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HomeMy WebLinkAboutZBA 12/16/2025Town of Mansf ed a 3r. F Zotaitag Board ofAppeals �AS A� Ri r i "1-. 0 Meeting Minu['gso .JP,i`( I` December 16, 2025 Meeting Held in Person in MeetfiigRo /it 3A/B and,, Virtually Using Go ToWebinar Plattorin Present: Darlene Pruitt, Chair; Eric Correira; Edward Valanzola; Joseph O'Malley, Acting Clerk; and John McGarry, Associate Member Priscilla McGill, Administrative Secretary Absent: Matthew List, Clerk; Sarah Raposa, Director of Planning and Development Ms. Pruitt called the meeting to order and read the introductory statement for video recording. As Mr. List was absent, Ms. Pruitt called for a motion to appoint an Acting Clerk. Motion by Mr. Correira and seconded by Mr. Valanzola to appoint Mr. O'Malley as Acting Clerk. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Ms. Pruitt appointed Mr. McGarry as a voting member for the hearing. Regarding the application of Viewpoint Sign & Awning for a Variance from Section 230- 4.7.B(1) Signs to erect a second freestanding sign where one freestanding sign is allowed. The property is owned by BPVIF V Holdings 43, LLC and is located at 550 Forbes Blvd.; Assessor's Map/Parcel 044/804 in the Planned Business District (PBD) zone. Jason Parillo of Viewpoint Sign & Awning requested approval for a second freestanding sign at the warehouse property, which has two separate entrances. One entrance serves the office staff, while the other is used for loading docks for tractor -trailers. A freestanding sign is already permitted on the business entrance side, and the proposed second sign would direct delivery trucks to the correct entrance. He explained that without clear direction, tractor -trailers may enter the wrong side, which has happened, and have difficulty exiting, creating safety and traffic issues. The proposed sign functions as a directional or wayfinding sign, complies with all other bylaw requirements, would not negatively impact the neighborhood, and would improve traffic flow and public safety. Mr. Parillo noted that there were signs at the second entrance, but they have been removed. ZBA Meeting Minutes 12/16/25 Page 1 of 3 The distance between the main entry and the delivery entry is approximately 150-200 feet. The proposed sign is smaller than the allowed square footage and would not be internally illuminated. Mr. O'Malley suggested that a substantial hardship could be safety by directing truck traffic to the correct entrance. Mr. Valanzola asked Mr. Parillo to specifically explain the lot hardship and the challenge that the actual land poses. Mr. Parillo noted that the property is a large, 19.77-acre industrial lot and that the size of the proposed signs is appropriate to the scale of both the building and the industrial park setting. He explained that signs of this size are necessary to clearly direct tractor -hailers to the correct entrance, especially since smaller directional signs on nearby properties are difficult to read until vehicles are very close. Because trucks have previously entered the wrong driveway, clearer and more visible signage is needed. Mr. O'Malley noted that the location near Route 495 and Forbes Drive further supports the need for large-scale, easily readable directional signs. Ms. Pruitt asked if they had considered other options for signage, possibly a smaller sign or an added sign to the existing entry sign. Mr. Parillo responded that a smaller sign would be an issue for visibility and safety. Adding another sign to the main sign would make it very busy and almost illegible due to the smaller size to fit. The main sign is straightforward, with the name of the property with address numbers, and slots on the side for the tenants. That sign is intended for regular vehicles and employees. Mr. Valanzola asked for clarification of the named entities on the application. Mr. Parillo replied that Berkley Partners is the property management group for the owner entity, BPVIF V Holdings land owner. Motion by Mr. Valanzola and seconded by Mr. O'Malley to close the public hearing. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Motion by Mr. Valanzola and seconded by Mr. McGarry that the Board grant a Variance motion to grant a variance from section 230-3.713 1 of the zoning bylaws to allow the owner of the property to erect a second freestanding sign as shown on the plan. Deliberation The Board expressed that the size of the lot, the layout of the lot, the parking area, and the property location create the hardship. The sign does not derogate from the intent of the zoning bylaws; no one would be harmed by the additional sign, and it is an appropriate request. In the industrial zone, there is a safety factor as the entry road to this property is curved, which limits visibility to the property. The visibility of the new sign would be helpful to direct the delivery trucks. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED ZBA Meeting Minutes 12/16/25 Page 2 of 3 Minutes —November 18, 2025 Motion by Mr. McGarry and seconded by Mr. O'Malley to approve the minutes as submitted. Vote:5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED ��� ��A,LL�� ��;- r<.> p ,.., ,'.'r- �_, � �_r,✓r=wJ; ; v wa..?�Ra. �,-.-- �' .--�'�N�',�:r, n ...., =��i1i.:.� ;; �s�, ,., �. Motion by Mr. McGarry and seconded by Mr. O'Malley to adjourn at 7:15 pm Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED The next Zoning Board ofAppeals Meeting will be on January 20, 2026, at 7: 00 p.m. Cle a��w Gisf Documents Submitted for the Meeting Meeting Notice and Agenda for December 20, 2025 Meeting Minutes for November 18, 2025 550 Forbes Blvd, application and supporting documents ) Date of Approva ZBA Meeting Minutes 12/16/25 Page 3 of 3