[{"_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",6362593,"mediaKeyId","2167672-211ac1d34c92859a898a0759ebee2d11","parentId",2167672,"title","Zoning board approves Rainbow Angel restaurant at 250 Highland Ave with conditions on parking, staff parking and deliveries","audioSeconds",3433,"startMs",1237000,"endMs",4670000,"viewUrl","/Search/View?dp=1&key=2167672-211ac1d34c92859a898a0759ebee2d11&start=1237&end=4670","thumbnailUrl","https://assets.pipeline.soar.com/2167672-211ac1d34c92859a898a0759ebee2d11/thumbnail_1237000.jpg","articleUrl","/articles/6362593/Town-of-Needham/Norfolk-County/Massachusetts/Zoning-board-approves-Rainbow-Angel-restaurant-at-250-Highland-Ave-with-conditions-on-parking-staff-parking-and-deliveries","mediaUrl","https://secure.pipeline.soar.com/6362593-9029f70a12ba64cb04a3774945bc201f/orig.mp4?Expires=1771198238&Signature=Td36s7DwtdNXXakEvfgiLTlmParBlOZB6uRrzYj1WrEQlvF3HCTKjhZiGRedO2SdbqqXfXACy0h9euiBa7jzpPTafHqETOrFImMVxOQaE-9O7PR6lIsq7N9q7EoLKqLuu-OOKGJHFFKr30mzEwLDO-9KjPKTqd617Pf97uB2am2Nq6575EZx8uxJsqfKqgc3y8BS9WQkTx8bwmRwBBe7hWtQSMGwJtNY3pZfVTJ1t6Qdg0otFsm3XvI5CtMd8QdYhyb-S8Ko1e87LIzdCjGxzHMvFAhv0YsCfcXI9jnvsdGWiM7~-uChpd0nhaOmu9JT3aKnIaFpJneee4zAyJltCA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Needham, MA","date","2025-01-30T00:00:00Z","article","The Needham Zoning Board of Appeals unanimously approved a special permit allowing a restaurant, Rainbow Angel Inc., to open at 250 Highland Avenue with seating reduced from the prior use and a series of conditions intended to address neighbor concerns about parking, deliveries and refuse access.

The board heard a traffic and parking analysis from Robert (Bob) Michaud, principal of MDM Transportation Consultants, who presented hourly parking observations at nearby comparable locations and on-site counts. Michaud said the proposed restaurant would reduce seating from the prior business’s 60-person capacity to a 20-seat, high-turnover operation focused on takeout and pickup. He told the board that empirical surveys of nearby comparable restaurants and the operator’s larger Newton location showed peak demand that could be met with six reconfigured on-site spaces plus off-site employee parking.

MDM recommended restriping the existing five marked spaces into a six-space, 90-degree layout and managing refuse and deliveries so large vehicles would not conflict with peak pedestrian movements at the Montessori school that uses adjacent parking fields. “Our conclusion is that with remarking of spaces which would allow for up to 6 spaces to exist on the site, there would be ample capacity to accommodate the peak operating demands of the use,” Michaud said during his presentation.

The board also heard neighbors and nearby property owners voice concerns about the availability and enforceability of employee parking off-site. Eric Freeman of RK Centers (an abutter) told the board that Restaurant Depot management — which the applicant’s materials indicated would accommodate employee parking — had not confirmed any such agreement. Freeman asked the board to require a binding off-site arrangement before the restaurant opens or to make a written off-site parking agreement a condition of approval.

Landlord Sylvia Macarios, who owns several nearby businesses, told the board she would arrange dumpster pickup times and could provide short-term flexibility for employee parking at nearby landlord-controlled locations if needed. The applicant said deliveries would typically occur before opening and that they planned to manage takeout and third-party pickup drivers (DoorDash/Uber Eats) to minimize curbside disruption.

Board members discussed hours, delivery timing, refuse collection and a binding requirement for off-site employee parking. The motion to approve included multiple written conditions: adopt the six-space restriping shown in the MDM plan; limit on-site parking use to six customer/takeout spaces; no employee parking on-site; require evidence of a written off-site employee-parking agreement before final occupancy; limit deliveries and dumpster/refuse operations during the school’s morning pickup (no deliveries or dumpster operations between 7:00 and 9:00 a.m.); limit building hours to 11:00/11:30 a.m.–9:00 p.m., seven days a week; and require the applicant to sign and post “Patron parking only” signage for the designated spaces. The board also adopted the parking consultant’s plan as the plan of record for the permit.

