Newton Centre, MA Zoning Board of Adjustment
Sundays tracks every public Zoning Board of Adjustment meeting in Newton Centre, MA and summarizes what was decided — variances, site-plan and subdivision applications, and Board of Adjustment hearings. Land-use items are kept off the weekly Sundays email (they're a specialist read), but every one is archived here and verified against the official meeting record. 63 items on file; most recent August 29, 2026.
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395 Lexington Street — Special permit/site plan approval to change nonconforming residential use to 4 units in one building; parking and driveway relief (approved)
The committee heard a proposal to replace an existing nonconforming two-family dwelling at 395 Lexington Street with a four-unit residential building near Auburndale Village Center. Public commenters and councilors focused on traffic and driveway safety at the nearby signalized intersection, while others supported the housing and design. The committee closed the public hearing and approved the special permit/site plan with standard conditions; the vote was unanimous.
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99 Oakdale Road — Special permit for addition/dormers exceeding facade ratio and extending nonconforming front setback and stories (public hearing opened; held/continued)
Planning staff and the homeowners/architect presented a proposal at 99 Oakdale Road to partially demolish and add a three-story rear addition with dormers, increasing floor area ratio and facade ratio and slightly reducing an already nonconforming front setback. Two residents spoke—one in support and one opposed due to size/affordability concerns. Committee members raised concerns about the magnitude of the FAR increase and requested redesign; the item was held/continued unanimously with the public hearing kept open.
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74 Needham Street — Special permit request for 4-story commercial building with dimensional and parking relief (public hearing opened; held/continued)
The committee heard the petitioner and planning staff on a proposal to replace an existing one-story commercial building at 74 Needham Street with a 4-story, 48-foot commercial building with underground parking and multiple waivers. Members raised questions about parking, bike parking, EV charging, abutter outreach, and the height/setback rule. The item was held/continued with the public hearing kept open by unanimous vote (one abstention noted).
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Appointment of Chris Marowitz to the Zoning Board of Appeals
The committee interviewed former councilor Chris Marowitz for appointment to the ZBA, discussed his experience and views on public participation and variance standards, and voted to approve his appointment. The vote was unanimous.
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COO response: prior building assessment, capital needs magnitude, and compliance standards
The COO reminded the committee of a 2011 assessment of 55 municipal buildings that informed the CIP and said City Hall’s capital needs could easily reach “hund00 million.” He emphasized the need for enough information to ensure projects dovetail over time and stated the windows work would be held to required building and energy codes, including variances as applicable.
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Second call debate and vote: 60 Brookside special permit proposal for four residential units
On second call, the Council debated item 104-26 concerning 60 Brookside, a proposal to replace an existing two-family with four residential units. Councilors discussed affordability, neighborhood impacts, setbacks, parking, zoning policy, and the special permit process. The motion failed 13-11, short of the 16-vote threshold.
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Hold with public hearing kept open: Rose Street (detached ADU, reduced setbacks, oversized dormers, exceed FAR)
The committee continued the public hearing for item 207-26 (Rose Street) regarding a detached ADU over a two-car garage requiring relief for FAR, reduced side/rear setbacks, and oversized dormers. After Planning and petitioner presentations and public concerns about setbacks, drainage, height perception, and a tree, the committee voted to hold the item and keep the public hearing open.
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Special permit approval: 43 Newell Road (exceed FAR)
The committee heard a Planning Department presentation and petitioner testimony for item 226-26 (43 Newell Road) to exceed FAR for additions to an existing single-family home. With no public comment, the committee closed the public hearing and approved the special permit with standard conditions.
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Discussion of possible zoning amendments to Section 1.5.3 (Chapter 30) regarding transformer setbacks
The committee discussed whether zoning setback rules should be amended to better accommodate electrical transformers needed for electrification. Planning staff and Eversource described transformer siting constraints, examples of projects affected by setbacks, and the importance of early coordination. The committee voted to hold the item and asked staff to explore process improvements.
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Special permit approval for 33 Aspen Ave (rear/side additions exceeding FAR)
The committee reviewed petition 228-26-26 for rear and side additions at 33 Aspen Ave, including a mudroom/kitchen bump-out and an attached two-car garage, requiring FAR relief. After public hearing with no public speakers and committee discussion, the committee closed the hearing unanimously and approved the petition with one dissenting vote.
