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.
🏛️ Zoning Board of Appeals Meeting Summary
📅 Date: January 5, 2026
🕖 Time: 7:00 PM
📍 Location: Select Board Room, Town Hall
👥 Board Members Present: Chris Cridler (Chair), Patrick Houghton (Vice Chair), Andrew Grasberger, Frank Capone, Anthony Fodera (Associate), Taylor Gregory (Associate)
🧾 Staff Present: Amanda Beatrice (Administrative Specialist)
📌 Case #25-16: 49 Chute Street – Special Permit for Mudroom/Laundry Addition
🕒 10:29–18:26
📣 Speaker: Kim Cogswell (Homeowner)
📝 Request: Special permit to construct a small mudroom and laundry addition on an existing non-conforming lot, previously continued from December.
🔑 Key Points:
- The addition will replace part of an existing deck and tuck into the rear of the house adjacent to the garage.
- Purpose: bring washer and dryer up from basement for aging-in-place convenience.
- The board clarified that the correct standard is special permit, not variance, based on updated legal interpretation.
- The addition does not extend beyond the current perimeter and is minimally visible from the street.
- No objections from neighbors; one letter of support from 35 H Street submitted.
✅ Outcome:
- Special Permit Granted under Sections 7.07.3 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 3, 2025 by John D. Sullivan, Professional Engineer.
📌 Case #25-19: 25 Martin Road – Special Permit for Garage, Deck, and Second-Story Addition
🕒 18:33–40:42
📣 Speaker: Attorney Brian McGrael (representing property owner MGFNF LLC)
📝 Request: Special permit to construct:
- A 20’ x 22’ garage addition,
- A second-story addition above the existing dwelling,
- A front porch and deck on a corner lot with existing non-conforming front setbacks.
🔑 Key Points:
- Lot is legally non-conforming (6,250 sq ft vs. 15,000 required; frontage 50 ft vs. 60 ft required).
- Existing front setbacks:
- Martin Road: 17.4 ft (unchanged)
- Wales Avenue: 6.8 ft (proposed overhang at 5.7 ft).
- Rear setback remains compliant; building coverage increases but stays within 25% limit.
- Height will increase to 33.5 ft (within 35 ft maximum).
- No variance required; extension of non-conformity allowed under special permit.
- Applicant presented photos showing current disrepair and neighborhood context with larger homes.
- Public comment: One abutter at 21 Martin Road expressed no objection and welcomed improvements.
✅ 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: Site plan by Winter GEC LLC dated December 5, 2025; architectural plans by Flow Design Studios.
🗂️ Administrative Notes:
- Minutes Approved for October 7, 2025 and December 2, 2025 meetings (with minor corrections).
- Next Meeting: February 2, 2026 (first Monday; board transitioning to Monday schedule).
- Adjournment: Meeting adjourned by unanimous vote.
