[{"_1":2,"_88":-5,"_89":-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",[32,76],{"_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":72,"_73":74,"_75":74},"mediaId",6175803,"mediaKeyId","5352934-2fb5698f2a9b6b7ce464d9f9d75c7d20","parentId",5352934,"title","Zoning board approves multiple housing and renovation permits; withdrawals and continuances noted","audioSeconds",10579,"startMs",296000,"endMs",10875000,"viewUrl","/Search/View?dp=1&key=5352934-2fb5698f2a9b6b7ce464d9f9d75c7d20&start=296&end=10875","thumbnailUrl","https://assets.pipeline.soar.com/5352934-2fb5698f2a9b6b7ce464d9f9d75c7d20/thumbnail_296000.jpg","articleUrl","/articles/6175803/Massachusetts/Zoning-board-approves-multiple-housing-and-renovation-permits-withdrawals-and-continuances-noted","mediaUrl","https://secure.pipeline.soar.com/6175803-3e259b26438cfad453cbbc93b356931e/orig.mp4?Expires=1770756420&Signature=ZQ2sL3yPeCBZdZdFj8HmkX409fnFCuze51ogG5GfSNttHTKjXKyRiL5T5jNUDsQxOzs8j9XONyZYxPK9JPG~cCFRT~UXru9bzSUtI~8TRUwhS5TNTRTy~8XP2XNAEfVEcQE1lfIF4QZFHQvUVVIh4f-~drcjsroTxox78PfEv4dQJYBNf9rpAm-ZXt7vARuZ0ephzh4RuMjgOWLQk-CAFmkUzYP-E7xP~0ITriNG4tso6UXxCbRSnhoDrJ0hFXV6Jd9gsb4OrtJALoOi4oUwAyz7prTUYsdHUIegx6KyHNy8vyy0r5ofN4a~ojPjvwZ~TkR3Q58WWUMj0qMbpa54NA__&Key-Pair-Id=KUT5TJCACFTXG","author","Worcester City, MA","date","2025-06-23T00:00:00Z","article","The Worcester Zoning Board of Appeals took formal action on a series of property and development items during its June 23 meeting, approving the majority of routine variances and special permits on its agenda and recording continuances and a withdrawal. Separately, after a prolonged hearing the board denied a high‑profile application for a digital billboard at 5 Norton Drive (see separate article).

Key outcomes from votes taken before the billboard hearing included:

- 3304 Shrewsbury Street — Leave to withdraw without prejudice approved. The board recorded a motion to allow the applicant to withdraw the filing; the leave was approved unanimously (vote recorded at the start of the meeting).

- 17 Montclair Drive and 9 Ashland Street — Continuance/postponements approved. The board granted a continuance of the public hearing for 17 Montclair Drive to the July 14 meeting and postponed 9 Ashland Street to the July 14 meeting with extended constructive grant deadlines as noted in the staff memo.

- 85 & 87 Boston Avenue — Special permits approved. The board approved a special permit to permit a low‑rise multifamily use in an RL‑7 zone and to modify parking dimensional and landscaping requirements for 85 Boston Avenue (adding 3 units for a total of five at 85) and a related parking/landscape modification for 87 Boston Avenue. Approval included the staff’s standard conditions plus additional conditions the board added (including a requirement that areas of the site not designated for building footprints, parking or walkways remain lawn or landscaped) and a condition prohibiting accessory dwelling units at both 85 and 87 as part of this approval. The motion passed with recorded individual votes in favor by the voting members present.

- 538 Pleasant Street (Sola Mexico) — Special permit approved to extend/alter a privileged pre‑existing nonconforming food service use to include on‑site beer and wine. The applicant proposed indoor seating for 12 and outdoor seating for six; the board approved the permit with staff recommendations and amended hours of operation (amended to read 11 a.m.–9 p.m. daily in the motion) and granted the requested waiver. The vote was unanimous among members present.

- 27–29 Camp Street and 31 Camp Street — Variances and special permit approved. The board approved multiple requests tied to a proposal to construct a two‑family dwelling on 31 Camp Street and adjust parking/landscaping at 27–29 Camp Street. Relief included variances for lot area and frontage and modest relief for height, along with special permit relief to modify parking layout and buffer requirements; the applicant accepted staff’s recommended conditions and requested waivers; motion carried with recorded yes votes by members present.