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Continue/hold petition for 22–24 Mechanic Street (FAR and façade ratio relief for raised/rebuilt two-family)
The committee heard staff and petitioner presentations on petition 227-26 to raise and rebuild a two-family at 22–24 Mechanic Street, seeking FAR and façade ratio relief. Members raised significant concerns about the magnitude of façade ratio relief and requested redesign options. The committee voted unanimously to keep the public hearing open and hold the item.
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Special permit/site plan approval for 1100–1102 Beacon Street (3 stories/36 ft height, parking waiver, ground-floor residential use in BU2)
The committee reviewed petition 130-26 for a four-unit townhouse building at 1100–1102 Beacon Street, including relief for 3 stories/36 feet, parking waivers, and ground-floor residential use in BU2. The committee closed the public hearing unanimously and voted to approve the item with one member opposed and one abstention.
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Second call: Special permit for 14 attached single-family dwellings at 93–103 Thirstston Road (with neighborhood liaison committee condition amendment)
The Council approved item 131-26 for 93–103 Thirstston Road to allow 14 attached single-family dwellings with reduced setbacks and other relief. Before final passage, the Council adopted an amendment adding a required neighborhood liaison committee during construction. The amended item then passed unanimously.
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Second call: Special permit at 91–93 Newtonville (facade ratio, three stories, setback, retaining wall, and parking relief)
On second call, the Council approved item 175-26 for 91–93 Newtonville, granting special permit relief including exceeding residential façade ratio, allowing three stories due to slope, extending a nonconforming front setback, allowing a retaining wall over four feet, and altering nonconforming parking. The item passed unanimously.
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Zoning & Planning Committee report
Councilor Wright reported two Zoning & Planning items held for discussion: item 57-26 on dimensional controls aligning with use zoning, and item 65-26 on zoning setbacks related to transformers and an Eversource project.
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Fiscal Operations Report (End of May): Carryforward, Variances, Utilities, Contracted Services, and Reimbursements
CFO Liam Hurley reported the district projected approximately $1.1 million in carryforward versus a $2.5 million goal, leaving a shortfall of about $1.5 million. He reviewed major variances including aide staffing overages, substitute savings, utilities demand charges, maintenance pressures, contracted services (Precision and Sunbelt), special education tuition counts, and state reimbursements (circuit breaker and transportation). Members discussed implications for FY27 and future budgeting.
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Committee deliberation and straw vote: raised beds in setbacks (setback distances, height limits, and trellis provision)
Following the public hearing, the committee discussed concerns and potential compromises on allowing raised beds in setbacks, including front-yard sight-line safety, side-yard impacts in denser districts, enforceability, and trellis height. The committee conducted a straw vote indicating support for a compromise framework.
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Public hearing testimony on raised beds in setbacks (support, opposition, and safety concerns)
Multiple residents and community representatives testified on Ordinance 42-26. Most supported allowing raised beds in setbacks for gardening access, soil quality/lead concerns, and consistency with other allowed structures; one speaker raised traffic sight-line safety concerns from front-yard raised plantings and asked for clear guidelines.
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Planning Department presentation: current ordinance interpretation, setback rationale, options, and case studies for raised beds
Planning staff presented how raised beds are currently treated as “structures” under zoning, why setbacks exist, and two option frameworks (including sidewalk clearance and 3-foot vs. 5-foot side/rear setbacks), illustrated with multiple property case studies and a summary table of how different districts would be affected.
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Public hearing opened: Amend Chapter 30 zoning to exempt certain raised beds from the definition of “structure” and allow placement within setbacks under conditions
The Chair read Ordinance 42-26, requested by Councilors Albbright and Kelley, proposing amendments to Chapter 30 zoning to exempt raised beds (4 feet or less) from the definition of “structure” and allow them within setbacks under specified conditions, and opened the public hearing process.
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Zoning & Planning Committee report (June 8 meeting): Item 42-26
Councilor Baker reported that the Zoning & Planning Committee met June 8 and advanced Item 42-26, an ordinance change to Chapter 30 to allow raised beds in front and rear setbacks under certain conditions. The item was noted as requiring 16 affirmative votes.
