HomeMy WebLinkAbout2024-08-06 Zoning Board of Appeals MinutesTown of Reading
Meeting Minutes
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Board - Committee - Commission - Council:
Zoning Board of Appeals
Date: 2024-08-06 Time: 7:00 PM
Building: Reading Town Hall
Address: 16 Lowell Street
Purpose:
Attendees: Members - Present:
RECEIVED
By Town Clerk GP 611:10 pm, sap 09, W2/
Location: Select Board Meeting Room
Session:
Version: Final
Cy Caouette, Cynde Hartman, Chris Cridler, Patrick Houghton, Frank
Capone, Tara Gregory
Members - Not Present:
Andrew Grasberger
Others Present:
Building Commissioner Bret Bennett, Administrative Specialist Amanda
Beatrice, Michael Sandberg, Richard Cresta, Nancy Cresta, Judy LaViska,
John LaViska, Sofia Cresta, Ty Costin, Dan Huntington, Kathleen Murphy,
Nick Sutera, Peter Tummino, Josh Latham, Margaret Cowell, Evelyn
Sandberg, Tony D'Arezzo
Minutes Respectfully Submitted By: Amanda Beatrice
Topics of Discussion:
Mr. Patrick Houghton called the meeting to order and swore in anyone wishing to speak on any cases
before the Board forthis meeting.
ZBA Case 624-11— 264 Ash Street
Mr. Patrick Houghton called the meeting to order. Everyone wishing to speak was sworn in at that time.
Attorney Josh Latham provided a brief history of the property and explained the proposed project. The
address in question is 264 Ash Street, which is a two-family dwelling and is also referred to as 264-266
Ash Street. This property is located in the 5-15 district and dates back to the 1890s. The current use of
the property is considered legal non -conforming because it is a two-family dwelling in a single-family
district predating zoning. He presented the board with street listings from 1972, 1944, and 1936, which
all reflect that 264 Ash Street has been a two-family dwelling. The structure is also considered legal non-
conforming due to its failure to meet the current front yard setback requirements. The surrounding area
includes industrial property, RMLD, and various commercial properties (retail, office, and automotive).
Within 100yards, there are at least 12 two-family dwellings and two multifamily dwellings, one on Ash
Street and one on Main Street. The proposed project involves razing and rebuilding the two-family
dwelling to address the non -conforming front yard setback, with the belief that this would not be
detrimental to the neighborhood.
Mr. Patrick Houghton asked if 264266 Ash Street appeared only as a two-family dwelling in the listings
provided. Mr. Josh Latham replied that those were the records he had on hand. However, he also visited
the library and found that the 1936 and 1944 records showed the address with two separate families
Irving there.
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Ms. Cynde Hartman noted that the property has been a two-family dwelling for approximately 100
years. Mr. Cy Caouette mentioned that the structure pre -dates zoning regulations and that the lot is
zoned for both residential and industrial use.
Mx. Tara Gregory asked about the presence of asbestos in the house and how it would be handled. Mr.
Josh Latham assured that they would follow DEP protocols, noting that new construction would be more
feasible than renovating the existing structure due to the asbestos issue.
There were no public comments.
The Board members agreed that Mx. Tara Gregory would vote on Case 424-11(264 Ash Street) and Mr.
Frank Capone would vote on Case 424-10 (943 Main Street).
Ms. Cy Caouette made a motion to approve a Special Permit for Case 424-31-264 Ash Street. Ms.
Cynde Hartman seconded the motion and it was approved 5-0-0.
Vote was 5-0-0 (Houghton, Coouette, Hortmon, Cridler, Copone)
IBA Case 424-30 — 943 Main Street
Mr. Chris Cridler noted that he and the applicant, Mr. Daniel Huntington, are acquainted but have not
discussed this case.
Mr. Daniel Huntington explained that he is seeking a Special Permit to change the use of the property
from automotive/body shop to a pest control business. He Indicated that he no longer wishes to
continue the automotive/body shop use and believes the new tenant's pest control business would be
less detrimental to the neighborhood. The property was recently cleaned, with significant money spent
by the previous owner to remediate the soil. The property currently features a mixed-use with a
residential home and garage with two bays, each having a different address but located on the same lot
The potential tenant, Mr. Ty Costin, introduced himself. He owns Eastern Pine Pest Control, specializing
in ants, wasps, and rodents. He currently operates in a similar location in North Reading for the past six
years but is now looking to relocate to Reading. Most of his work is done on the road, with the office
used primarily for storage, meals, and administrative tasks.
