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Meeting Minutes r.. 'i
Board -Committee -Commission - Council:
Zoning Board of Appeals
Date: 2025-12-02 Time: 7:00 PM
Building: Reading Town Hall Location: Conference Room
Address: 16 Lowell Street Session:
Purpose: Version: Final
Attendees: Members - Present:
Patrick Houghton, Cynde Hartman, Chris Cridler, Anthony Fodera
Members - Not Present:
Andrew Grasberger, Frank Capone, Taylor Gregory
Others Present:
Amanda Beatrice - Administrative Specialist, Mark Lundquist, Dan McCarthy,
Yesenia Melgar, Ermal Drati, Joy Beaulieu, Doug Cogswell, Kim Cogswell,
Robert L. Bennett Sr.
Minutes Respectfully Submitted By: Amanda Beatrice
Topics of Discussion:
Chris Cridler attended the meeting virtually.
Case #25-04 - 39 Summer Ave
Cridler stated that the applicant sent an email request asking to continue the public hearing to the next
meeting on Monday, February 2, 2026.
Patrick Houghton made a motion to continue Case #25-04 - 39 Summer Ave at the applicants request.
Cynde Hartman seconded the motion and it was approved 4-0-0.
Rallcall Vote was 4-0-0 (Cridler, Houghton, Hartman, Fadem)
Case #25-15 - 73 Grand Street
Chris Cridler opened the public hearing for Case 25-15 - 73 Grand Street by reading the legal notice into
the record and swearing in those who wish to speak.
On behalf of the homeowners, Daniel McCarthy introduced the project to construct a single -story
addition on an existing non -conforming structure that does not comply with the rear -yard setback. The
existing side -yard setback is 11.1 feet and the new proposed would be 15.6 feet and would not make it
worse. The section that encroaches in the setback is the stairs, which they plan to encapsulate to gain
additional square footage on the addition.
Cynde Hartman asked to clarify if the existing 11.1-foot setback would remain. McCarthy stated it would
remain, the new addition would sit 15.6 feet from the rear -yard setback.
Public comment was opened.
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Abutter Mark Lundquist from 79 Grand Street asked where the compressors would be installed.
McCarthy stated it has not been decided but likely on the back of the home or the right side of the
home.
Chris Cridler stated there were a total of 6letters of support submitted.
Cynde Hartman made a motion to grant a Special Permit for Case #25-15 - 73 Grand Street at the
applicants request. Anthony Fodera seconded the motion and it was approved 4-0-0.
Rollcoll Vote was 4-0-0 (Cridler, Houghton, Hartman, Fodero)
Case #25-16 - 49 Chute Street
Chris Cridler opened the public hearing for Case 25-16 - 49 Chute Street by reading the legal notice into
the record and swearing in those who wish to speak.
The homeowners Doug and Kim Cogswell introduced their project to do a first -story addition of about
100 square feet. This addition would take over most of the existing deck, creating a mudroom between
the home and the old carriage house in the back. They would not be encroaching on the setbacks.
Cynde Hartman asked if it would be on top of the deck. Cogswell explained the deck is where the
addition would be.
Cridler asked if the entire deck would be removed or extended. Cogswell stated that about a quarter to
one -fifth of the deck would be removed, but the rest of the deck would remain. They would not be
adding to it, and there would be a door leading out of the new mudroom onto the deck.
Anthony Fodera stated he sees that they are trying to accomplish a covered structure so they do not
have to go outside to get to the garage. Cogswell stated yes, due to the existing carriage house
structure, it is really hard to build anything in this location.
Patrick Houghton asked to clarify that they would only be increasing the lot coverage by 0.2%. Cogswell
stated yes, it's a very small addition.
Hartman brought up that the 0.2% increase includes the deck per the plot plan. She noted that this is an
existing non -conforming lot and they are asking to increase the lot coverage by 0.2% if the deck is
included in the total coverage. The plot plan indicated that the deck was included. Hartman asked if
there was a way to do the construction without increasing the coverage by 0.2% without affecting the
project. Cogswell stated that likely wouldn't make the space usable as they already pulled the setback
inward instead of aligning with the edge of the carriage house.
Cridler stated he believed that this was a variance
Amanda Beatrice stated that this was brought up with the Building Inspector and because they were
only expanding an existing nonconformity, and not creating a new nonconformity, it would be a special
permit. The existing lot coverage is already an existing nonconformity and their 0.2% increase would be
extending the existing nonconformity and not creating a new one.
