21 Cochituate Road — Restaurant Special Permit Approved
The Zoning Board of Appeals unanimously approved three required actions for Millbrook Group LLC’s proposal to convert the historic Collins Market building and currently Senne Real Estate at 21 Cochituate Road into a café and bistro called Town House. The structure is pre-existing and nonconforming, located in both the Aquifer Protection District and the local and national Historic District.
During public comment, Gretchen Schuler of the Historic District Commission and abutter Margery Baston of 11 Cochituate Road, raised concerns about outdoor lighting, noise, screening and town-wide parking constraints. Schuler requested conditions related to protecting the adjacent residence, while Baston urged the town to pursue coordinated parking solutions.
ZBA Chair Thomas White reiterated that off-site parking is outside the ZBA’s jurisdiction and will be reviewed during Planning Board site plan review. White clarified that the proposed outdoor terrace in the back of the building was also not part of this application because any outdoor seating requires Planning Board site plan review.
The board first determined that the lack of off-street parking was “not substantially more detrimental” than the existing use under Bylaw Chapter 198 Article 401.1.2. White said both the former and proposed uses operate with zero on-site parking, making the finding straightforward. Adam Hirsh and Justine Paul agreed the primary parking risk rests with the applicant. Shaunt Sarian suggested a valet parking solution to address the parking issue, which is considered by the board but ultimately deemed a business decision.
The board then approved a special permit under Article 198.203.1 language for a change of use on a pre-existing nonconforming structure deciding the change of use would not create conditions that would derogate the character of the neighborhood as noted in the bylaw.
A separate restaurant special permit under Article 1102.1.1 was also approved after members found a clearly established need for a café, citing community survey results and public support.
The project now enters its 21-day appeal period.
297 & 311 Boston Post Road — URBN/Terrain Signage Approved
Attorney Josh Fox presented for URBN on a signage package for the forthcoming Terrain retail, restaurant and event venue at 297 and 311 Boston Post Road. The application sought a special permit under Article 501.1 to exceed the 40-square-foot aggregate sign limit and to allow two halo-lit “reverse channel” wall signs for Terrain Café and Terrain Gardens.
Fox and URBN Planning Director Jennifer Caliagas explained that the building sits more than 250 feet from Boston Post Road and that multiple separate uses — retail, restaurant, and bridal suites — require distinct signage. Caliagas showed examples of halo-lit signs used at Urban Outfitters properties nationwide, explaining that the lighting produces a soft back-glow rather than direct illumination. She said the signs will remain lit overnight while landscape lighting shuts off on timers.
White noted that the bylaw’s intent when restricting internal illumination was to prohibit large glowing corporate signs such as former Exxon panels, not modern reverse-channel lighting. The board unanimously approved the relief, finding the signage appropriate for the site’s scale and consistent with past approvals.
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7 East Road — Revised Plans Approved
The board approved a special permit for homeowner Charlie Mazokopos to reconstruct a single-family dwelling at 7 East Road on a pre-existing nonconforming lot. Architect Josh Fox presented a significantly revised design following board feedback at a prior hearing. Changes included reducing roof height by more than six feet, altering roof pitches, removing attic stairs and reducing massing along the street frontage.
Multiple members praised the revised plans. Hirsh called the redesign “above and beyond.” Gennis said the updated scale addressed neighborhood concerns. With no objections from abutters, the board unanimously granted the permit with standard conditions requiring substantial conformity to plans dated Oct. 28.
42 Pemberton Road — Continued to December 9
The application from Cara and Ethan Rice to expand their home at 42 Pemberton Road was continued to December 9 after board members noted inconsistencies between the applicant’s description and the submitted elevations.
Contractor Steve Comolli said the project proposed extending the front wall eight feet forward, increasing usable interior space. White requested updated drawings because elevation sheets did not match the described roof changes. The board continued the hearing unanimously, with Comolli agreeing to submit corrected plans.
22 South Street — Special Permit Approved
The board unanimously approved a special permit for Justin and Sarah Woodside of 22 South St. to construct a 945-square-foot rear addition on a pre-existing nonconforming corner lot with three front-yard setbacks. Engineer Brian Nelson of MetroWest Engineering described the project, which includes replacing an older septic system with a Title 5-compliant system and adding stormwater infiltration for new roof areas.
The lot is one square foot short of the 20,000-square-foot minimum. Four neighbors submitted letters of support, and no abutters opposed the project. The board found the scale consistent with surrounding homes and granted relief under Sections 4.1.1.2 and 2.03.1.
149 Woodridge Road — Special Permit Approved
A special permit was granted for homeowner Nicholas Haddad and Amy Silberbogen to convert an existing open deck at 149 Woodridge Road into a screened porch. Contractor Peter Evans of New England Sunrooms explained that the porch will be elevated on piers and moved farther from the existing 0.5-foot side setback of the garage. Conservation Commission approval has already been issued.
Adjacent owner Shari Shultz (153 Woodridge Road) attended to ask whether the project encroaches onto her property. White confirmed that the porch is not located near the disputed boundary area. The board corrected the application to reflect the accurate 0.5-foot existing setback and approved the request.
43 Plain Road — Continued for Redesign
The board continued a contentious application from IPA Development LLC to Dec. 9 after a large group of neighbors objected to the proposed demolition and 5,500-square-foot reconstruction at 43 Plain Road.
Abutters raised concerns, including stormwater runoff into low-lying lots, increased massing, traffic visibility at the Glen Road intersection, tree removal, and lack of topographic, drainage, or height calculations. Several residents said the design resembled a commercial structure and did not match the neighborhood’s scale of capes and colonials.
White said the application was “flawed” because it described the project as an addition while proposing a full demolition, and because submitted elevations showed a 37-foot height measured incorrectly from high rather than mean grade. The board directed attorney Andrew Delorey to submit a full site plan with topography, corrected height calculations, a massing study, driveway location, and neighborhood-appropriate redesign after meeting with abutters.
13 Harrison Street — Special Permit Approved
The board closed the evening approving a special permit for a 219-square-foot kitchen, mudroom and second-floor extension at 13 Harrison St.. Architect Alan Julius said the additions increase lot coverage by about 1 percent and do not intrude further into existing side setbacks. No abutters opposed the project. White praised the plans as an example of sensitive design on a small, nonconforming lot.
Procedural Updates
Building Commissioner Nathan Maltinsky informed the board that application deadlines must now follow the bylaw’s 35-day minimum before a hearing. He also reported that Wayland Swim & Tennis Club at 228 Glezen Road intends to submit a request to increase its membership by 25 families and asked what month may accommodate a larger public turnout. White suggested January or February, with the possibility of an earlier start time depending on the docket.