Mr. Chris Cridler inquired whether the residence on the property would be used as the office. Both Mr.
Ty Costin and Mr. Daniel Huntington confirmed it would not.
Mr. Frank Capone asked what would be stored in the garage. Mr. Ty Costin responded that R would
mainly be ladders, office equipment, supplies and storage containers.
Mr. Capone also asked about the disposal of rodents and other caught pests. Mr. Costin explained that
they use small snap traps for mice, which are stored in trash bags and containers. They dispose of them
as needed and do not typically deal with rats or larger wildlife.
Mr. Cridler asked if any permits are required for storing pesticides or insecticides. Mr. Costin stated he
did not believe so. The chemicals are kept in locked boxes and in their trucks. Mr. Cridler inquired if
permits are required at his current location, to which Mr. Cortin replied no special permits are needed.
Mr. Cy Caouette asked about the current trash disposal method. Mr. Costin said they dispose of trash
weekly on regular trash days. Mr. Caouette suggested considering daily disposal at Reading Disposal and
noted that hazardous waste is handled during town hazardous waste days. Mr. Caouette expressed
concern about potential odors. He also pointed out that there were three decisions related to this
property (1950, 1969, and 2022), which recognized the garage, house, and shed, with the garage used
for auto repair.
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Ms. Cynde Hartman clarified that the application was for a change of use, not a zoning change. Mr
Huntington confirmed that they seek a change of use without any construction.
Mr. Frank Capone asked the Board members to confirm if changing the use would forfeit the right to
conduct auto repairs. Mr. Patrick Houghton affirmed that it would, and any future return to auto repairs
would require a new Special Permit.
There was a brief discussion about when auto repairs ceased on the property. Mr. Bret Bennett
estimated it was about a year ago.
Ms. Hartman asked how many trucks would be on the property at one time. Mr. Costin replied that
normally there are no more than two vehicles, with a maximum of four if everyone is present at once
(one small commercial van and three pickup trucks). Overnight, typically one vehicle would be present,
increasing to two during winter. The vehicles would be stored in the garage.
Mr. Cridler noted that the 1950 decision mentioned an auto repair shop on the property
The meeting was opened for public comment.
Abutters Mr. Michael Sandberg (935 Main Street), Ms. Margaret Cowell (958 Main Street) and Kathleen
Murphy (946 Main Street) all shared a combination of concerns relating to the potential noise,
chemicals, signage and odors.
Mr. Ty Costin of Eastern Pine Pest Control described the business as quiet and primarily road -based,
using the property mainly for storage and office work. Trash is securely stored and disposed of weekly.
The company uses low -toxicity, organic products, which do not require special permits and are managed
during town waste days or by an appropriate waste handling company.
Mr. Patrick Houghton closed the public comment
Four of the five voting member agreed that the proposed use is not more detriments than the current
use of the autobody/automotive.
The Board members discussed the following conditions:
1. Secured garbage put out on trash day
2. Parking
3. Appropriate signage to warn first responders of chemicals on the property
4. Chemicals are appropriately secured
5. Working hours
Ms. Cynde Hartman made a motion to approve a Special Permit with conditions for Case #24-10-943
Main Street. Mr. Patrick Houghton seconded the motion and it was approved 4-0-1.
Vote was 4-0-1 (Houghton, Hartman, Capone, Gregory, Coouette [negotive])
ZBA Minutes 6/4/24
Mr. Patrick Houghton made a motion to accept the minutes as amended. Ms. Cynde Hartman
seconded the motion and it was approved 4-04).
Vote was 6-0-0 (Cridler, Houghton, Caouette, Hartman, Capone, Gregory)
Motion to Adlourn
Mr. Patrick Houghton made a motion to adjourn the meeting. Ms. Cynde Hartman the motion and it
was approved 640-0.
Vote was 6-0-0 (Cridler, Houghton, Caouette, Hartman, Capone, Gregory)
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