Framingham Zoning Board of Appeals Meeting Summary – December 11, 2025
Framingham Zoning Board of Appeals – December 11, 2025
The Framingham Zoning Board of Appeals held its last scheduled meeting of the year as a hybrid meeting (in the Bloomer Community Room, Memorial Building, 150 Concord Street, and via Zoom). The transcript dates the meeting as December 10, 2025, while the supplied timestamp reads December 11, 2025 (UTC); this summary uses the supplied timestamp. No agenda or minutes were available, so this summary is based solely on the raw transcript. The board approved prior meeting minutes, amended a 1981 special permit to allow new-vehicle sales, approved a finding for a second-floor addition, and continued two matters to the January 2026 meeting. All votes were unanimous.
Consent Calendar
- The minutes of the October 22, 2025 meeting were approved as drafted by unanimous vote.
Public Comments & Testimony
- 4 Brownley Road: The homeowner, Shoshana (surname unclear in transcript), spoke in support of her variance request, explaining that the proposed front-yard garage provided the most direct, covered route from the house (a patio with a soffit overhang she could walk under) for someone with mobility issues. She said a rear or side location would block light to the house and that the rear entry was not practical for her.
- 90 Spruce Street: Abutter Richard Cosma of 95 Higgins Road, who lives directly behind the property, said he had no objection to the second-floor addition and attended out of curiosity.
- No members of the public offered comment on the 154 Waverly Street application.
Discussion Items
- Case 25-22 – 154 Waverly Street (Icon Motors Group of Framingham): Attorney Paul Galvani and applicant Tiago Marasiano, owner/manager of Icon Motors Group LLC, requested modification of 1981 special permit case 816 to allow sale of new vehicles under a Class 1 license at the General Manufacturing (M) and Business (B) zoned site. The original 1981 permit covered used-car sales; the property is owned by B&F Realty Trust, with prior operators including Framingham Ford and Direct Auto Mall. Marasiano leased the site and invested in excess of one million dollars in an interior renovation between March and August 2024. After Mitsubishi entered into a dealership agreement, the Board of License Commissioners approved the Class 1 license the preceding Monday, but Building Commissioner Fred Bray determined the special permit needed to be amended. Sixty new Mitsubishi vehicles were on the lot but could not be sold, carrying over two million dollars in interest. The applicant described the change as replacing up to 75 late-model used cars with new cars, with no increase in lot capacity and no exterior changes proposed; a possible 2026 addition for parts and service would be brought back separately. Marasiano stated his existing staff was equipped to sell new cars. The board voted unanimously to amend the special permit.
- Case 25-23 – 4 Brownley Road (variance for a 14-by-24-foot detached garage): Contractor Scott Warren presented for the homeowner, Shoshana, a longtime resident described in the transcript as 'seven years old,' evidently meaning in her 70s, with mobility issues and handicap status, who wants to age in place. The proposed garage would encroach almost 19 feet into the front setback. Board members expressed concern that the request did not meet variance criteria, since hardship must relate to soil, shape, or topography unique to the lot, and financial hardship alone is insufficient; they also worried about precedent for other similar lots. Alternatives such as placing the garage in the rear or side yard or converting a previously-existing garage space back were explored, but the owner said those options were not feasible or safe for her. The board offered a continuance to allow a revised design. The matter was continued to January 14, 2026 at 7 p.m.
- Case 25-25 – 18 Milton Street (appeal of the building commissioner's decision and request for a special permit for a two-family dwelling in the General Residence (G) zone under Chapter 435, Section 7.1(B), footnote 8): Attorney Terry Morris appeared for the owner, Larissa Bulcanu (spelling per transcript), and requested a continuance. Morris said he had initially doubted the case's similarity to the 86 Kendall precedent but, after further research, believed a cogent case could be made; the variance application had not yet been filed, and proper notice was needed. The board continued the matter to January 14, 2026 at 7 p.m.
