Zoning, Safety, and Dover Amendment Shape Decision on 885 Main Street Project
As a follow up to our prior reporting, after months of public hearings and deliberation, the Community Planning and Development Commission (CPDC) voted 3–2 to approve the site plan for the proposed Primrose School at 885 Main Street. The decision followed a detailed review of the project’s design, traffic impact, zoning compliance, and public feedback.
The approved plan calls for the demolition of an existing single-family home and the construction of a two-story childcare facility on a 2-acre parcel within the S15 zoning district. The facility will include classrooms, a warming kitchen, playground areas, and 53 parking spaces—meeting the minimum required by local zoning bylaws.
Key Features of the Proposal
- Building Size: Approximately 14,000 square feet across two floors.
- Parking: 53 spaces, including 3 ADA-accessible and 16 employee-only spots.
- Traffic Flow: A two-way entrance from Main Street leading to a one-way loop around the parking area.
- Stormwater Management: Reviewed and approved by the Conservation Commission, with runoff directed to infiltration basins.
- Lighting: Dark Sky-approved fixtures, with parking lot lights turned off after hours.
- Landscaping: 64 trees, including 31 within the 100-foot buffer zone, and existing fencing to remain.
Conditions and Concerns
The CPDC imposed several conditions to address community concerns, particularly around traffic, safety, and neighborhood impact. Below is a brief sample of the comprehensive 10-page decision with the full decision being found here in the future:
- Staggered Drop-Off/Pick-Up: Required to reduce congestion during peak hours (7:30–9:30 a.m. and 3:30–5:30 p.m.).
- Emergency Egress: A second exit from the play area must be coordinated with public safety officials, though it cannot infringe on neighboring properties.
- Snow and Trash Removal: Must avoid overnight operations (10 p.m. to 5 a.m.) to minimize disruption to nearby residents.
- Annual Parking Review: The applicant must submit a traffic engineer’s report one year after opening to assess parking utilization and traffic flow.
Public Reaction
The meeting drew a large crowd, with residents expressing concerns about traffic spillover onto Route 28, emergency evacuation procedures, and the impact on neighborhood character. Although the public hearing was officially closed at the previous meeting, CPDC members acknowledged the volume of community input received via email and prior sessions. Neighbors also garnered well over 300 signatures on a Change.org petition asking the CPDC to say no to the new schools location.
A letter from State Representative Bradley Jones (below) requesting a delay in the vote was discussed but ultimately not acted upon. CPDC counsel advised that reopening the hearing or restarting the process could violate procedural norms and state law under the Dover Amendment, which protects educational uses from certain zoning restrictions.
Next Steps
The applicant must now secure additional permits from agencies including MassDOT, the Department of Early Education and Care (EEC), and local utilities. Construction will proceed following a pre-construction meeting with town departments.
Despite the split vote with Chair Heather Clish, Hillary Mateev, and Gaetano Manganiello voting in the affirmative, with John Arena and Thomas Armstrong voting in the negative, (Andrew Mclauchlan was present but not eligible to vote, as he had not participated in earlier meetings related to the project due to being recently appointed), the approval marks a significant step forward for the Primrose School project, which aims to provide expanded childcare services in Reading.
