HomeMy WebLinkAbout2026-02-02 Zoning Board of Appeals MinutesW
Town of Reading
Meeting Minutes
Board - Committee - Commission - Council:
Zoning Board of Appeals
Date: 2025-02-02
Building: Reading Town Hall
Address: 16 Lowell Street
Purpose:
Attendees: Members - Present:
Time: 7:00 PM
Location: Select Board Meeting Room
Session:
Version: Final
Chris Cridler, Andrew Grasberger, Patrick Houghton, Cynde Hartman, Frank
Capone, Taylor Gregory, Anthony Fodera
Members - Not Present:
Others Present:
Amanda Beatrice - Administrative Specialist, Michael Gomez, Mukesh
Gajaria, Brian Charest, Lauren Cotraro, Nick Cotraro, Mike Cotaro, Alan
Brussard, Paula A, Pelusi, Rich Moore, Roberta Moore, Penny Loshua, Rita
Robertson, lames Bradley, Cecelia Russo, Marilyn Geder-Foley, Chris
Synnott, Tony D'Arezzo
Minutes Respectfully Submitted By: Amanda Beatrice
Topics of Discussion:
Case #25-04 — 39 Summer Ave
Chris Cridler opened the continuance public hearing for Case #25-04 — 39 Summer Ave by reading the
legal notice into the record. Cridler noted that the Petitioner requested to withdrew without prejudice
for both the Special Permit and Variance request.
Cynde Hartman made a motion to approve the Petitions request to withdraw without prejudice the
Special Permit and Variance request for Case #25-04— 39 Summer Ave. Andrew Grasberger seconded
the motion and it was approved 5-0-0.
Vote was 5-0-0 (Cridler, Grasberger, Houghton, Capone, Hartman)
Case #25-18-16 Elm Street
Chris Cridler opened the public hearing for Case #25-18 — 36 Elm Street by reading the legal notice into
the record.
The property owner, Mukesh Gajaria, introduced himself and explained that he initially explored adding
an attached ADU, but after evaluating the lot with the Architect, decided a two-family dwelling would
make better use of the property.
Architect Jay Bradley presented the proposal to demolish the existing single-family home and construct
a new two-family dwelling. He noted that the current structure has a non -conforming front setback of
11.6 feet and a non -conforming side setback of 6.4 feet, which made adding an ADU difficult. By
removing the existing home, the new construction would be able to meet all required setbacks.
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Town of Reading
Meeting Minutes
Frank Capone asked whether the project was intended to be owner -occupied or an investment. Bradley
responded that it is an investment property, though the timing of a resale is uncertain. Capone also
pointed out discrepancies in the lot coverage. Bradley clarified that the revised plot plan shows the
correct lot coverage at 24.7 percent.
Anthony Fodera asked whether the 24.7 percent included the two decks, and Bradley confirmed that it
did.
Bradley then reviewed the four Variance Criteria. Regarding hardship, he explained that because the
existing home sits so close to the setbacks and has such a small footprint, adding onto it would require
removing the right, left, and rear foundation walls to support an addition. He also argued that a two-
family home would not be detrimental, as there is a two-family directly behind the property and about
16 similar two-family structures within a two -block area. Cridler asked whether those homes were all in
the 5-15 district, and Bradley confirmed they were. He submitted a map highlighting these properties.
Andrew Grasberger stated that he did not believe the application met the first Variance Criterion, which
relates to soil conditions and topography. He emphasized that the applicant must demonstrate how this
lot is materially different from others. Cridler added that all four criteria must be satisfied for the Board
to grant a Variance.
The Board briefly discussed that they cannot provide guidance on what is or is not allowed, as that is the
role of the Building Department. Based on the current application, the Board indicated that a Variance
would not be granted. The applicant was given the option to withdraw without prejudice or request a
continuance in order to gather additional information.
It was clarified that at the next meeting, only the use Variance would be under consideration, as the lot
coverage issue had been resolved.
Public comment was opened
Brian Moore of 5 Elm Street asked where he could find more information about the project and whether
the new structure would be non -conforming. The Board explained that information is available on the
Town website, at Town Hall, or directly from the applicant. Cridler clarified that the application originally
included two Variances, one for lot coverage which has since been corrected, and one for a use Variance
to allow a two-family dwelling in a single-family district. Otherwise, the proposed structure meets all
setback and coverage requirements.
Brian Charest of 8 Elm Street expressed concern about the impact on neighborhood character, noting
that he purchased his home 14 months ago specifically because it was a single-family area.
Alan Brussard of 184 Green Street asked about the survey boundaries, noting that his property did not
appear on the plan. Cridler explained that the plan was prepared and stamped by a licensed surveyor
and should reflect the correct markers.
Cynde Hartman made a motion to continue Case #25-18 —16 Elm Street at the Petitioners request to
March 2, 2026. Andrew Grasberger seconded the motion and it was approved 5-0-0.
Vote was 5-0-0 (Cridler, Grasberger, Houghton, Capone, Hartman)
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Town of Reading
$ Meeting Minutes
Case #26-04 - 526 Summer Ave
Chris Cridler opened the public hearing for Case #26-04 - 526 Summer Ave by reading the legal notice
into the record.
Michael Gomez, the designer representing the builder & homeowner, explained that they were
requesting a Special Permit for the existing non -conforming side -yard setback and a Variance for lot
coverage in order to construct a 24 by24 foot garage. The garage would serve as a combined workspace
and office for the homeowner, housing his technology equipment and power tools. Gomez also noted
that the lot has a steep grade change and falls within the Conservation Buffer Zone at the rear, which is
why the addition is positioned toward the front and upper portion of the property. He added that the
homeowner strongly prefers keeping both the shed and the full depth of the proposed garage and
office.
Cridler reminded the applicant that all four Variance Criteria must be satisfied for the Board to grant
relief. Cynde Hartman stated that she believed the project met the first criterion, and Patrick Houghton
felt they met the second as well.
Cridler clarified that the Variance request was necessary because the addition would create a new
non -conforming lot coverage. Town staff member Amanda Beatrice confirmed that the proposal would
increase lot coverage from the existing 15.7 percent to 30.3 percent, where the maximum allowed is 25
percent.
Hartman questioned why the project could not be reduced to meet the 25 percent limit and asked what
hardship justified the additional 5.3 percent. Gomez explained that the homeowner built the shed
during COVID and uses it for lawn equipment, bikes, and dirt bikes. He said he would revisit the plan
with his client. Board members agreed that letters of support from abutters would be helpful.
Cynde Hartman made a motion to continue Case #26-04 - 526 Summer Ave at the Petitioners request
to March 2, 2026. Andrew Grasberger seconded the motion and it was approved 5-0-0.
Vote was 5-0-0 (Cridler, Grasberger, Houghton, Capone, Hartman)
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Taylor Gregory made a motion to postpone the review of the January 2, 2026 minutes to the next
meeting. Chris Cridler seconded the motion and it was approved 5-0-0.
Vote was 6-0-0 (Cridler, Grosberger, Houghton, Capone, Gregory, Fodera)
Motion to Adiourn
Chris Cridler made a motion to adjourn the meeting. Taylor Gregory seconded the motion and it was
approved 5-0-0.
Vote was 6-0-0 (Cridler, Grasberger, Houghton, Capone, Gregory, Hartman, Fodera)
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