Below is a summarized version of the Zoning Board of Appeals meeting, organized by timestamps and speakers, focusing on key points raised during the discussion in Reading, Massachusetts. This summary condenses the discussion into major themes, speaker contributions, and decisions, avoiding excessive detail while retaining the essence of the conversation. Timestamps correspond to the video linked at the bottom.
- 📌 Case #25-04: 39 Summer Avenue – Continuance Request
- 📌 Case #25-15: 73 Grand Street – Special Permit for Single-Story Addition
- 📌 Case #25-16: 49 Chute Street – Special Permit for Single-Story Addition (Coverage Issue)
- 📌 Case #25-17: 40 Martin Road – Special Permit for Roof and Dormers
- 🗂️ Other Business:
- 🗂️ Administrative Notes:
🏛️ Zoning Board of Appeals Meeting Summary
📅 Date: December 2, 2025
🕖 Time: 7:04 PM
📍 Location: Conference Room, Town Hall & Zoom
👥 Board Members Present: Chris Cridler (Chair), Patrick Houghton (Vice Chair), Cynthia Hartman, Anthony Fodera
🧾 Staff Present: Amanda Beatrice (Administrative Specialist)
📌 Case #25-04: 39 Summer Avenue – Continuance Request
🕒 4:30–6:01
📣 Applicant: Steven Chahames
📝 Request: Variance and special permit for a two-story addition with non-conforming front and side yard setbacks.
🔑 Key Points:
- Applicant requested a continuance via email dated November 19, 2025.
- Proposed new hearing date: February 2, 2026 (first Monday, as board meetings will shift to Mondays in 2026).
✅ Outcome:
- Motion Passed to continue the hearing to February 2, 2026.
📌 Case #25-15: 73 Grand Street – Special Permit for Single-Story Addition
🕒 6:22–18:10
📣 Speaker: Daniel McCarthy (Applicant, representing homeowners Carolyn Beaulieu and Joy Jatross)
📝 Request: Special permit to construct a one-story addition on an existing non-conforming structure with a non-conforming rear yard setback.
🔑 Key Points:
- Existing rear setback: 11.1 ft; proposed addition maintains this but adds new structure at 15.6 ft.
- Addition will encapsulate existing stairs from a wraparound porch to create more first-floor living space.
- Side setbacks remain compliant.
- Purpose: accommodate homeowner’s parents.
- Six letters of support from abutters and neighbors were submitted.
- Public comment included questions about heat pump placement; applicant confirmed compressors will be on the back or right side of the house.
✅ Outcome:
- Special Permit Granted under Section 7.3.2.
- Conditions:
- Submit certified plot plan and foundation plans before foundation permit.
- Submit final construction and as-built foundation plans before building permit.
- Submit as-built plans after completion and before occupancy permit.
- Referenced Plans: Plot plan dated April 10, 2024 by Steven Melushuk; design plans by Croto Designs dated July 8, 2025.
📌 Case #25-16: 49 Chute Street – Special Permit for Single-Story Addition (Coverage Issue)
🕒 18:25–52:22
📣 Speakers: Doug and Kim Cogswell (Homeowners)
📝 Request: Special permit to construct a 100 sq ft mudroom and laundry addition on an existing non-conforming structure, increasing lot coverage from 28.6% to 28.8% (maximum allowed: 25%).
🔑 Key Points:
- Addition replaces part of an existing deck; foundation will be poured.
- Board debated whether this qualifies as a special permit or requires a variance due to increased non-conformity.
- Discussion focused on:
- Dimensional increase (12 sq ft).
- Precedent concerns.
- Options to reduce coverage by removing additional deck or converting deck to patio.
- Applicant requested continuance to explore design changes or variance application.
✅ Outcome:
- Motion Passed to continue hearing to January 5, 2026.
- Applicant will consult builder and building inspector to determine compliance options.
📌 Case #25-17: 40 Martin Road – Special Permit for Roof and Dormers
🕒 55:12–1:03:59
📣 Speaker: Homeowner Ermal Draci (recently purchased property)
📝 Request: Special permit to remove existing roof and construct new roof frame with two shed dormers on an existing non-conforming structure (side setback: 5.2 ft).
🔑 Key Points:
- No change to footprint or height; dormers added for usable second-floor space.
- Abutter at 34 Mark Road spoke in favor; additional letter of support received.
- No objections raised.
✅ Outcome:
- Special Permit Granted under Sections 7.0, 7.3, and 7.3.2.
- Conditions:
- Submit certified plot plan and foundation plans before foundation permit.
- Submit final construction and as-built foundation plans before building permit.
- Submit as-built plans after completion and before occupancy permit.
- Referenced Plans: Plot plan dated October 22, 2025 by Reading Land Surveyors LLC.
🗂️ Other Business:
- Regulatory Agreement for Affordable Housing (40B):
- ZBA required to sign agreement ensuring 19 affordable units remain in perpetuity.
- Board voted to authorize Vice Chair Patrick Houghton to sign on behalf of ZBA.
- Agreement will be notarized and finalized with DHCD.
🗂️ Administrative Notes:
- Minutes: October meeting minutes deferred to January due to lack of quorum from attendees.
- Next Meeting: January 5, 2026.
- Adjournment: Meeting adjourned by unanimous vote.