After the board’s deliberation and the applicant’s concessions on operational controls, a board member moved to approve the special permit with the conditions listed above; the motion passed unanimously on a voice vote. The board continued to note that the building inspector and town departments will have to complete standard permitting steps and requested documentation of the off-site parking agreement before final occupancy.","mediaType","Video","parentTitle","Town of Needham: Zoning Board of Appeals 01/29/2025","oneSentenceSummary","The Needham Zoning Board of Appeals unanimously approved Rainbow Angel Inc.’s application to open a takeout-oriented restaurant at 250 Highland Avenue after reviewing a parking study and attaching conditions about customer parking, employee parking, and delivery/refuse timing.","taxTitle","Town of Needham, Norfolk County, Massachusetts","taxId",54445,"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},6362590,"Neighbors appeal building permit for 378 Manning Street; board continues hearing on footprint and preexisting two‑family status",2282,4813000,7095000,"/Search/View?dp=1&key=2167672-211ac1d34c92859a898a0759ebee2d11&start=4813&end=7095","https://assets.pipeline.soar.com/2167672-211ac1d34c92859a898a0759ebee2d11/thumbnail_4813000.jpg","/articles/6362590/Town-of-Needham/Norfolk-County/Massachusetts/Neighbors-appeal-building-permit-for-378-Manning-Street-board-continues-hearing-on-footprint-and-preexisting-twofamily-status","https://secure.pipeline.soar.com/6362590-fe73d192035b23ef1076b070a7317955/orig.mp4?Expires=1771198238&Signature=gy0Ne1Aq-Cd9pXzEesQSN2h8coRwirS3DneWyr9kBtx3rt3HHh0jq~hVTfuR-aoM3FVutElysTDr3NrWa~8W-tkLlLPSdZZ5nZWVdv~mPc27l8hLo1f~g74vQMLFg5B-ryflildnQgsgVsEHT1ZOOvfvfQknJ3XLxn~XKCUCUKHJe37PPGQ38b2~f-jqRr05Yuo9AzdsHbQo~wjh55mGCSmOfGCe~L-R7MntdX9oJB~fPAjyt9coaQd06m6eqgYSCxMioXxU6L4fmz17o2ETgP5dqc0o0YbYRRitOhFKZOyoHX0bAkrhmJ6lii6h2gcCqC2rG26E5l2QSTDrgnmhNQ__&Key-Pair-Id=KUT5TJCACFTXG","Neighbors appealed a building permit issued to reconstruct a two‑family at 378 Manning Street, asking the Needham Zoning Board of Appeals to order the Building Department to revoke the permit or require a conforming plan that excludes a detached garage from the footprint calculation.

Appellants Nick Kozlov and Megan Waldvogel, represented by attorney George Giunta Jr., argued the building-permit footprint overstated the original preexisting structure by erroneously including a detached garage. Giunta urged the board to interpret the bylaw’s definition of “footprint” and its reference to “attached garages” and accessory annexes as excluding detached garages from the footprint calculation for reconstruction by right under the bylaw’s section on rebuilding preexisting nonconforming two‑families.

The appellants also raised a separate issue: whether the property retained a continuous lawful preexisting two‑family use. The appellants presented occupancy/street‑list records showing gaps in recorded occupants between 2003 and 2024 and argued that multiple years with no occupancy in the official records may show discontinuance or abandonment of the two‑family use, which would affect whether the owner may reconstruct the prior multiunit configuration as of right.

Opposing counsel, representing the owner/permit holder, submitted a revised plot plan to the Building Department and argued the detached garage qualifies as an “accessory annex” that may be included in the footprint calculation. The owner’s counsel also pointed to assessor records and building‑department files showing historic two‑family characteristics and argued the evidence supports a preexisting two‑family use that the building permit lawfully considered.

