Southborough ZBA continues hearing on multiple-use permit for 355 Turnpike Road after abutter concerns

The Southborough Zoning Board of Appeals on Oct. 15 continued the public hearing for a special permit requested for 355 Turnpike Road to allow multiple uses on a single lot, including used automotive sales and service.

Tarsus Pedroso, representing Pratt's Automotive (the applicant), told the board the site has historically hosted automotive, body-shop and related uses and that the petitioner sought to update the permitted uses to include used auto sales and service; Pedroso said discussions with site-planning staff indicated a rough inventory of about 20 cars for display. The application packet shows the property lies in the Industrial zoning district and requests relief under sections 174-9 and 174-8(c)(2) of the zoning bylaw.

Multiple town departments and abutters identified unresolved compliance work. Planning Board Chair Mimi Luttrell and Town Planner Karina (name in record) told the ZBA the site's official site plan dated to 1986 and that additional uses have been added since without formal plan updates; the Planning Board memo said the lot is out of compliance with the zoning bylaw and that one use on the lot (Finest Granite) may not be permitted in the district unless its operation is limited to showroom-only functions. The Conservation Commission submitted a September 15, 2025 memorandum noting an open order of conditions for construction of a compliant Title 5 septic system to replace a failed cesspool, and raising concerns about stormwater outlets, catch basins and that paving and other work had occurred outside approved plans. The Planning Board memo recommended the applicant pursue a site-plan modification and obtain confirmations from Conservation and Board of Health.

Several abutters spoke at length. John Bodolini Jr., who said he owns property directly behind 355 Turnpike (357 Turnpike Road) and additional nearby lots, described repeated instances of vehicles and materials encroaching beyond property lines, a second curb cut, and trucks and equipment parked on or over adjacent property. Bodolini asked why the property owner was not present. Tony Madri, another nearby property owner, described debris, manufacturing remnants and snow being dumped on adjacent parcels, and said prior unlicensed sales have occurred at the site. Those neighbors urged the ZBA to require the property owner to resolve outstanding enforcement and permitting issues before allowing expanded use.

Board members focused on the bylaw standard asking whether adding the proposed uses would be "more detrimental" to the neighborhood. Several members noted that multiple uses on a lot can be approved when appropriate, but that the Planning Board site-plan review and Conservation conditions needed to be addressed before final approval. The ZBA discussed options including conditioning approval on outside-board signoffs and continuing the hearing to avoid a denial that would bar reapplication for two years under the bylaw. Members and staff urged the applicant to return with the property owner or a representative and with an engineer/site plan that reconciles the 1986 plan, parking calculations and conservation items; the board recommended coordination with Planning and Conservation and said peer review/site improvements would be handled by those boards.

After discussion the ZBA voted unanimously to continue the public hearing to Nov. 19, 2025, to allow time for the owner/applicant to work with town departments and submit updated plans and evidence that conservation and site-plan items have been addressed. Board members said a continuation would avoid imposing a denial that would delay the applicant legally and financially if the outstanding compliance matters could be resolved.

No vote on the underlying special-permit request was taken; the matter remains pending the Nov. 19 continuance.