Zoning Board of Appeals – Oct 28, 2026

Wednesday, October 28, 2026 · 7:00 PM

Where: Beverly Police Department Community Room, 175 Elliott Street, Beverly, MA

From the posted agenda, as read by AI. The agenda is the official notice; check it before you go.

How to take part

This agenda includes a public hearing. At a public hearing, residents can speak on the matter before the board decides.

Attend in person at Beverly Police Department Community Room, 175 Elliott Street, Beverly, MA.
The posted agenda (opens in new tab) is the official notice. It may give instructions for public comment.
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What's on the agenda

The board will hear new requests for special permits and variances for home additions, garages, decks, and porches at several Beverly addresses. It will also review a modification to the City Hall addition design and continued hearings on a wireless facility and parking lot at 12 Tozer Road.

Agenda items

Stanley Greene o/b/o Anne Vallette requests a Special Permit to build a front porch and small dormer at garage for height at 10 Pickett Ct., Beverly MA
Conor F. Walsh, Esq. o/b/o Scott Bumpus & Debra Durso-Bumpus requests a Special Permit/Finding to construct multiple additions at 45 Oak St., Beverly MA
Jeremy Puz requests a Variance for side and rear setback requirements to convert the existing garage into a new Garage/ADU at 76 Kernwood Ave., Beverly MA
Ralph Rizzo requests a Variance to add a roof to existing front deck at 8 Virginia Ave., Beverly MA
Jason Brownstein requests a Special Permit to build a deck at 3 Emily Way, Beverly MA
Maria-Anna Hatziliades o/b/o City of Beverly requests a Modification to the addition design for City Hall at 191 Cabot Street
Cellco Partnership d/b/a Verizon Wireless and the Towers, LLC requests a Special Permit and height and setback Variances for a wireless communications facility at 12 Tozer Road
Conor F. Walsh, Esq. o/b/o 12 Tozer Self Storage Holdings LLC requests a Special Permit to authorize a parking lot and mixed use at 12 Tozer Road

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Read the full agenda

Transcribed by AI from the city's PDF. Check the original before relying on it.

CITY of BEVERLY

ZONING BOARD OF APPEALS

Mailing Address: 191 Cabot Street Office Address: 8 Dane Street Beverly, Massachusetts 01915 Phone (978) 921-6025 Fax (978) 921-8580

Mayor Michael P. Cahill Chairperson Will Cosmas

MEETING NOTICE

Wednesday, October 28, 2026, at 7pm The meeting will be held at Beverly Police Department Community Room 175 Elliott Street, Beverly, MA

These hearings are scheduled to be noticed to the public in the Salem News on 10/12/2026 and 10/19/2026

NEW PUBLIC HEARINGS

Stanley Greene o/b/o Anne Vallette requests a Special Permit under section 300-83A(2) and section 300-83B(2) to build a front porch and small dormer at garage for height. The property is located at 10 Pickett Ct., Beverly MA, in the R6 zoning district on Wednesday, October 28, 2026, at 7 pm at Beverly Police Department, 175 Elliott St., Beverly MA.

Conor F. Walsh, Esq. o/b/o Scott Bumpus & Debra Durso-Bumpus requests a Special Permit/Finding from sections 300-83(A)(2); 300-83(A)(1)(b) to construct multiple additions to a 1950s single-family home with a nonconforming side setback of 11 feet compared to the 15 feet required. A portion of the proposed additions will further reduce the setback to 6.9 feet, and the additions as a whole will result in an increase of building volume in excess of 25 percent. The additions will otherwise comply with setback requirements and existing setbacks. The property is located at 45 Oak St. Beverly MA in the R10 zoning district on Wednesday, October 28, 2026, at 7pm at Beverly Police Department, located at 175 Elliott Street, Beverly MA.

Jeremy Puz requests a Variance from 300-34D(4) D(5) the side and rear setback requirements to convert the existing garage into a new Garage/ ADU. The property is located at 76 KERNWOOD AVE. BEVERLY MA and is in the R10 zoning district. Wednesday, October 28, 2026, at 7pm at Beverly Police Department, located at 175 Elliott St., Beverly, MA.

Ralph Rizzo requests a Variance under 300-83A(2) to add a roof to existing front deck. The property is located at 8 VIRGINIA AVE. BEVERLY MA and is in the R10 zoning district. Wednesday, October 28, 2026, at 7pm at Beverly Police Department, 175 Elliott St. Beverly, MA.

Jason Brownstein requests a Special permit to build a deck that requires relief from zoning ordinance section 300-83A(2). The property is located at 3 EMILY WAY, BEVERLY MA and is in the R22 zoning district. Wednesday, October 28, 2026, at 7pm at Beverly Police Department, 175 Elliott St., Beverly MA.

MODIFICATIONS

Maria-Anna Hatziliades o/b/o City of Beverly request a Modification to the addition design for City Hall. The property is located at 191 Cabot Street in the R6 zoning district.

CONTINUED PUBLIC HEARINGS

Cellco Partnership d/b/a Verizon Wireless and the Towers, LLC requests a Special Permit under §§300-42 (C)(1)(p) and 300-91 height and setback Variances from §300-25A to permit a wireless communications facility with a monopole 124 feet in height (including 4'lightning rod) and setback from the property line of approximately 52'. The property is located at 12 Tozer Road in the IR zoning district, Map 68, Parcel 25B.

Conor F. Walsh, Esq. o/b/o 12 Tozer Self Storage Holdings LLC requests a Special Permit to authorize a principal use of the Property located at 12 Tozer Road as a parking lot pursuant to Section 300-41(C)(1)(g) of the Zoning Ordinance to establish the Property as mixed use in conjunction with the existing use of the structure on the Property as a self-storage facility and, to the extent required, to authorize continued accessory off-street parking use in the R-10 zoning district. The property is located at 12 Tozer Rd in the R10 zoning district.

OTHER BUSINESS

A. Approval of September 23, 2026, Meeting Minutes (Cosmas)

Zoning Board of Appeals Administrator Board of Appeals of the Zoning Ordinance

Agenda posted on the city website (PDF, 292 KB). Saved copy (opens in new tab), saved October 9, 2026.

The city posted this as a scanned image. The full text above is a readable version.

Earlier versions of this agenda:

Version saved October 8, 2026 (opens in new tab) (PDF, 296 KB)

Terms used here

special permit: Permission from a board the zoning names, such as the Zoning Board of Appeals or the Planning Board, for a use or project the zoning allows only with that board's approval.
variance: Permission from the zoning board to use or build on a property in a way the zoning doesn't allow, such as closer to a lot line, because of a hardship particular to the property.

All the terms in the glossary

Changes since posting

October 9, 2026A revised agenda was posted.

Source

This meeting is listed in more than one place: the same board on the same day, and only one listing gives a time. The listings are shown here as one meeting.

Zoning Board of Appeals Meeting (opens in new tab), on the city calendar
Zoning Board of Appeals Meeting Agenda (PDF) (opens in new tab), on the city's Agenda Center

First recorded by Beverly Publick on October 4, 2026.