- 287 Mill Street — Variances for a two‑lot subdivision and duplex approved. The applicant sought to split an existing lot into three; variances granted for lot area, frontage and rear yard setbacks on Lots 2 and 3 with staff conditions and requested waivers; board approval recorded.

- 37A Circuit Avenue East — Amendment to an earlier variance granted. The board approved an amendment to a variance previously granted in February to accommodate a slightly larger duplex footprint; the relief requested matched the earlier 20‑foot frontage relief and the board recorded approval with the staff recommendations.

- 46 Hurdle Street — Variance and special permit approved for a detached accessory garage exceeding maximum allowed height and floor area. The board approved relief from the 15‑foot maximum accessory structure height and allowed an accessory garage larger than the allowed floor area, with recommended conditions (tree plantings and depiction of rain barrels among them).

- 275 Shrewsbury Street — Variance approved to allow a rear egress stair to comply with code. The board approved relief from rear yard setback to permit the exterior emergency egress required for ongoing interior renovation; the motion included staff recommendations and waivers.

- 60 Great Brook Valley Ave (and portion of 180 Constitution Ave) — Variance for irregularity factor approved. This is part of a multi‑phase redevelopment (Curtis Apartments) and the applicant sought a small variance from the lot regularity factor; staff recommended standard conditions and the motion passed with board approval.

After those items the board recessed and later returned for a full hearing on the Kenjo billboard application (5 Norton Drive), which the board denied (see separate article).

Why it matters: The approvals advance several housing‑related projects and renovations across Worcester, from expanded multifamily units to duplex construction and accessory structures, while the vote on the billboard highlighted limits to commercial signage in or near sensitive neighborhoods.

What’s next: Applicants with approvals will need to meet the conditions stated in the staff memos (recording easements, planting, meeting specified construction details) and file required follow‑up paperwork with the Planning Division and, where applicable, the City Clerk for appeals timelines.","mediaType","Video","parentTitle","Zoning Board of Appeals 06/23/2025","oneSentenceSummary","The Worcester Zoning Board of Appeals approved a series of variances and special permits on June 23 that clear the way for several housing and renovation projects citywide, while also recording continuances and a withdrawal; the board later denied a separate high‑profile application for a digital billboard.","taxTitle","Worcester City, Worcester County, Massachusetts","taxId",3734,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6175809,"Worcester zoning board denies Kenjo Outdoor Advertising’s proposed digital billboard near Indian Lake after wide public opposition",7151,3661000,10812000,"/Search/View?dp=1&key=5352934-2fb5698f2a9b6b7ce464d9f9d75c7d20&start=3661&end=10812","https://assets.pipeline.soar.com/5352934-2fb5698f2a9b6b7ce464d9f9d75c7d20/thumbnail_3661000.jpg","/articles/6175809/Massachusetts/Worcester-zoning-board-denies-Kenjo-Outdoor-Advertisings-proposed-digital-billboard-near-Indian-Lake-after-wide-public-opposition","https://secure.pipeline.soar.com/6175809-8bd20d3bec22a915eb8e457c6305550c/orig.mp4?Expires=1770756420&Signature=e6zKKmQN1EO7Rr1nwdfnjm06nVFVEGplBUn47L0rIi9Y2qxJZZd3cvgM5IZPHwzxN0LyC9npBgKG988Ftb4C1XyHEj0hjEpbvhxArYOubfRGAuy0qtTQCE5A7DF6UgeCsPYFH1KUP~I9iyAW0bVeUKJpdwlmFNDuR3D1IoTAXzs2aIG9cCJ7Hdl9ynGnbC6lfuQQRSSd1u6Rs~ITRTIoYGhtZU7Lrq6wwIXUfBW3eplpliv9QyE9A3XTy5uavf-7QbqIoBlhTaGayGN7zQZk5M6JIRRAwTZYLZ8wN7FWQa4mnGgx8QonjYBTOHjeRGUsBXuTS~JZp5B~MMhhTaHVSQ__&Key-Pair-Id=KUT5TJCACFTXG","Zoning Board of Appeals members on Monday denied a special permit request from Kenjo Outdoor Advertising to install a non‑accessory, freestanding digital billboard at 5 Norton Drive, a site near Interstate 190 and Indian Lake.

