🌆 CPDC 3-10-25 AI Recap

Below is a summarized version of the Community Planning & Development Commission (CPDC) 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.

Meeting Overview

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Meeting Date: Monday, March 10, 2025
Start Time: 7:00PM
Format: Hybrid (in-person and Zoom)

Key Participants:

• Andrew MacNichol: Community Development Director, meeting facilitator
• Olivia Knightly: Senior Planner
• Hillary Mateev: Chair (in-person)
• Tom Armstrong: Associate Member (in-person)
• John Arena: Member (in-person)
• Guy Manganiello: Member (on Zoom, experienced audio issues)

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Opening and Introductions

• 2:58 – 3:35
  • Speaker: Andrew MacNichol
  • Content: Welcomes attendees to the CPDC meeting, introduces staff and members, explains the hybrid format, and outlines public participation procedures (e.g., sign-in for in-person, Zoom features for remote).
  • Outcome: Sets the stage for the meeting; no decisions made.

Continued Public Hearings

1. 3:40 – 5:37
   • Topic: Continuation request for 346-348 Main Street public hearing to April 14, 2025
   • Speaker: Andrew MacNichol, Tom Armstrong, John Arena, Guy Manganiello (via chat)
   • Content: Applicant requests a continuation. A motion is made and seconded to continue the hearing. Technical issues arise with Guy’s audio; he votes “yes” via chat.
   • Outcome: Motion passes unanimously (Guy: Yes, John: Yes, Tom: Yes) to continue the hearing to Monday, April 14, 2025.
2. 7:47 – 8:16
   • Topic: Continuation request for 0 Herald Ave definitive subdivision application to April 14, 2025
   • Speaker: Andrew, John, Tom, Guy
   • Content: Applicant requests a continuation. Motion made and seconded. Roll call vote conducted.
   • Outcome: Motion passes unanimously (John: Yes, Tom: Yes, Hillary: Yes, Guy: Yes) to continue the hearing to Monday, April 14, 2025.

Zoning Considerations

Flood Plain Bylaw Amendments

• 8:29 – 27:41
  • Speaker: Andrew (primary), with questions/comments from John, Tom, and others
  • Content:
    • Andrew presents proposed amendments to the flood plain overlay district (Section 10.1) to align with the state’s model bylaw and updated FEMA flood maps (effective July 2025).
    • Key changes:
      • Updates definitions (e.g., truck gardens, rifle shooting), clarifies variance procedures, designates the Building Commissioner (Brett) as flood plain administrator, and prohibits most new development in flood zones except for municipal recreation, utilities, agriculture, and limited special permit uses.
      • Map changes: Most of Reading’s flood zones shift from Zone X (500-year) to Zone A (100-year), with some areas removed from flood designation (e.g., Timberneck Swamp, South Main Street).
    • Discussion:
      • Questions on terms like “truck gardens” (historical term for pick-your-own patches) and “rifle shooting” (hunting vs. ranges). Suggestion to clarify or redefine.
      • Concerns about passive activities (e.g., storage) being classified as “development” in the model bylaw, consistency in terminology (e.g., “base flood” vs. “100-year flood”), and definitions like “functionally dependent use” and “manufactured home.”
      • Origin of language: Pre-existing in Reading’s bylaw, with some from the state model.
    • Public Hearing Plan: Proposed for March 31, 2025, to allow public input before town meeting.
  • Outcomes:
    • Agreement to refine minor language (e.g., truck gardens, rifle shooting) and consult DCR for approval.
    • Plan to notice property owners within and near the flood plain (100-ft buffer suggested) for the public hearing.
    • Tentative scheduling of a special CPDC meeting on March 31, 2025, to open the hearing, with possible continuation to April 14.

Eastern Gateway Update

• 36:23 – 37:59
  • Speaker: Andrew
  • Content: Brief update on the Eastern Gateway project. A visual survey (story map) was released today, open for 4-6 weeks to gather public feedback on district priorities. Steering committee meets in two weeks to discuss planning metrics (e.g., setbacks, buffers).
  • Outcome: No decisions; encouragement to share the survey widely.

3A District Amendments Approval

• 38:14 – 47:34
  • Speaker: Andrew, John
  • Content:
    • AG’s office approved Reading’s 3A district amendments (downtown up-zoning, ADU expansions). Zoning is now in effect.
    • EOHTC (Executive Office of Housing and Livable Communities) review pending; expected in spring. Notes from AG suggest consultation with town counsel on definitions (e.g., affordable units for SHI – Subsidized Housing Inventory) and payment-in-lieu funds (e.g., tree fund as revolving or not).
    • Discussion:
      • Affordable units (80% AMI) should qualify for SHI; EOHTC has discretion to exclude. No known appeal process if excluded.
      • Tree fund clarification needed (revolving vs. conservation fund).
  • Outcomes:
    • Town counsel supports current definitions as defensible; awaiting EOHTC’s final compliance ruling.
    • Staff to follow up on tree fund status and EOHTC feedback.

Additional Updates

• 48:42 – 50:55
  • Speaker: Andrew
  • Content:
    • Action plan completed, to be shared soon.
    • Arts and culture action plan nearing completion; grant applications in progress.
    • Master planning update: Seeking updated consultant quotes to compile existing plans (e.g., transportation) into a cohesive document.
  • Outcome: No immediate decisions; ongoing efforts noted.

Meeting Minutes Approval

• 51:04 – 53:49
  • Speaker: Andrew, John, Tom
  • Content: Review of February 10, 2025, minutes. Corrections:
    • “Building entry space” → “building elevator entry space”
    • Parking dimensions: “19 by 18 ft” → “9 by 18 ft”
    • “Large enough” → “low enough” (re: roof overhang guards).
    • Motion made, seconded, and voted on with modifications.
  • Outcome: Minutes approved as modified (John: Yes, Tom: Yes, Hillary: Yes, Guy: Yes via chat).

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Key Outcomes

1. Continuations: Two public hearings (346-348 Main Street, 0 Herald Ave) continued to April 14, 2025.
2. Flood Plain Bylaw: Proposed amendments reviewed; minor clarifications (e.g., truck gardens, rifle shooting) to be refined with DCR. Public hearing scheduled for March 31, 2025, with noticing plan for affected property owners.
3. 3A Compliance: Zoning amendments approved by AG; EOHTC review pending. Definitions and funds to be clarified.
4. Eastern Gateway: Survey launched; no major updates.
5. Minutes: February 10 minutes approved with corrections.