[{"_1":2,"_99":-5,"_100":-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],{"_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",6552054,"mediaKeyId","5213445-d546d6b5736aa061d2099aee6c05df7f","parentId",5213445,"title","Norwood ZBA approves expansion of Norwood Gulf service station with strict conditions on lighting, landscaping, hours and storage","audioSeconds",4752,"startMs",1709000,"endMs",6461000,"viewUrl","/Search/View?dp=1&key=5213445-d546d6b5736aa061d2099aee6c05df7f&start=1709&end=6461","thumbnailUrl","https://assets.pipeline.soar.com/5213445-d546d6b5736aa061d2099aee6c05df7f/thumbnail_1709000.jpg","articleUrl","/articles/6552054/Town-of-Norwood/Norfolk-County/Massachusetts/Norwood-ZBA-approves-expansion-of-Norwood-Gulf-service-station-with-strict-conditions-on-lighting-landscaping-hours-and-storage","mediaUrl","https://secure.pipeline.soar.com/6552054-1ba1e5285f88d88eaa94a30d0f34ba61/orig.mp4?Expires=1771207366&Signature=ChMUy16C7FmJr4b2A4FHzZiNbBVNTwxvttNbrkME3aMIUFC1K7zvG-uoZRQvczus5iY4KTRBufewwz6g-WkBNyKvO~EnlpVFTEZYrRdgWXPoi2noBljHefevxI262pHwJ50BxwpjGwCkhXbQKxHGHI8QOOwHfENrPqRw9L1fqATF3hqCH5xyrJHMJe3ElSIEYs7Am9D2VDgsxCGnOadPzx7SAxYGamN-f9nrnMpWGeVdwTKu5fZCNrZx9jHzDd-uRousOMh~tovaYlNm6nJXJvXFZ6NLuNMNd0WxDduBWHddNwF5a3LSVYJe7z-YLXZl22GkZMt7dKunovnJHKmMbg__&Key-Pair-Id=KUT5TJCACFTXG","author","Norwood","date","2025-07-07T13:53:04Z","article","After extensive public comment and revised plans submitted this month, the Board of Appeals of the Town of Norwood on July 1 approved Case 25‑02, a special permit under Section 5.2 to allow a three‑bay addition and related site modifications at the Norwood Gulf service station (707). The board attached multiple conditions addressing lighting, landscaping, hours of vehicle service, exterior storage, fencing and certificate of occupancy requirements.

Attorney David Hearn Jr. presented revised plans submitted in late June and said the revisions responded to many of the board’s previous concerns. Engineer Tim Power reviewed the site plan (C100), planting plan (L100) and a photometric lighting plan; the plans showed additional perimeter screening, a relocated dumpster on a concrete pad, designated snow storage areas, and downward‑facing, shielded fixtures intended to minimize spill beyond property lines. Hearn said the team agreed to specify warmer (3,000 Kelvin or less) fixtures and to restrict most side and rear exterior lighting to motion sensors.

Owner William Manjuri said the business is busy on Saturdays and requested extended bay hours, explaining the request would help customers. \"We’re getting a little bit busy on Saturdays. It’s better to be from 7 to 5 on Saturdays,\" Manjuri said. The board limited vehicle service hours to 7 a.m. to 6 p.m. on weekdays and 7 a.m. to 3 p.m. on Saturdays, and the board explicitly excluded gasoline and convenience‑store sales (and emergency repairs) from those service‑hour limits.

Neighbor concerns were numerous. Resident Debbie Homewood said storage and on‑site clutter have been longstanding problems at the property and urged the board to avoid vague conditions that would be hard to enforce: \"We’ve got tires. We’ve got oil tanks. We’ve got 50‑gallon barrels…there’s just no room,\" she said. Another resident, Bridal (Parmetier), asked for clearer screening along Ridge Road; several neighbors asked that evergreen screening be added so the site is less visible in winter.

The board’s approved conditions (summarized) include:
- All new and existing lighting on the sides and rear to be controlled by motion detectors (10‑minute shutoff) when the business is closed; front‑facing lighting and existing parking‑lot poles remain as installed but shall be downward‑facing and may be shielded; maximum spill at property line limited to 0.5 foot‑candles; fixtures to be 6–8 feet above grade for wall‑mounted fixtures (higher over garage bay doors); color temperature 3,000 Kelvin or lower. The board referenced the submitted Holbrook lighting plan dated 06/23/2025.
- Landscaping: the plan designated L100 (RBL Design, dated 06/23/2025) to be installed within one year and plantings to be installed, maintained and replaced as necessary; the applicant will coordinate any plantings in town right‑of‑way with DPW.
- No overnight parking or long‑term parking of vehicles unrelated to business operations beyond service hours; vehicles may be on site only if delivered for or in the process of service. Convenience‑store and gas operations not restricted by the service‑hour limits.
- No exterior storage of tires, drums, equipment or other materials; all such materials to be kept inside the new storage room indicated on the approved site plan.
- The East Cross Street gate will be used only for emergency situations or building repairs/renovations; customer vehicles shall not be moved into or out of service bays via that gate.
- Repair or replacement of existing stock gate and vinyl fencing along East Cross Street; fence height specified at 6 feet where required and encroachments to be corrected.
- Building exterior walls for the new addition to match brick or brick‑veneer similar to the original front facade.
- Certificate of occupancy (temporary or permanent) for the new three‑bay addition will not be issued until the applicant demonstrates compliance with the conditions of this decision and specified prior ZBA cases (25‑09 and 25‑10) and the planning board’s 2023 site plan as modified in 2025.

