CPDC to Vote Monday on 885 Main Street Daycare After Months of Debate and Revised Plans
After nearly six months of public hearings, traffic studies, and design revisions, the Community Planning and Development Commission (CPDC) will finally vote Monday night on whether to approve Primrose Schools’ controversial plan for a two-story daycare facility at 885 Main Street.
The agenda topic starts around 7:45p.m. in Town Hall’s Select Board room, and the decision will determine if the project—first filed in March—can move forward under strict conditions outlined in a draft decision dated October 6.
What’s Proposed
Primrose seeks to demolish an existing single-family home and build a 14,048-square-foot daycare center with 14 classrooms, accommodating up to 177 children and 28 staff members. The site plan includes 53 parking spaces, three ADA spots, and dedicated drop-off/pick-up zones. The driveway will be widened for two-way traffic, subject to MassDOT approval.
Draft Decision Highlights
The draft CPDC decision confirms the project is allowed under the state’s Dover Amendment, which limits local zoning restrictions on childcare facilities. However, it imposes extensive conditions, including:
- Parking Management Plan: Primrose must implement staggered drop-off and pick-up times, provide parents with written parking guidelines, and conduct a post-occupancy parking evaluation within 12 months.
- Public Safety Coordination: Fire and police officials must review site layout and traffic flow before occupancy.
- Stormwater and Landscaping: Compliance with conservation conditions and installation of screening vegetation.
- Traffic Monitoring: A report on peak parking utilization and traffic flow is required after one year.
Failure to meet these conditions could trigger additional reviews or enforcement actions.
Police and Fire Concerns Addressed
Earlier this year, Lt. Chris Jones warned that inadequate parking could lead to dangerous queuing on Route 28. His August 8 follow-up letter emphasized operational controls: “Staggered drop-off times must be assigned based on enrollment—not left to occur naturally.” He also called for a site visit before occupancy and annual updates to the parking plan.
Fire officials previously flagged ladder truck access and turnaround space as critical issues. Revised plans now include improved circulation and emergency access routes.
Neighborhood Pushback
Residents have voiced strong opposition to the proposed daycare, citing traffic congestion, emergency access concerns, and past accidents near the site. At public hearings, some called the decision “life or death” and demanded an independent traffic study. These concerns have now moved online, where neighbors launched a Change.org petition titled “Stop Primrose Reading – Too Big. Too Unsafe. Wrong Space”, which has already gathered 187 signatures as of this article.
The petition argues the project is “the size of a small elementary school but squeezed onto less than two acres,” warning of overflow parking, queuing onto Route 28, and evacuation risks. Supporters urge the CPDC to prioritize safety over developer profits and encourage residents to sign and share the petition at change.org/p/stop-primrose-reading-too-big-too-unsafe-wrong-space.
What Happens Monday
If approved, Primrose must still secure MassDOT curb-cut permits, finalize utility plans, and schedule a pre-construction meetingwith town officials. Landscaping bonds, ADA compliance, and stormwater management will also be enforced.
The vote caps one of Reading’s most contentious development debates in recent memory—pitting state law protections against local concerns over safety and neighborhood character.
