[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6081101,"mediaKeyId","2943686-2a32933aa32f4b482e59aabf95b73bf0","parentId",2943686,"title","ZBA to visit site after mixed reaction to request to expand vehicle sales at 2 Roxanna Street","audioSeconds",1232,"startMs",2403000,"endMs",3635000,"viewUrl","/Search/View?dp=1&key=2943686-2a32933aa32f4b482e59aabf95b73bf0&start=2403&end=3635","thumbnailUrl","https://assets.pipeline.soar.com/2943686-2a32933aa32f4b482e59aabf95b73bf0/thumbnail_2403000.jpg","articleUrl","/articles/6081101/Framingham-City/Middlesex-County/Massachusetts/ZBA-to-visit-site-after-mixed-reaction-to-request-to-expand-vehicle-sales-at-2-Roxanna-Street","mediaUrl","https://secure.pipeline.soar.com/6081101-33b60c22213fa8ef6b845bd1fe27707e/orig.mp4?Expires=1771144938&Signature=EOiQbf3WlTYhBPOjgDo-V9Rf7ygDZuhGVtFsDIOpRb62peAIxMYXR2iiiadUqeQjxPnefuz5dquWq7DhQMXQMzWEnCdb6dLBA0ppT5go-MQJ3Ldkv8cU1Dz6HmdjtBgF-7-67V4CeKW4mQiKJk4KtQbPilM4YPivbcR~QfXsTi2utLHXqdSWeJKFkhEJllsBw4G-Wb~CY~TqXSS6OgmmusGp9AR-u4Q5lnCgVGofd1O0J7jICsoUS0IUSjMzQiSYiB8mkoQ7-H~yHhUEGWiAe-~EGsWW-8ebRgOuiuSckVDsVzSmIWC~kTC--6bMM682lUza0osuQXKhuI9ShuYwhw__&Key-Pair-Id=KUT5TJCACFTXG","author","Framingham City, MA","date","2025-04-09T00:00:00Z","article","The Framingham City Zoning Board of Appeals on April 9 continued a request from Elias Montero (Next Auto Group) to expand a preexisting nonconforming automobile sales use at 2 Roxanna Street, including a proposed increase in the number of vehicles for sale after the business acquired adjacent land.

Surveyor David Sadowski said the business has operated at the site for six years and currently holds a dealer license that authorizes 20 vehicles; the owner recently acquired an adjacent parcel and submitted a plan showing as many as 38 marked spaces (some double‑stacked) for sale vehicles. Montero and supporters said many dealer vehicles sit in place rather than circulate, that the expanded parcel provides additional parking area, and that the owner has been active in keeping the site and neighborhood clean.

An abutter who lives at 82 Hager Street and identified himself as a registered civil engineer objected, saying the application contained inaccuracies: he said the applicant altered topography when installing the pool/retaining wall on another lot, that there remains ample compliant area elsewhere on the combined parcel, and that some vehicles appeared to be parked over sidewalks in aerial images. Other residents spoke in favor of the expansion, saying the dealer had been a good neighbor.

Board members expressed concerns about the existing operation and evidence that the lot is already used in excess of the permitted 20 vehicles (board members observed satellite imagery showing more than 30 vehicles on site). Several members said any increase should be conditioned: they asked for a formal parking plan with striping and numbered stalls, repaving of the unpaved area, screening from adjoining residences, and clarified limits on commercial vehicles. The applicant said he was open to repaving, striping and moving commercial vehicles off site.

Given the conflicting factual claims and the extent of neighborhood interest, the board voted to continue the matter to the May 14 ZBA meeting and to conduct a site visit. Members flagged enforcement concerns and advised staff to review past compliance and to include proposed conditions if the board considers an increase in allowable vehicles.","mediaType","Video","parentTitle","Framingham City Zoning Board of Appeals 4-9-25","oneSentenceSummary","An existing used‑car dealer at 2 Roxanna Street requested permission to increase the number of cars for sale; the board heard neighborhood support and objections, asked for site visit, repaving/striping proposals and agreed to continue the matter to May 14.","taxTitle","Framingham City, Middlesex County, Massachusetts","taxId",12558,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6081106,"ZBA schedules site visit and continues pool-house variance at 119 Parmenta Road to May 14",1098,2478000,3576000,"/Search/View?dp=1&key=2943686-2a32933aa32f4b482e59aabf95b73bf0&start=2478&end=3576","https://assets.pipeline.soar.com/2943686-2a32933aa32f4b482e59aabf95b73bf0/thumbnail_2478000.jpg","/articles/6081106/Framingham-City/Middlesex-County/Massachusetts/ZBA-schedules-site-visit-and-continues-pool-house-variance-at-119-Parmenta-Road-to-May-14","https://secure.pipeline.soar.com/6081106-9e3dcafc4163ed5c185c7b146eb00642/orig.mp4?Expires=1771144938&Signature=WYFkF~ARSgPR9wsCedC5ghSWSKIm5paGsbsa9ntH0fjihFLHjldlkdPaZPDovFi91Dh0IaOJVmDKvHb1-~A2XRvzWBoiouSn3YUDsINOAxShqagoQznwKfYc3u4VHFEeYO5sdLbgM1bWFj~CbyX-fYbit2W99440DMkDRsz7FQ0dSEKRCzTS1nkVCJnsPMVDanAlLIi25cnnKgrtgYn7O5hauudAQbvEv8rtGnAoC-lrBjPsi1Bm8WPvFjB97WyY6dMbvsAubR6jDH1SovZzYA3qCgXmkJxtDTeuhg4~nH1DYPZTA6r67aBTSGd00Gm43Htf0b1JvG3K6Gyf645mmA__&Key-Pair-Id=KUT5TJCACFTXG","Framingham City’s Zoning Board of Appeals on April 9 continued a variance request to allow a 17-by-22-foot pool-house inside the side setback at 119 Parmenta Road and scheduled a site visit before making a decision.