- Case 25-24 – 90 Spruce Street (finding for vertical extension of a lawful pre-existing nonconforming single-family dwelling): Contractor Tom McCarrick, for homeowner Zach Wenkelman (as transcribed), requested a finding to add a full second floor to an existing cape in the R1 district. The building permit had been denied because the property is nonconforming: frontage is 60 feet versus the 65 feet required, and the side-yard setback is 8.2 feet versus the required 10 feet. The extension would keep the footprint except for bringing the front wall 16 inches forward, reducing the front setback from 33.7 to 31.7 feet, still above the 30-foot requirement; lot coverage is 26 percent, within the 35 percent limit, and there is no FAR requirement. The board noted the proposal would not exacerbate the existing nonconformities and that the neighborhood already includes two-story homes. Abutter Richard Cosma voiced no objection. The board voted unanimously to approve the finding as presented.
Other Business
- A board member noted that the city council was still deliberating a proposed zoning amendment to change the special permit granting authority structure and asked whether anyone had reached out to include the ZBA. The chair responded that the charter provision requiring ZBA review applies only during the transition from town bylaw to ordinance.
- The board, noting that three new members would join in January, adjourned by unanimous vote.
Key Outcomes
- Minutes of October 22, 2025 approved unanimously.
- Case 25-22 (154 Waverly Street): 1981 special permit amended unanimously to allow sale of new and used vehicles; the applicant requested an expedited decision.
- Case 25-23 (4 Brownley Road): continued to January 14, 2026 at 7 p.m.
- Case 25-25 (18 Milton Street): continued to January 14, 2026 at 7 p.m.
- Case 25-24 (90 Spruce Street): finding approved unanimously as presented.
- All votes recorded as unanimous; meeting adjourned.
Meeting Transcript
The Zoning Board of Appeals is the permit granting authority for projects that do not meet the requirements of the city's zoning bylaws. The board's function is to approve or deny requests for variances and special permits. They issue findings through the public hearing process. Appointed by the mayor, the zoning board of appeals is made up of three full board members and four associate members. The following zoning board of appeals meetings coverage is brought to you by the government channel, a service of the city of Framingham. This is the City of Framingham Zoning Board of Appeals. That's what we are. This is the meeting, open meeting for December 10th, 2025, our last scheduled meeting of the year. And we will shortly be running through the agenda. So it's a hybrid meeting. Members of the public and applicants may participate either way. If you are uh going to be um presenting either excuse me as a member of the public or as an applicant uh or an advocate for an applicant, uh please make sure to come up to one of the mics, make sure the mics are on. If you want to sit down, you can. The mics that are on at the desk here, uh you have to press the button until the button turns green. We need to do that so that we can uh properly record um your voice while you're speaking. Um, and also so that people who are uh watching the meeting virtually can hear you. If you're going to be uh attending by Zoom, uh please wait until you're called upon by me so that uh you are not trying to speak when anybody else is speaking. And uh make sure that when you're called upon that you uh unmute yourself and please be aware that if your video is on, then your likeness will be recorded for all time. Umybody in the room, uh make sure that you are recognized before you speak, and uh when you do come up to the mic, please identify yourself. And if you're a Framingham resident, your address. And if you're not, then uh just let us know what your connection is to the application. First thing we're gonna do tonight is the minutes from October 22nd, 2025. And I'll be looking for a motion to approve those minutes as drafted. I'll make a motion to approve his uh draft. Okay. Is there a second? Second. All in favor. Aye. Aye. Aye. And I vote. All right, so the minutes for October 22nd are approved. I don't see Mr. Morris, so when he comes in, we'll take care of his request for continuance. So we'll jump right to the beginning of the list. That's 2522, 154 Waverly Street, Icon Motors Group of Framingham. Mr. Galvani. So sitting on this case will be myself. Uh Miss Johnson and Mr. Yann and Leonard Levy will be the alternate. Um, Mr. Galvani, let us know what this is about and how you are looking for relief. Oh, I do. You're right. Thank you. I guess you're new as chair, huh? I'm new on the board. You know.
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