get to speak on many of the same issues they expressed a month before, Oak Avenue’s Rickland Powell and David Alper both asked if Starbucks will benefit from the special permits, that it should come before the residents to “give concrete answers” to their questions, said Alper. 

Starbucks Temporary Relocation On Zoning Board Agenda Tonight

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The Belmont Zoning Board of Appeals tonight, Monday, June 16 will reconvene its hearing from last month on the temporary relocation of the Cushing Square Starbucks Coffee Cafe to the intersection of Belmont Street and Trapelo Road, a meeting that brought out nearly 40 residents voicing concern on the possible increase in traffic and parking as well as questioned trash migrating into the abutting neighborhoods.

The meeting will take place at 7 p.m. in the Belmont Gallery of Art, on the third floor of the Homer Building, located in the Town Hall complex in Belmont Center.

The original meeting, held on Monday, May 19, brought out residents who heard the popular Cushing Square Starbucks would temporarily move for about a year from its present location at 112 Trapelo Road up the road to 6-8 Trapelo which is less than a block from the intersection of Belmont and Pine streets. 

The move is necessary due to the construction of Cushing Village, the 186,000 sq.-ft. multi-building residential/retail/parking complex being constructed by developer Chris Starr of Smith Legacy Partners. Starr’s company also owns the two storefronts which the cafe would move into.

Smith Legacy is seeking a pair of special permits for the relocation; one to performs renovations to the exterior and the second to run a restaurant at the site.

Residents of the nearby neighborhoods told the board at last month’s meeting of their worries that the cafe, with nearly 50 seats, will aggrandize parking problems facing the adjacent residential streets that are currently being used by commuters. They also voiced worries of greater trash and litter in their community and other nuisances.