Applicant Mark Wimblett described a large, sloped lot and a gas‑pipeline easement that he said constrains usable yard space; he told the board the only practical location for a permanent pool-house is the corner shown on the plot plan, adjacent to a retaining wall and septic system. An abutter who identified himself as a civil engineer and resident at 82 Hager Street objected and said the applicant’s installation of the pool and associated retaining wall altered topography to create the now‑claimed “narrow buildable area.” The abutter told the board the lot contains sufficient alternative compliant space and that the applicant’s prior work (the raised retaining wall and pool) created the constraint.

Board members said the competing claims could best be resolved by an on‑site inspection. Members also raised questions about whether the structure would be permanent (concrete slab and plumbing were discussed), about drainage and connections to the septic system, and about whether the Tennessee Gas pipeline easement imposes additional restrictions. The applicant said he welcomed a site visit and that the pool‑house likely would be permanent and may include a bathroom.

A motion to continue the hearing to the board’s May 14 meeting and to schedule a coordinated site visit passed; the board asked staff to coordinate a time and to confirm whether the easement has special restrictions. Board members also asked the applicant to be prepared to show options for less‑permanent installations (sonotube or gravel pad) if the board is concerned about permanence or sewer/drain impacts.

The hearing was continued to May 14, 2025, for further review after the site visit.","The board continued a variance hearing for a pool-house proposed inside a side setback at 119 Parmenta Road and directed a site visit after an abutter raised concerns about altered topography and alternative buildable areas; continuation set for May 14.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6081108,"ZBA continues appeal over conversion of 54 Lawrence Street, asks applicant to supply legal memo on footnote 8",1597,944000,2541000,"/Search/View?dp=1&key=2943686-2a32933aa32f4b482e59aabf95b73bf0&start=944&end=2541","https://assets.pipeline.soar.com/2943686-2a32933aa32f4b482e59aabf95b73bf0/thumbnail_944000.jpg","/articles/6081108/Framingham-City/Middlesex-County/Massachusetts/ZBA-continues-appeal-over-conversion-of-54-Lawrence-Street-asks-applicant-to-supply-legal-memo-on-footnote-8","https://secure.pipeline.soar.com/6081108-0c9ee960f31d02b277b8f70877dffaba/orig.mp4?Expires=1771144938&Signature=buv~t1wGBFQhdDPqoSusgaiX1WLmw4M-~sT0kkqJqvKblmJ5uAMCDC1DcLjWbguQByslOjapKtbDaq6psPbutuXb4io-4SuA85ADi2iDj0qOELtUU8v940aJwVHrHvi5ej3UM3RaSQPgbc5L2m48pBrNKJXutIwxJXYkcuEehyJ5oAZTeawQmnJfvQdZtwks0c7cn8PYl7FSj38jkXA2xQPw5RF0b--nYXSMa3Jy8zx2iBTcPDaTgtIjY7sEHFnjxITV~xwKESE5jIWDdS4RmPNnunguBLknX2f3saehHg1qAhFSoc5CKWbaNCUzXzZ54cquUABwisYHLtTQMNdbXA__&Key-Pair-Id=KUT5TJCACFTXG","The Framingham City Zoning Board of Appeals on April 9 continued an appeal by Nicholas Miceli of Building Commissioner Fred Bray’s denial of a building permit to convert 54 Lawrence Street from a single-family to a two-family dwelling. The board asked the applicant to return in May with legal analysis supporting his argument that Massachusetts General Laws Chapter 40A, Section 6, allows the board to grant a special permit despite the local zoning footnote that the building commissioner relied on.

Miceli, who said he has lived three houses down for 32 years, presented engineered plot plans, architectural drawings and neighborhood support. He told members the proposed conversion would raise the lot coverage from 18.2% to about 19.4%, well under the 35% maximum, and that the structure’s nonconforming setbacks date to the home’s 1917 construction. Miceli asked the board to interpret state law to permit the change rather than require variances under Section 10.

