🌆 CPDC 1-12-26 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.

🗓️ CPDC Meeting Summary – January 12, 2026

📍 Location: Select Board Room, Reading Town Hall & Zoom
🎙️ Chair: Heather Clish
🧭 Facilitator: Olivia Knightly (Senior Planner)

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🔹 Meeting Opening & Attendance

⏰ 11:22–13:02

• Hybrid meeting protocols reviewed.
• Present: Heather Clish (Chair), Tom Armstrong, Guy Manganiello (Zoom).
• Staff: Andrew McNichol (Community Development Director), Olivia Knightly (Senior Planner).
• Meeting recorded and broadcast by RCTV.

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🔹 Sign Permit Application – 505 Main Street (Insure Plus)

⏰ 13:02–45:14
Applicant: Lucas Lemus (Owner, Insure Plus)
Proposal: Permanent signage with 3D metal/acrylic letters and halo lighting.

Discussion Highlights:

• Proposed design deviates significantly from approved master signage plan (which calls for goose-neck lighting and wood panel aesthetic).
• Concerns:
  • Placement too high and off-center.
  • Halo lighting with white letters may appear as backlit, conflicting with design guidelines.
  • Desire for continuity with downtown smart growth district aesthetics.
• Applicant explained branding and cost considerations; expressed willingness to revise design.
• CPDC feedback:
  • Center sign over door; reduce size if necessary.
  • Prefer goose-neck lighting per master plan; two fixtures acceptable if future-proofed.
  • Materials should align with building aesthetic; durability considerations noted.
  • If halo lighting retained, must match aesthetic (e.g., dark background, green letters).
• Public Comment: Requested inclusion of dimensions and lighting specs on revised plan.

✅ Outcome:

• Application continued to February 9, 2026 for revised design submission.
• Temporary signage extension granted for 30 days.

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🔹 Sign Permit Application – 233–235 Haven Street (Fox & Fable Tattoo)

⏰ 49:27–58:36
Applicant: Salvatore Patino (Letterlux Signs)
Proposal: Flat painted fascia sign on MDO plywood, spanning two storefronts.

Discussion Highlights:

• Size within zoning limits (54 sq ft for combined frontage).
• CPDC requested minor revision:
  • Sign to fit below soldier brick course for better integration with building architecture.
• Applicant agreed to resubmit revised plan to staff.

✅ Outcome:

• Certificate of Appropriateness approved as amended, contingent on revised placement.

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🔹 Small Lane Extension – Definitive Subdivision

⏰ 59:15–1:00:04
✅ Outcome:

• Public hearing continued to February 9, 2026.

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🔹 Veterans Way – Bond Reduction & Completion

⏰ 1:00:12–1:06:42

• Remaining issues resolved: bounds replaced, trees replanted, as-built certified.
• Tree warden agreement for future replacements.
• Town engineer approved reduction.

✅ Outcome:

• Form M (bond release) and Form O (certificate of completion) endorsed.
• Subdivision eligible for acceptance as public way at Town Meeting.

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🔹 Subdivision Fee Update Discussion

⏰ 1:06:59–1:22:06

• Current fees outdated (last updated 2006).
• Proposed increases:
  • ANR: $200 + $50/lot (vs. $100 + $25 for lots over 3).
  • Preliminary: $500 + $50/lot.
  • Definitive: $1,500 + $250/lot (vs. $500 + $30).
• CPDC requested:
  • Comparative analysis with peer towns.
  • Historical fee revenue and departmental cost review.
  • CPI-based adjustment and cost-to-service analysis.
• Hearing to update fees targeted for February/March.

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🔹 Accessory Dwelling Unit (ADU) Bylaw Update

⏰ 1:22:32–1:44:49

• State law changes (Jan 2025) allow ADUs by right; Reading’s bylaw still requires special permit.
• 2025 saw 14 ADU permits (vs. 13 total in prior 3 years).
• CPDC consensus:
  • Align local bylaw with state law for clarity and simplicity.
  • Maintain 1,000 sq ft max (state allows 900).
  • Consider restrictions on short-term rentals.
  • Keep process streamlined; avoid unnecessary complexity.
• Target: Public hearing in summer 2026 for November Town Meeting.

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🔹 Eastern Gateway Zoning Discussion

⏰ 1:46:00–2:21:05

• Reviewed conceptual plan for Walkers Brook Drive/Ash Street area.
• Key challenges:
  • Large parcels (Market Basket, Stop & Shop) unlikely to redevelop soon.
  • Need zoning flexibility for phased development while preserving design integrity.
  • Open space continuity critical; avoid fragmented “checkbox” outcomes.
• Next Steps:
  • Invite design consultant (Form + Place) to February meeting.
  • Explore overlay district approach.
  • Engage Select Board and other stakeholders for consensus.
  • Consider design guidelines and grant funding for implementation.

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🔹 Master Plan Update

⏰ 2:21:05–2:29:02

• Grant application for master plan funding unsuccessful.
• Estimated cost: $150K+.
• CPDC to:
  • Reapply for grants in spring.
  • Provide cost estimate and status update to April Town Meeting per prior instructional motion.

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🔹 Minutes Approval

⏰ 2:29:37–2:33:08
✅ August 11, 2025 Minutes: Approved with corrections.
✅ August 25, 2025 Minutes: Approved.

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🔹 Adjournment

⏰ 2:33:45
✅ Meeting adjourned at 9:30 PM.

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🔹 Key Outcomes Summary

• ✅ Insure Plus sign application continued; revisions required for compliance with master signage plan.
• ✅ Fox & Fable Tattoo sign approved with placement adjustment.
• ✅ Small Lane subdivision hearing continued to Feb 9.
• ✅ Veterans Way subdivision completed; bond released and public way acceptance advanced.
• ✅ Subdivision fee update process initiated; hearing planned for Feb/March.
• ✅ ADU bylaw update targeted for Nov 2026 Town Meeting; align with state law.
• ✅ Eastern Gateway zoning discussion advanced; consultant to attend Feb meeting.
• ✅ Master plan funding still pending; update to April Town Meeting planned.
• ✅ August 11 & 25 minutes approved.

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