Board members and counsel discussed statutory interpretation and the record evidence; several board members recommended more factual development before reaching a decision. The board granted a continuance so both sides can submit additional documentation: (1) a definitive plot plan for the preexisting footprint that addresses eaves/overhangs and whether the detached garage must be included; (2) additional historical occupancy and lease records to address discontinuance/abandonment questions; and (3) confirmation of the revised plan and calculations from the Building Commissioner. The ZBA set the matter for further hearing on February 27.","Neighbors appealed a building permit for reconstruction of a two‑family at 378 Manning Street, saying the permit improperly counted a detached garage in the footprint and raising questions about whether the two‑family use was discontinued.",{"_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},6362586,"ZBA continues dispute over frontage at 0 Colgate Road (lot 14); parties to supply title and plan evidence",846,5342000,6188000,"/Search/View?dp=1&key=2167672-211ac1d34c92859a898a0759ebee2d11&start=5342&end=6188","https://assets.pipeline.soar.com/2167672-211ac1d34c92859a898a0759ebee2d11/thumbnail_5342000.jpg","/articles/6362586/Town-of-Needham/Norfolk-County/Massachusetts/ZBA-continues-dispute-over-frontage-at-0-Colgate-Road-lot-14-parties-to-supply-title-and-plan-evidence","https://secure.pipeline.soar.com/6362586-578fb9ba3d9720ef94c68758e572f632/orig.mp4?Expires=1771198238&Signature=PVWvlJ0udKx-idaZjO4ZcMlDZkHqf8CPq2pkcYCUgLkolXcXVd7rar3SUGPkV9h4X4HciIsI49X~6~dxZ0TVsjA4MyfThFwA1ZLfThdannamf8m2wDrbrUY1QPx1tGOqZtwadYdbm34Lxn8~DLjlNhcAl3KX73q23QhZf9iEeRfGQVzp-MWxw9mepgRI48kRNN3rw3m9bEyB~05aARzUwEBPSW7hFaE4ZgqFswJ4RXn72Olkrw6CWvNdHCHzp~OU6O3urwlDLURWdykm9yZMc4dAazUSEup8rw13E4izbuBXb8wJx4-zI-SuCDG4vTkdY7OrbpzwIObft3DQ3N9qbQ__&Key-Pair-Id=KUT5TJCACFTXG","The Needham Zoning Board of Appeals continued a dispute over whether a vacant parcel identified as Lot 14 (0 Colgate Road) meets the zoning bylaw’s frontage requirement. The question before the board is whether the lot fronts on a way recognized by the zoning bylaw (public way, private way shown on a plan approved under subdivision control law, or a way in existence when the subdivision control law was adopted) or whether an intervening easement or covenant supplies the frontage needed for a building permit.

Counsel for the petitioner (Patricia Connolly) argued the lot does have frontage based on historic plans and approvals dating to 1954 and a subsequent plan and recorded instruments from the 1970s. The petitioner presented a title report and an ANR/plan packet showing the lot and a recorded 1975 temporary easement and a 1976 order of taking for a 30‑foot portion of the fronting area that became town property. Counsel pointed the board to a 1974 covenant recorded with the plan that the petitioner says operates to protect access.

Opposing neighbors and the owners of the adjacent private drive (labeled Lot A2 / Colgate private way on historical plans) said the covenant language did not create perpetual frontage rights for Lot 14 and, in any event, they said statutory limitations may have expired that restriction. An abutter’s counsel raised Mass. Gen. Laws Chapter 184, Section 23 (statutory expiration of restrictions after 30 years) as relevant to a recorded covenant the petition asserts gives lot owners access rights; counsel said the recorded restriction would have expired by operation of that statute in 2005.