The board received numerous technical clarifications during the hearing: the applicant agreed to relocate the former clothing‑collection bin and an air‑vac machine as shown on the revised plan; truck turning templates were provided for dumpster servicing; snow storage areas were marked on the plan; and the applicant agreed to stake or re‑stake property lines to identify any fence encroachments for correction.

After deliberation the board voted to approve the special permit with the conditions above and with attachments to the decision including the site plan (C100), planting plan (L100) and lighting plan dated 06/23/2025. The motion passed on a roll call: Rachel yes; Shannon yes; Joanne yes; Al no; Chair yes (motion passed 4–1).","mediaType","Video","parentTitle","Zoning Board of Appeals 7.1.25","oneSentenceSummary","After extensive public comment and revised plans submitted this month, the Board of Appeals of the Town of Norwood on July 1 approved Case 25‑02, a special permit under Section 5.2 to allow a three‑bay addition and related site modifications at the Norwood Gulf service station (707).","taxTitle","Town of Norwood, Norfolk County, Massachusetts","taxId",52806,"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},6552057,"Norwood ZBA approves Moderna permit to store ice‑control chemicals; limits site to MTC‑N Lot 5 with containment requirements",828,815000,1643000,"/Search/View?dp=1&key=5213445-d546d6b5736aa061d2099aee6c05df7f&start=815&end=1643","https://assets.pipeline.soar.com/5213445-d546d6b5736aa061d2099aee6c05df7f/thumbnail_815000.jpg","/articles/6552057/Town-of-Norwood/Norfolk-County/Massachusetts/Norwood-ZBA-approves-Moderna-permit-to-store-icecontrol-chemicals-limits-site-to-MTCN-Lot-5-with-containment-requirements","https://secure.pipeline.soar.com/6552057-7ce466b2ba779e3cc700c17fc9057c66/orig.mp4?Expires=1771207366&Signature=T89IETCcvhZ4ciuj8wMbdDwIRhk1VwxPfQ3ULWjVjaRWfyBNuUpQCSAAXQ9qwTvQ4nofUqgOhmiFMslaUP2UQbpH4MULLUFNwi4uopcO4BBpMty3WnsAMh2qc8jtugTHA~n6Dy5dekz-6FCBd4dZN5rF7mVf31JdBbDCut0sJlCse0cNrr9pgfK1Bq9XzY8-emJkxP-pnxaFLtoCWv~J4sVM5X~a1~PFVlaHZODmzJteGubA3K7JcBFb-6wiecI5YMfYfKBjcobKOwvrtq0bg0KX1MGYytaoH2OEvyhM7pp1K0kCmZN-NFGIuhYEk0rjj-loH-tX0KOXwdcOgHLrew__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Appeals of the Town of Norwood on July 1 approved Case 25‑13, a special permit under the town zoning bylaw (Section 9.20.5(j)) allowing Moderna to store quantities of ice‑control chemicals on its 1 Moderna Way campus that exceed the local one‑ton threshold requiring state reporting.

Josh Haines, representing Moderna’s environmental, health and safety staff, told the board the company seeks on‑site winter storage to keep up with de‑icing requirements across roughly 40 acres of paved area on the campus after recent site expansions. \"We would like to store in excess of 25 tons,\" Haines said, adding that the company would not store that amount during summer months but would maintain a par level through the winter.

Haines proposed storing the material at a location known to the applicant as the Forbes Mansion area — an area he said is tucked away from pedestrian traffic. He described storage containers similar to covered, impermeable top dumpsters the company used in previous winters and said the containers would be monitored and refilled, rather than left as single deliveries.

A nearby resident, Kim Reggiani of 5 Barbary Lane, asked whether the storage presented a risk to abutting residential properties. Haines answered that the concern prompting the permit is potential point‑source contamination of the underlying aquifer and wetlands rather than an immediate risk to nearby homes, and he offered to show neighbors the planned storage location.

