A proposed Primrose School at 885 Main Street has sparked significant debate among residents and town officials, as the Community Planning and Development Commission (CPDC) continues its review of the site plan. The project, which would convert a residential property into a full-scale childcare facility serving up to 175 children, has raised concerns about traffic safety, emergency access, and neighborhood impact.
At the July 14th CPDC meeting, representatives from Primrose and their engineering team presented updated plans and responses to peer reviews on traffic and stormwater management. The applicant emphasized that the site meets all dimensional requirements except for frontage, which falls short of the town’s 100-foot minimum. Legal counsel for the applicant argued that the project is protected under the Dover Amendment, which limits municipal regulation of educational uses.
Despite assurances from the applicant and favorable peer review findings, residents and commission members voiced strong concerns. Chief among them was the lack of a clearly defined emergency evacuation plan for the children, especially given the site’s limited space and fencing on all sides.
Where will the children go in an emergency?” asked one resident. “There’s no safe rally point, and the site is boxed in.”
Traffic safety was another major issue. Residents cited frequent speeding and accidents on Main Street, a state highway, and questioned whether the proposed parking layout—particularly ten spaces located just feet from the road—would exacerbate congestion and pose risks during peak drop-off and pickup times. Several neighbors shared firsthand observations of traffic backups and unsafe conditions at other Primrose locations.
Commission members echoed these concerns, requesting further input from the Reading Police and Fire Departments, particularly regarding emergency access and evacuation logistics. They also asked the applicant to provide a parking management plan and clarify how special events, such as the school’s annual “Spring Fling,” would be handled without causing overflow or disruption.
While the applicant maintained that the site plan complies with zoning and safety standards, the commission opted to continue the hearing to its August meeting. The delay will allow time for additional feedback from town departments and for the applicant to address outstanding questions.
“This is not about opposing childcare,” said one resident. “It’s about ensuring that it’s done safely and responsibly, especially when it involves our youngest and most vulnerable community members.”
The Primrose School proposal remains under review, with the next CPDC meeting scheduled for August 11th.
To view our AI Recap on the entire CPDC meeting, which includes the Primrose School discussion, please click here.