Several neighbors testified about long periods in which the private drive (Lot A2) functioned as the abutters’ driveway, mailbox location and snow‑plow route rather than as a public or recorded private way. The board heard factual disagreements over whether the 1954 plan, the 1974 covenant and the 1975 temporary easement together created frontage rights for Lot 14 under the zoning bylaw. Because the record requires more documentary and legal development, the board continued the item and asked both sides to submit additional materials, including definitive stamped plot plans, the documents the parties rely on from the title search, and any legal briefing the parties wish to provide. The ZBA scheduled the matter for further hearing on February 27.","An appeal over whether Lot 14 (0 Colgate Road) has the frontage required by the zoning bylaw was continued after parties disputed whether historical plans, a 1975 temporary easement and a 1974 covenant supply frontage along a private way. The board asked for additional documentation and for the Building Department to review updated plans.",{"_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},6362596,"Zoning board approves Rental City move to 51 Fremont Street with parking waivers",1202,84000,1286000,"/Search/View?dp=1&key=2167672-211ac1d34c92859a898a0759ebee2d11&start=84&end=1286","https://assets.pipeline.soar.com/2167672-211ac1d34c92859a898a0759ebee2d11/thumbnail_84000.jpg","/articles/6362596/Town-of-Needham/Norfolk-County/Massachusetts/Zoning-board-approves-Rental-City-move-to-51-Fremont-Street-with-parking-waivers","https://secure.pipeline.soar.com/6362596-24a1bc65dec6af2d4c95cdfaa31ea53b/orig.mp4?Expires=1771198238&Signature=Q5Cp06gzOFlH2DxzKFi~AZib-xqqNH6K8bRWRD7cQTUdAfgUxYRxzb3DxaBl63wJIjOlK~dtxBlhSXDOMC0qg2NZVaSu~xm8HwpEi5f9neU4gQuZixwVNWiOK~fMGqhFiLs7NhcW35KFCnl~Uhfqeb-0tMAbbftso9TihZvWrwPJO0ZyNeCQpMz2crdbmqTf4veTsWAPrubnrOCsmYDJvVIqQrOBZd~HPBd4PGdyirODZ6~VyI62p0KGWUsfpzU02zfmdjUNIZRUlNf8tVGmXHFdzb-DGE3PDjaP6BknvgZOFKr~9K3ZscUx3fc9~SIFLw9mrBTSJjKcVSYZ-FZE4g__&Key-Pair-Id=KUT5TJCACFTXG","The Needham Zoning Board of Appeals on a voice vote approved a special permit allowing Rental City Inc. to open an equipment rental business with accessory retail at 51 Fremont Street and waived strict adherence to required parking numbers and certain design requirements.

The board granted the permit after hearing from the applicant’s attorney, George Giunta Jr., who described the property as a commercially used lot in the Mixed Use 128 zoning district and said the proposed operation will keep rental equipment inside the building to comply with the bylaw. “Quirk of our bylaw says that for equipment rental services, everything for rent has to be contained within the building. So everything, including the Bobcat, the mini excavator, and the mini backhoe will all be inside the building,” Giunta told the board.

The application covers a 32,943-square-foot lot at the corner of Fremont and Wexford Streets with an existing commercial building constructed in 1957. Giunta said Rental City has operated in Wellesley for more than 40 years and proposes a similar operation in Needham with most inventory kept indoors; a 500-gallon underground propane tank will be installed inside a fenced area for accessory retail sales of cylinder refills. The applicant requested a waiver from the bylaw-calculated requirement of 25 spaces because 19 on-site spaces exist and, the applicant argued, actual business demand is lower than the bylaw’s formula.

The board heard that town departments reviewed the proposal: the planning board offered no comment; the building inspector had no objection; the fire department approved the application; the police department had no comments; and the public works department asked that the site plan show existing and proposed underground utilities for the LP tank. No written objections were placed on the record.

Board members said they were satisfied with the proposal’s fit in that part of town and with the applicant’s commitment to keep rental equipment inside the building. After discussion of hours and parking, a board member moved to approve the special permit and the requested parking and design waivers; the motion passed on a voice vote and the chair declared the application approved.

The decision includes department-level requirements identified in the hearing (site plan showing utilities for the underground LP tank, any building and fire-safety permits needed for the propane installation) and the board’s standard permitting conditions. The applicant may now proceed with permit-level coordination with town departments and required inspections.

For transparency: the board conducted a voice vote and recorded no roll-call tally on the record; department approvals and site-plan conditions were referenced in the hearing record.","The Needham Zoning Board of Appeals granted Rental City Inc. a special permit to operate an equipment rental business with accessory retail at 51 Fremont Street and approved waivers for parking number and design, subject to customary departmental conditions.","actionData","errors"]

Article not found

Zoning board approves Rainbow Angel restaurant at 250 Highland Ave with conditions on parking, staff parking and deliveries

Neighbors appeal building permit for 378 Manning Street; board continues hearing on footprint and preexisting two‑family status

ZBA continues dispute over frontage at 0 Colgate Road (lot 14); parties to supply title and plan evidence

Zoning board approves Rental City move to 51 Fremont Street with parking waivers