The board noted a clerical correction in the public notice: the permit sought relief under §9.20.5(j) (storage of ice control chemicals and quantities requiring state reporting) in the Water Resource Protection Overlay District. Board member Joanne said the application must include containment measures to prevent run‑off into wetlands. The applicant committed to installing silt socks or similar perimeter barriers and to administrative monitoring and inspection of the site.

The board voted to approve the special permit with the following key terms: the storage location is limited to MTC‑N Lot 5 (Forbes Mansion lot); storage will be contained behind impermeable covers with perimeter silt socks or similar barriers; and the applicant must coordinate locations and any future changes with the town. Board member Churchill recused herself from this matter.

The motion carried on a roll call of board members present; the applicant was instructed that if Moderna seeks a different storage site later it must return to the board for modification or amendment of the permit.","The Board of Appeals approved a special permit for Moderna to store quantities of ice‑control chemicals requiring state reporting under the Water Resource Protection Overlay, with the storage limited to MTC‑N Lot 5 and barriers required to prevent runoff.",{"_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},6552062,"Norwood ZBA continues hearing on Codman Road home addition; applicant asked to clean property and provide precise square footage",658,89000,747000,"/Search/View?dp=1&key=5213445-d546d6b5736aa061d2099aee6c05df7f&start=89&end=747","https://assets.pipeline.soar.com/5213445-d546d6b5736aa061d2099aee6c05df7f/thumbnail_89000.jpg","/articles/6552062/Town-of-Norwood/Norfolk-County/Massachusetts/Norwood-ZBA-continues-hearing-on-Codman-Road-home-addition-applicant-asked-to-clean-property-and-provide-precise-square-footage","https://secure.pipeline.soar.com/6552062-1d5834212d8d7ab4c229f1a22035dac3/orig.mp4?Expires=1771207366&Signature=VqQKL-Dz6KXvWfTOqCaN5Wa4aoGvaaax9a7KLvmkPZ7-MK-4gRGQpReclln4I4-2JBIwLhoVklxf1sIQjGbWEFJcqzPLuWzNpL7YrFAfQ-XErofd2synOfC1~V1hshS3TlhiuRENNUnx-NEi-d2l-XAodpg5Re0xY8cQVLOI-pnT-EUtw5KxfIFFayJT9o~xlbMme4d0L86Z6oH6syDhUFbr-Q8QXfAlKcMCosfZ5R39AZcnvyboWHu6Fe2I9Q1nePyLFsPKzid3rtKt1IO9uAnKV9iKRAlI2xx02BFsO3mtWf33QcZsKqoRu3tqlYG0nzzu~zbbwR5mUvKKuttoQw__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Appeals of the Town of Norwood on July 1 continued the public hearing for Case 25‑14, a request for a special permit under Zoning Bylaw §5.4 to add an addition to a single‑family home at 201 Codman Road that would increase habitable floor area by more than 25 percent.

The applicant, Lucas Clark, told the board he plans to push back the rear corner of the house, change the rear roof slope, add dormers and remodel the kitchen and plumbing. \"I've been chomping at the bit to clean this thing up and get it livable,\" Clark said, and said he had removed household debris and dumpsters but needed additional funds to finish the cleanup. \"I'll get the fridge out of there. I'll take the storm door off,\" he added.

Board members pressed Clark for precise measurements. The board said the application lacked the total square footage for the rear addition and the dormers that appear on the plan. The board also raised neighbors' concerns about property upkeep. A board member told Clark the front yard needed cleaning and items such as a refrigerator and broken storm door should be removed before the board would proceed with a final decision.

The board voted to continue the public hearing to Aug. 5, 2025, at 7 p.m. at the Norwood Senior Center and left the public hearing open. The continuation carries three specific requests from the board: provide the new square footage totals for the first floor addition and second‑floor dormer work; confirm that the building height will not increase beyond the existing apex; and clean the property’s visible exterior (front yard and driveway) so it is not an eyesore to neighbors.

The hearing notice filed with the board said plans are on file with the zoning office and that the application seeks relief under Zoning Bylaw §5.4 for a preexisting nonconforming lot. The applicant declined to provide exact new square footage at the July 1 meeting, and asked for time to obtain the measurements.

The board’s motion to continue was seconded and carried by unanimous voice vote. The applicant was told to return with the requested measurements and evidence of front‑yard cleanup at the Aug. 5 meeting.","The Norwood Board of Appeals on July 1 continued the public hearing on a special permit for an addition at 201 Codman Road (Case 25‑14). The applicant must remove debris from the front yard, provide total added square footage (including dormers) and return on Aug. 5, 2025.","actionData","errors"]

Article not found

Norwood ZBA approves expansion of Norwood Gulf service station with strict conditions on lighting, landscaping, hours and storage

Norwood ZBA approves Moderna permit to store ice‑control chemicals; limits site to MTC‑N Lot 5 with containment requirements

Norwood ZBA continues hearing on Codman Road home addition; applicant asked to clean property and provide precise square footage