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Land Use Committee report (June 2 meeting)
Councilor Kelly reported on the Land Use Committee meeting of June 2, including multiple appointments/reappointments and two special permit-related items involving dormers and FAR relief. Items were reported as approved by the committee as stated in the report.
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2 Row Street — Detached ADU over two-car garage with requested relief (continued/held)
Planning staff summarized the 2 Row Street petition for a detached ADU over a two-car garage requiring relief for height, setbacks, and oversized dormers. The petitioner requested a continuance to revise plans due to a building code requirement for two means of egress; the committee voted to hold/continue the item with the public hearing kept open.
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Public comment — 60 Brookside Avenue (opposition and concerns)
Multiple residents/abutters spoke, largely opposing the four-unit proposal and requesting denial or reduction to three units. Concerns included setbacks and loss of separation/buffer, lot area per unit relief, drainage impacts from added patios/hardscape, and uncertainty about transformer placement.
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60 Brookside Avenue — Special permit for four attached single-family dwellings (two buildings) with associated relief
The committee reopened the hearing on 60 Brookside Avenue and received an updated presentation from the petitioner and Planning Department describing design revisions, reduced waivers, and updated site/parking/landscape plans. The committee then heard public comment, discussed key issues (setbacks, parking, trees, transformer), and later voted on the item.
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Zoning & Planning: ordinance change to Chapter 30 regarding raised beds and setbacks (public hearing to be set)
Zoning & Planning reported that items were held and requested a public hearing be set for May 11, 2026 for item 42-26, an ordinance change to Chapter 30 to allow raised beds in front and rear setbacks under certain conditions.
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Discussion of zoning setback issues for ground-mounted electrical transformers (possible amendments to allow setback relief/clarification)
The zoning administrator requested discussion of possible zoning amendments related to transformer setbacks, citing increased electrification and utility placement requirements that can cause minor encroachments and delays. Staff presented examples from multiple projects and councilors raised concerns about aesthetics, safety bollards, utility “code book” requirements, and whether issues are foreseeable in design. The committee voted to hold the item.
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19 Saxon Road: exceed residential facade ratio (and floor area ratio) for rear addition and detached garage
Planning and the project architect presented a rear addition and detached garage at 19 Saxon Road requiring facade ratio relief due to grade and basement story counting. The committee supported the design, closed the hearing, and approved the special permit unanimously.
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104 Eldridge Street: attached garage extending nonconforming floor area ratio
Planning presented a request to construct an attached garage within the footprint under an existing deck, increasing FAR from 0.56 to 0.60 (0.38 allowed). After brief public support and committee questions about size, the committee approved the special permit.
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Public hearing continued: 93–103–0 Thirstston Road (16 attached single-family dwellings; dimensional and parking relief)
The committee heard planning and petitioner presentations and extensive public testimony focused on the Lupian path, density, setbacks/privacy, traffic and curb cuts, drainage/wetlands, blasting risk, and construction operations. Committee members requested redesign options (including fewer units and fewer curb cuts) and kept the public hearing open.
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Withdrawal without prejudice: request to exceed FAR at 11 Richfield Road
The committee accepted the petitioner’s request to withdraw petition 94-26 without prejudice. A committee member noted a disagreement about parcel size assessment methods and asked for alignment before any future return.
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Land Use Committee report (items approved)
The Land Use Committee reported on actions from its May 12 meeting, approving three docket items: 164-24 (retaining walls amendment), 165-26 (extend nonconforming at 104 Eldridge Street), and 166-26 (exceed FAR/facade ratio at 19 Saxon Road).
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Special permit and site plan approval for second-story addition; exceed facade ratio — 5 Rose Drive
The committee reviewed a second-story addition to a one-story single-family home on an undersized corner lot, increasing FAR to 0.57 and facade ratio to 67. Two neighbors spoke in support and the petitioner reported additional supportive outreach. After brief discussion including design comments about window placement, the committee approved unanimously.
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Special permit for 1.5-story rear addition; extend nonconforming FAR — 54 Bonad Road
The committee heard planning and petitioner presentations for a rear addition and interior reconfiguration including a new stair to finish attic space, increasing FAR to 0.51 where 0.36 is allowed. With no public comment and limited committee discussion (including one member opposing on FAR policy grounds), the committee approved the petition.