Cridler explained to the Cogswells the difference between the Board granting a special permit and a
variance, where a variance has a higher criterion to be met to legally grant.
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Houghton brought up that in this specific scenario, the change is so de mini mis that it does not
necessarily require a variance and can be treated as a special permit per the Building Inspector. Cridler
brought up circumstances of other encroachments into a setback where the Board denied the request.
Hartman brought up that they could reduce the size, though it may not look appropriate. Houghton
noted those two inches that were denied had more of an impact on the neighbor, whereas this project
is internal. Cogswell also noted that they are not extending past the home.
Houghton explained to the Cogswells that they are entitled to a 5-member Board and as of today there
are only 4 members present. They can choose to continue to the next meeting to give them time to talk
to the Building Inspector, explore other options, and hope for a 5-member Board. Hartman stated that
she would be inclined to vote on this as a special permit and not a variance as this is a matter of about
12 square feet (based on rough calculations that would need to be checked). Houghton and Fodera
agreed. Cridler indicated he could see that point but did not believe the bylaws agree.
Hartman explained to the Cogswells that they have 3 options: seek a continuance, withdraw without
prejudice, or take a vote in hopes all four members vote in favor. If they were to take a vote and it was
not passed, they would have to wait 2 years before they could bring a similar project back in front of the
Board. Continuation would give them a chance to talk to the Building Inspector, gather additional
information to present their case, change the project, etc. Cridler noted that the reduction in square
footage could be removed from another area of the home.
It was also explained that if it is decided this needs a variance, they will need to resubmit their
application and start the process over.
The applicants asked to continue to the January 2026 Meeting.
Patrick Houghton made a motion to continue 25-16 - 49 Chute Street to January 5, 2025at the
applicants request. Cynde Hardman seconded the motion and it was approved 4-0-0.
Rollcall Vote was 4-0-0 (Cridler, Houghton, Hartman, Fodera)
Case #25-17 - 40 Martin Road
Chris Cridler opened the public hearing for Case 25-17 - 40 Martin Road by reading the legal notice into
the record and swearing in those who wish to speak.
The homeowner Ermal Draci introduced the project which is to add two dormers to raise the height of
the existing roof in order to create more livable space.
Anthony Fodera asked to clarify if this was a second -floor addition or if they had an existing second
floor. The homeowner stated they have an existing second floor and they would be adding two new
dormers but not changing the existing height.
Hartman noted that this project is only adding more space but increasing the existing nonconformity as
it's on the same footprint, and she has no issues with this project.
The meeting was opened to public comment.
Robert Bennet from 34 Line Road, the abutter with the 5.2-foot setback, stated he has no issues with
this project and he welcomes their addition.
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Cridler noted that there was a supporting letter from abutter Kiril Daskalov, 65 Martin Road.
Patrick Houghton made a motion to grant a Special Permit for 25.17.40 Martin Road. Cindy Hartman
seconded the motion and it was approved 4-0-0.
Rollcall Vote was 4-0-0 (Cridler, Houghton, Hartman, Fadera)
Regulatory Agreement
The board and staff discussed the provided notes regarding the regulatory agreement that the chair
would need to sign and have notarized. With further questions on the matter, Community Development
Director, Andrew MacNichol was phoned in. MacNichol explained that due to 40B law, the Zoning Board
is designated to sign the Regulatory agreement which is an agreement between the Developer and
Owner that the affordable units would remain affordable and the Town Endorses the agreement.
As the Chair, Chris Cridler, is not physically present, the board members voted to authorize the Vice
Chair, Patrick Houghton to sign in place.
Cynde Hartman made a motion to approve this being signed by Vice Chair Patrick Houghton for
purposes of 40B.
Cynde Harman made a motion to authorize Patrick Houghton to sing the agreement on behalf of the
Chair. Chris Cridler seconded the motion and it was approved 4-0-0.
Rollcall Vote was 4-0-0 (Cridler, Houghton, Hartman, Fodera)
Minutes:
10/7/25—as only on member from the last meeting was present, the board will review the minutes at
the next meeting.
Motion to Adjourn:
Patrick Houghton made a motion to adjourn the meeting. Cynde Hartman seconded the motion and it
was approved 4-0-0.
Rollcall Vote was 4-0-0 (Cridler, Houghton, Hartman, Fodera)
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