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.
Start Time: 7:00 PM
Location: Conference Meeting Room, Town Hall
Key Participants:
- Chairperson: Andrew Grasberger
- James Gallagher: Applicant requesting a variance.
- Board Members: Includes Cynthia Hartman, Chris Cridler, Frank Capone, Taylor Gregory (Associate)
- Amanda Beatrice: Staff member providing procedural guidance.
Call to Order
- 1:22 – Meeting Called to Order (Chairperson)
- The meeting begins at 7:00 PM to discuss case 24-20-1195, a continuance of a public hearing for James Gallagher’s variance request under Massachusetts General Law Chapter 40A, Section 10, and Reading Zoning Bylaws (Sections 4.5.2, 6.0, 6.3, 7.4).
- Purpose: To allow a two-story addition with a non-conforming side yard setback at 119 Winthrop Avenue, Reading, MA (Map 24, Lot 247).
Discussion of Case 24-20-1195
2:07 – Notification and Oath (Chairperson)
- The Chairperson notes that abutters and relevant town departments (e.g., Select Board, Police, Fire, Conservation Commission) were notified.
- Attendees who may testify are sworn in under oath (2:35).
2:45 – James Gallagher’s Update
- Gallagher summarizes the variance request, citing unique property conditions (wetlands, flood plain, train easement).
- Addresses prior board requests:
- Neighbors (at 113 Winthrop Ave) sent a letter of no objection.
- The addition’s size was reduced and moved back from the property line.
3:31 – Letter from Neighbors (Chairperson)
- A letter from Michael J., Cynthia W., and Mary E. Asie (residents/owners of 113 Winthrop Ave) is read into the record, confirming no objections to the variance.
- Clarification (4:01): The signatories are owners, not just residents.
4:18 – Board Discussion
- Chris Cridler (4:26) appreciates Gallagher’s efforts to address concerns in a short time, despite challenges with redesign.
- Gallagher (4:53) notes the interior layout hasn’t been finalized; preliminary talks with architects avoided detailed designs pending approval.
- Suggestions (5:12): Frank Capone advises optimizing the layout (e.g., moving a bathroom, using windows effectively).
6:31 – Motion Proposed (Board Member)
- Cynthia Hartman (6:38) moves to grant James and Marel Gallagher a variance under Zoning Bylaws Sections 4.5.2, 6.0, 6.3, and 7.4, based on plans dated November 4, 2024, and revised February 6, 2025, from Murray Mech Engineering Services.
- Motion seconded (8:00).
8:09 – Vote and Approval
- All in favor, no opposition (8:13-8:18).
- Chairperson (8:25) praises Gallagher’s efforts, noting the strict criteria for variances and that this case met them exceptionally.
Next Steps
9:00 – (Amanda)
- Amanda outlines the process:
- Decision drafted, reviewed, signed, and filed with the Town Clerk within two weeks (9:13).
- 20-day appeal period begins after filing (9:17).
- Post-appeal, Gallagher can obtain a certified copy, record it at the Registry of Deeds, and proceed to the Building Department (9:24-9:31).
- Recording requires in-person submission with original plot plans (9:47-10:24).
- Conservation Commission process can start before the appeal period ends (10:48-11:22).
Minutes
11:41 – (Chairperson & Board)
- Minutes from a prior meeting (November 19) are reviewed; a correction is noted (12:07) that it was the first hearing, not a continuance.
- Motion to approve minutes as amended (12:53), seconded, and passed (13:01).
Closing Remarks
13:11 – Closing Remarks
- Next meeting confirmed for March 2025 with at least one case (13:13).
- Andrew Grasberger mentions a personal update (wife expecting a baby on March 20), congratulated by others (13:29-14:13).
- Meeting adjourned (13:58-14:07).
Key Outcomes
- Variance Approved: James Gallagher’s request for a two-story addition with a non-conforming side yard setback at 119 Winthrop Ave was unanimously granted, based on revised plans addressing board concerns.
- Neighbor Support: Owners of 113 Winthrop Ave submitted a letter of no objection, strengthening the case.
- Next Steps Assigned: Post-approval process includes filing with the Town Clerk, a 20-day appeal period, and recording at the Registry of Deeds before construction can proceed.
- Minutes Approved: Previous meeting minutes were corrected and approved.
