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HomeMy WebLinkAbout2025-08-05 Zoning Board of Appeals MinutesTown of Reading RECEIVEUTOWN CLERK r Meeting Minutes READING, MA.� 2025 OCT 16 AM 9: 32 Board - Committee - Commission - Council: Zoning Board of Appeals Date: 2025-08-05 Time: 7:00 PM Building: Reading Town Hall Location: Conference Room Address: 16 Lowell Street Session: Purpose: Version: Final Attendees: Members - Present: Patrick Houghton, Frank Capone, Taylor Gregory, Chris Cridler, Anthony Fodera Members - Not Present: Andrew Grasberger, Cynde Hartman Others Present: Amanda Beatrice - Administrative Specialist, Ian Smart, Mary Card, Kimberly Chelf, Merideth Chamberlin, Jack Sullivan, Joseph Christof Minutes Respectfully Submitted By: Amanda Beatrice Topics of Discussion: Taylor Gregory addressed Amanda Haley's comments from the previous meeting. Case #25-04 - 39 Summer Ave Patrick Houghton opened the continuance of a public hearing for Case #25-04 - 39 Summer Ave by reading the legal notice into the record. Houghton stated that the applicant sent an email request asking to continue the public hearing to the next meeting on Tuesday, September 2, 2025. Anthony Fodere made a motion to continue Case 025-04 - 39 Summer Ave at the applicants request. Taylor Gregory seconded the motion and it was approved 5-0-0. Vote was 5-0-0 (Houghton, Capone, Cridler, Gregory, Fodero) Case #25-08 — 57 Pearl Street Patrick Houghton opened the continuance public hearing for Case #25-08 —57 Pearl Street by reading the legal notice into the record. The applicant Ian Smart briefly stated that he had updated his responses to the variance criteria questions. He explained that the proposed landing and bump -out were intended to provide a safe entry for guests and to convert an otherwise unusable space into a functional bedroom closet. He noted that with the exception of his lot size, the rest of his property is conforming. He clarified that the stairs on the retaining wall would remain untouched, and the only portion extending into the front yard setback is the bump out and landing. The remainder of his addition was allowed by right. Smart expressed his belief that the project would not be detrimental to the neighborhood. page I 1 �,y`- h�1Town of Readins Taylor Gregory asked the applicant to clarify the size of the landing. Smart explained that the current landing is 3.5 feet and, since it is uncovered, it is not subject to zoning regulations. His proposal involves bumping the house out by 2 feet to allow more space at the front door, which would require variance relief for approximately 1.5 feet. Chris Cridler asked if the plan included building a structure over the landing. Smart confirmed that was the intention but said he was willing to compromise and remove it. Anthony Fodera noted that based on the plans, the front entry appeared tight, particularly with the door swing at the top of the stairs. Houghton agreed. There was a brief discussion that a majority of the surrounding properties were non- conforming. Cridler explained that the Board is bound by the language of the bylaws and cannot grant a variance unless all four criteria are satisfactorily met. He agreed that the addition would not negatively impact the neighborhood but emphasized the distinction between standards for existing non -conforming and conforming properties. He also noted that if Smart or an abutter were to appeal the ZBA decision, the matter would proceed to court, where all materials would be reviewed by the state. Houghton said he could see the unique shape and typography of the lot and a substantial hardship, and expressed interest in hearing from abutters. Frank Capone agreed. Houghton opened public comment. Kimberly Chelf of 58 Pearl Street stated that most homes in the area predate zoning. She felt that Smart's home already appears very close to the street and encroaches on her property across the road. She did not believe that the character of surrounding homes justified granting the variance. Gregory asked Smart when his house was built. Smart replied that it was constructed in 1994. Gregory read a letter of support from Smart's direct abutters, Noah and Jennifer White of 4 Thomclike Road. Gregory asked whether relocating the front door was an option. Smart explained that although they typically use a side door, the proposed construction would eliminate that entrance. Capone suggested removing the portico to address Chelfs concerns about encroachment. Cridler noted that a variance would still be required for the bump -out. Houghton asked Chelf to summarize how the project would negatively affect her. Chelf reiterated that the house is already close to the road and, while she understood that other parts of the project meet setback requirements, she it would reduce her privacy and sunlight. Page 1 2 Town of Reading Meeting Minutes The Board discussed Chelfs concerns and concluded that the portion of the addition she referenced was not under review. The only elements currently up for discussion were the bump -out and portico. Houghton explained the next steps regarding voting, continuing the hearing, or withdrawing the application. Smart stated he was willing to eliminate the portico and requested a vote specifically on the bump -out, which would extend approximately 1.5 feet. Taylor Gregory made a motion to approve a Variance for the bump out only, conditioning updated plans eliminating the portico turned into the Building Department for Case #25-08 — 57 Pearl Street. Frank Capone seconded the motion and it was approved 4-0-1. Vote was 4-0-1 )Houghton, Capone, Gregory, Fodero, Crider [opposed]) Case #25-20 -102 John Carver Road Patrick Houghton opened the public hearing for Case #10 - 102 John Carver Road by reading the legal notice into the record. The applicant Meredith Chamberlin stated that they were seeking a Special Permit for a two-story addition at the southern side of the existing dwelling. The project is to demolish the existing mudroom and garage to then rebuild in a similar footprint with a new mudroom and garage that has a primary bedroom and bath above. This project would fix the existing inadequate foundation. It was stated that the existing structure is non -conforming on the south side and the proposed structure not increase the non -conformity but improve the existing non -conformity. The homeowners had spoken with many of the neighbors and a letter was submitted 107 John Carver Road, 99 John Carver Road, and 84 John Carver Road), which was read into record by Patrick Houghton. The Project Engineer and Plan Surveyor lack Sullivan explained that they already talked to the Conservation Administrator Chuck Tirane and would have to meet with the Conservation Commission as the project falls within the 100-foot buffer zone. In the rear of the property is the Aberjona River but this particular conservation area is not classified a river and it is intermittent in this area. With only a small portion of the deck falling within the buffer zone, they would be applying for a Request for Determination of Applicability (RDA). Sullivan noted the existing home is 21.7' from the front lot line and the proposed addition would be 24.9' at the closet point. Regarding the southernly side yard setback, the closest point the current garage is 9.7' and the proposed garage would sit 9.8. Anthony Fodera asked to verify that the proposed deck and stairs would be in the buffer zone. Sullivan said yes and explained that there are two types of filings; Notice of Intent and a Request for Determination of Applicability (RDA). With only a small portion of the deck falling within the buffer zone, they would be applying for a Request for Determination of Applicability (RDA). Public comment was opened. Abutter Joseph Christof stated he as just at the meeting to see what is going on with the project. Public comment was closed. Page 1 3 Town of Reading x' Meeting Minutes Chris Cridler made a motion to grant a Special Permit for Case #25-09 —111 Pleasant Street, with conditions regarding Conservation Commission approval. Taylor Gregory seconded the motion and it was approved 5-0-0. Vote was 5-0-0 (Houghton, Capone, Cridler, Gregory, Fodera) Minutes: 6325 Taylor Gregory made a motion to approve the minutes as amended. Frank Capone seconded the motion and it was approved 4-0-0. (Houghton, Capone, Gregory, Cridler) 7125 Taylor Gregory made a motion to approve the minutes. Frank Capone seconded the motion and it was approved 3-0-0. (Houghton, Capone, Gregory) Motion to Adjourn Taylor Gregory made a motion to adjourn the meeting. Chris Cridler seconded the motion and it was approved 5-0-0. Vote was 5-0-0 (Houghton, Capone, Gregory, Cridler, Fodera) Page [ 4