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Special permit and site plan approval for three-story two-family dwelling; exceed facade ratio; extend nonconforming front setback; retaining walls; alter nonconforming parking — 91–93 Newtonville Avenue
The committee reviewed a proposal to rebuild a demolished/condemned former two-family site with a new three-story two-family dwelling requiring multiple zoning reliefs, including FAR 0.88 and facade ratio 62.7. After public comment, extensive discussion of topography, parking, and retaining walls up to 11 feet, and adding conditions for landscaping/stairs/materials, the committee approved the petition unanimously for second call.
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Special permit for second-story addition and small additions; extend nonconforming FAR — 38 Morsland Avenue
The committee heard planning and petitioner presentations for a second-story addition largely within the existing footprint, plus small first-floor additions, increasing FAR to 0.48 where 0.39 is allowed. After committee discussion including one member opposing due to lack of a compelling reason to exceed FAR, the committee approved the petition on a 6–1 vote.
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Special permit to construct attached garage and internal ADU; extend nonconforming FAR — 222 Winslow Road
The committee heard a planning presentation and petitioner presentation for an attached garage with an internal accessory dwelling unit (ADU) that would increase FAR to 0.48 where 0.36 is allowed. After public comment and committee questions about height, setbacks, and parking maneuvering, the committee approved the special permit.
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Public hearing: 335 Langley Road — retaining walls over four feet (lots 4 and 5)
Planning presented petition 190-26 seeking special permit/site plan approval for retaining walls over four feet at 335 Langley Road (lots 4 and 5 of a five-lot ANR subdivision). Public and committee members raised concerns about wall heights (including a 10-foot section), stormwater/runoff impacts on Bowen School fields, and the mismatch between submitted plans and the applicant’s stated intent. The committee kept the public hearing open and held the item for additional information and revised plans.
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Public hearing: 464 Dudley Road — extend nonconforming FAR and dormer/uninterrupted wall plane
Planning staff presented petition 189-26 for 464 Dudley Road to extend nonconforming FAR (to 0.31 from 0.30) and allow a dormer creating an uninterrupted wall plane. The petitioner described rebuilding within the original footprint and adding a rear sunroom of 164.7 sq. ft. The committee closed the public hearing and approved the petition unanimously (7-0, 1 absent).
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Amendment to Chapter 30 Regarding Raised Garden Beds in Setbacks
The committee discussed an ordinance to allow raised garden beds in setbacks with specific height and size limits, ultimately voting to schedule a public hearing for May.
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Discussion on Amendments to Enhance Preservation of Existing Homes
The committee reviewed data on home demolitions and discussed regulatory tools, including Floor Area Ratio (FAR) reductions and Large House Review, to disincentivize the replacement of modest homes with large redevelopments.
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Public Hearings on Land Use Items
The Land Use Committee reported on two public hearings held for requests related to non-conforming lot coverage and special permits. Both items were approved unanimously. The committee also called for additional public hearings on land use matters scheduled for upcoming dates.
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Request to Extend Non-Conforming Lot Coverage at 199 Otis Street
The resolution approved a request to extend the non-conforming lot coverage at 199 Otis Street. This was unanimously agreed upon by the committee during their March 24th meeting, reflecting community alignment on the matter.
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Request to Extend Non-Conforming Lot Coverage at 199 Otis Street
Ordinance 118-26 involves a request to extend the non-conforming lot coverage at 199 Otis Street. The proposal was reviewed by the Land Use Committee on March 24th and was unanimously approved.
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Land Use Committee Public Hearings
The Land Use Committee announced public hearings for two items: extending non-conforming lot coverage at 199 Otis Street and granting a special permit for oversized dormers at 25-27 Lewis Street, both previously approved.
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Special Permit Request for Non-Conforming Lot Coverage at 199 Otis Street
The land use committee reviewed a special permit request to construct a small accessory building at 199 Otis Street, Newton Centre, MA. The proposal sought relief for non-conforming lot coverage from 15.1% to 16.3%, with planning considerations including tree preservation, grading adjustments, and retaining wall modifications.