Board members agreed the application was well documented but said footnote 8 in the city zoning (identified in the application as section 4‑35‑7, footnote 8) appears to bar the board from granting a special permit for conversions on nonconforming lots. Several members said they were sympathetic to Miceli’s position but felt constrained by the local bylaw’s language and recent precedent. The board discussed possible remedies — a legal appeal in court or a change to the local bylaw through the city legislative process — but said both could be time-consuming and expensive.

The board offered Miceli a continuance to the May 14 meeting so he could present a written legal memorandum or case law showing that Chapter 40A §6 should override the local footnote 8 in this instance. Members noted an ADU (accessory dwelling unit) appears to be an as‑of‑right path in some cases and suggested the applicant consider that route if he prefers a faster approval path.

A motion to continue the hearing to May 14, 2025, was made and approved by voice roll call.","The board continued an appeal of Building Commissioner Fred Bray’s denial of a building permit for conversion of 54 Lawrence Street to a two-family, citing a conflict between local footnote 8 and Massachusetts General Laws Chapter 40A §6; applicant was given until May 14 to provide legal authority or withdraw.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6081111,"Zoning board approves 6-foot fence with scrim at 225 Arlington Street",542,362000,904000,"/Search/View?dp=1&key=2943686-2a32933aa32f4b482e59aabf95b73bf0&start=362&end=904","https://assets.pipeline.soar.com/2943686-2a32933aa32f4b482e59aabf95b73bf0/thumbnail_362000.jpg","/articles/6081111/Framingham-City/Middlesex-County/Massachusetts/Zoning-board-approves-6-foot-fence-with-scrim-at-225-Arlington-Street","https://secure.pipeline.soar.com/6081111-6a059a921d93b7bb91c33c46464de025/orig.mp4?Expires=1771144938&Signature=Gliov0Ro3GhluWwOvOafVc8RoBSE-cjamHmx-G1N6oJ1pQh94Z9XokSHrjr81J5yxKwEsjxUD09MW65uL7noUF6Ln5rGGSShOs7zq4~a5AXmn-xtJmb9NBUYSd6qPfn799bVC3T9gx-O3oeItvIrLTUtKz9hBjYeNkceMgjbsIvv4QEGsUGPQTdYgJag9t9q21q40wSNoW1kPK7OvHjg0mXyl5IzZgsqaHsX9Y~i8-pvSBSgOMjZ~T2qGFnwxSUteKNYjZnD2OpZYjTqmE5Ys4SUS0oJxwVxHEwWuHKpGCZjJ7b5j2weAlY~e10mTxP4uePhTU0g6Qm0n1qeZDUdrA__&Key-Pair-Id=KUT5TJCACFTXG","Framingham City’s Zoning Board of Appeals on April 9 approved an amendment to existing special permits allowing the erection of a six-foot fence at 225 Arlington Street, with the condition that the fence be covered with scrim and that no other changes be made to previously issued permits.

The change was requested by property owner Michael Knapp, who told the board he had put up fencing after repeated dumping on the property and cleared brush and garbage. Knapp said he is not seeking to add more “disabled cars” to the site and described the request as a way to keep the space cleaner and allow short-term storage of materials such as plows or bricks for contractors.

Board members asked for clarity about the fence already installed and its height. Knapp said he initially installed an eight-foot fence and cut it down to six feet after being advised the original permit required six. During discussion the board asked that the newly erected section be screened to avoid visual blight and discourage dumping from passersby; Knapp agreed to add scrim.

A motion to approve the amendment — allowing a six-foot fence covered with scrim and specifying no other changes to the earlier special permits — passed on a roll-call vote. Members recorded their votes in the meeting: Mister Meltzer voted yes, Mister Yam voted yes, and the chair voted yes.

Board members briefly discussed barbed or concertina wire; the applicant said he would not install such measures at this time, and members signaled concern about hazards and aesthetics and noted they could revisit if issues arise.

The board’s formal action was limited to amending the special permits to authorize the fence with the stated condition; there were no changes to use or other permit terms that night.

The board closed the item after the vote and moved to the next scheduled case.","The Framingham Zoning Board of Appeals approved an amendment to existing special permits to allow a six-foot fence and require visual screening at 225 Arlington Street; applicant said the fencing stopped illegal dumping and he does not plan to increase vehicle storage.","actionData","errors"]

Article not found

ZBA to visit site after mixed reaction to request to expand vehicle sales at 2 Roxanna Street

ZBA schedules site visit and continues pool-house variance at 119 Parmenta Road to May 14

ZBA continues appeal over conversion of 54 Lawrence Street, asks applicant to supply legal memo on footnote 8

Zoning board approves 6-foot fence with scrim at 225 Arlington Street