The unanimous vote followed a lengthy public hearing that featured a multi‑hour presentation from the applicant and technical experts, and more than two hours of public testimony from residents, neighborhood groups and elected officials opposed to the sign.

The central dispute at the hearing was whether the sign’s impacts — principally light pollution, visual intrusion and driver distraction on I‑190 — would outweigh the applicant’s assertions that the structure complies with the city’s billboard regulations and modern LED‑display standards. The applicant argued the sign met the ordinance’s dimensional and brightness limits; opponents said the cumulative effect on the lake, wildlife and neighborhood character would be substantial.

Mark Borenstein, an attorney representing the applicant, told the board the company had explored other locations but found 5 Norton Drive in the MG‑1 zoning district met the ordinance’s siting rules. \"We are not seeking any variances,\" Borenstein said, describing the business as a small operator that uses Watchfire LED screens and is prepared to limit the sign’s height to 65 feet from an earlier 75‑foot proposal.

Traffic engineer Victoria Epstein of Stonefield Design said the firm reviewed crash data for 2023–2025 and the roadway geometry and concluded the corridor near the proposed sign is not an unusually complex driving environment. Epstein said the study found collision rates in line with similar interstate segments and that advanced roadway signage and the sign’s placement minimize risk: \"It is our professional opinion that this roadway is not a complex corridor and that the sign would not create any kind of adverse impact on this location,\" she said.

Mike Mallon of Watchfire, the sign manufacturer, described the LED technology, including automatic dimming tied to ambient light and louvers to limit upward light scatter. He said the display would dim gradually and operate at 4% of daytime brightness during nighttime hours and that the system can be controlled to keep light spill below commonly used thresholds.

Neighbors and community groups offered a contrasting view. Carl Gomes, founder of the Indian Lake Community Association, said the neighborhood is actively investing in walkability, green space and public art, and criticized the idea of placing a commercial digital billboard near those efforts. \"This sign would not fit into the vision that we have to beautify our city,\" Gomes said.

Multiple residents and conservation advocates described Indian Lake as a community and ecological resource and warned of impacts to nocturnal wildlife, the lake’s recreational value and home values. Lisa Skavone, who said she lives at Indian Lake and works as a school nurse, told the board that LED lighting affects wildlife and local quality of life: \"There’s plenty of data ... it affects wildlife,\" she said.

City planners and staff told the board the proposed sign met many numerical elements of the ordinance (maximum face area, spacing from other billboards and so on) but recommended additional time to review public comments and Department of Transportation material that had arrived late. The applicant provided additional field measurements during the week of the hearing, including an on‑site lift that was used to demonstrate the proposed sign height in context.

After public comment concluded the board voted on a motion to approve the special permit. The motion failed, with board members Bramhoff, Campanello, Cortez and Barnhagen voting no and the chair also registering a no vote.

The denial leaves the application closed at the Zoning Board of Appeals level. The applicant may choose to pursue other sites, modify the proposal and reapply, or pursue city council or state‑level avenues related to outdoor advertising, but there is no pending ZBA approval from this meeting.

Why it matters: The hearing underscored tensions between state‑permitted highway advertising and locally driven plans to expand green, residential and recreational uses around Indian Lake. Residents argued the sign would have long‑term, visible effects on a neighborhood that city officials and volunteers are actively trying to improve.

What’s next: The applicant said it had offered to continue and provide additional data; after the board vote the application closed. Neighbors and councilors urged changes to notification and overlay rules so similar proposals would either be prohibited or more thoroughly vetted in the future.

Votes and formal action: The board voted to deny the special permit (motion to approve failed).","The Worcester Zoning Board of Appeals voted unanimously to deny a special permit for a 65–75-foot illuminated digital billboard at 5 Norton Drive after hours of testimony from residents, scientists and environmental advocates about light pollution, wildlife impacts and neighborhood character.","actionData","errors"]

Article not found

Zoning board approves multiple housing and renovation permits; withdrawals and continuances noted

Worcester zoning board denies Kenjo Outdoor Advertising’s proposed digital billboard near Indian Lake after wide public opposition