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Special Permit for Oversized Dormer at 25-27 Lewis Street
This resolution pertains to granting a special permit to construct an oversized dormer at 25-27 Lewis Street. The dormer extends the building's non-conforming three-and-a-half-story structure and increases the floor area ratio (FAR) from 0.69 to 0.85, surpassing the allowed 0.58. The committee approved the project despite concerns, citing neighborhood alignment.
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Special Permit for Accessory Building at 199 Otis Street
The resolution concerns granting a special permit and site plan approval to construct an accessory building at 199 Otis Street. The project required relief to increase non-conforming lot coverage from 15.1% to 16.3%, adding 333 square feet, while ensuring compliance with height, setback, and open space requirements. Planning and public feedback supported the resolution.
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Request for Special Permit for Oversized Dormer at 25-27 Lewis Street
This ordinance seeks approval for constructing an oversized dormer at 25-27 Lewis Street to expand the half-story attic area and increase the floor area ratio from 0.69 to 0.85. The proposal addresses space constraints on a small lot and aims to meet residential needs while maintaining neighborhood consistency.
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Request for Special Permit and Site Plan Approval at 199 Otis Street
The ordinance requests a special permit and site plan approval for constructing an accessory building at 199 Otis Street, requiring relief to increase non-conforming lot coverage from 15.1% to 16.3%. The proposal includes addressing grading, tree permits, and retaining walls while ensuring minimal detrimental impact to the neighborhood.
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Councilor Comments on 25-27 Lewis Street Proposal
Councilors debated the merits of the proposed dormer at 25-27 Lewis Street, balancing neighborhood impact and FAR considerations.
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Special Permit Request for Dormer Addition at 25-27 Lewis Street
The committee reviewed a request for a special permit to construct an oversized dormer and extend non-conforming floor area ratio at 25-27 Lewis Street.
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Neighbor and Community Feedback for 199 Otis Street Proposal
Neighbors expressed support for the 199 Otis Street ADU project, highlighting its compatibility with the neighborhood and minimal impact.
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Special Permit Request for 199 Otis Street
A request for a special permit and site plan approval to construct an accessory building at 199 Otis Street was discussed. The project involves an increase in non-conforming lot coverage, requiring relief.
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Amendments to Special Permits and Deed Restrictions
The Land Use Committee reviewed and approved amendments to special permits and deed restrictions, including oversized secondary signage at 199 Boilston Street Mall, reduced setbacks for single-family dwellings on Parson Street, and allowing a veterinary hospital at 60 Wells Avenue.
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Special Permit for Attached Single-Family Dwellings at 11 Parson Street
This resolution grants a special permit for constructing attached single-family dwellings at 11 Parson Street, with reduced front and side setbacks. The resolution was approved by a majority vote of 7-1, with one abstention.
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Special Permit for Attached Single-Family Dwellings
The ordinance approves a special permit allowing attached single-family dwellings with reduced front and side setbacks at 11 Parson Street. The vote passed with a majority, reflecting the council's support.
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Land Use Committee Report
The Land Use Committee approved amendments to a special permit for signage at Chestnut Hill Mall and discussed reduced setbacks for single-family dwellings, among other items.
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Request for Three Attached Single-Family Dwellings at 11 Parsons Street
This resolution involved a special permit request for three attached single-family dwellings at 11 Parsons Street. Relief was sought for reduced front and side setbacks.
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Special Permit for Three Attached Single-Family Dwellings at 11 Parsons Street
A petition was reviewed to allow three single-family attached dwellings at 11 Parsons Street, requiring relief for front and side setbacks. The project faced mixed feedback from the committee and public, with concerns about traffic, parking, and neighborhood character.
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Request to Vertically Extend Non-Conforming Front Setbacks at 55 Auburn Dell
The resolution proposed a request to vertically extend non-conforming front setbacks for 55 Auburn Dell. After discussion, the resolution was approved unanimously, with no opposition reported.
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Request to Extend Non-Conforming Front Setbacks at 55 Auburn Dell
This ordinance discusses the request to vertically extend non-conforming front setbacks at 55 Auburn Dell. The proposal was approved unanimously by the committee, with no objections raised.
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Request for Extension of Non-Conforming Front Setbacks
The Land Use Committee approved the request to vertically extend non-conforming front setbacks at 55 Auburn Dell.