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 – November 3, 2025
📍 Location: Select Board Room, Reading Town Hall & Zoom
🎙️ Chair: Heather Clish
🧭 Facilitator: Olivia Knightly (Senior Planner)
🔹 Meeting Opening & Attendance
⏰ 6:45–6:56
- Hybrid meeting protocols reviewed.
- No public comment received.
- Present: Heather Clish, Hillary Mateev (Zoom), Tom Armstrong, Andrew McLoughlin (Zoom), Guy Manionello (Zoom).
- Staff: Andrew MacNichol (Community Development Director), Olivia Knightly (Senior Planner).
🔹 Definitive Subdivision Application – Small Lane Extension
⏰ 6:56–51:38
Applicant: Joe Marino
Engineer: Jack Sullivan (Sullivan Engineering Group)
Proposal: One-lot subdivision extending Small Lane with a private roadway.
Key Details:
- Extension of Small Lane to serve one new single-family home.
- Site includes portions of 18 & 22 Small Lane and a landlocked parcel behind 366 Charles Street.
- Total area: 14.2 acres in S-20 zoning district.
- Roadway design changed from cul-de-sac to hammerhead to reduce wetland impact and tree removal (from 57 to 35 trees).
- Stream crossing requires a box culvert (18′ wide x 33′ long x 4′ high).
- Wetland replication proposed at 2:1 ratio (566 sq ft filled, >1,100 sq ft replicated).
- Stormwater management revised to use precast infiltration units (Retain-It system) instead of detention basin.
- Municipal water and sewer to be extended under the culvert.
- No sprinklers proposed; fire hydrant included.
- Roadway to remain private; maintenance responsibilities to be recorded in deed and order of conditions.
Waivers Requested:
- 🔹 Roadway width: 24 ft (vs. 30 ft required)
- 🔹 Maximum dead-end length: 730 ft (vs. 500 ft allowed)
- 🔹 No sidewalks
- 🔹 Asphalt berm instead of granite curbing
Discussion Highlights:
- CPDC supportive of hammerhead design pending fire department approval.
- Concerns raised about long-term maintenance responsibilities and deed transfer clarity.
- Conservation Commission review ongoing; third meeting scheduled.
- CPDC to await feedback from fire department and town engineering before final decision.
✅ Outcome: Public hearing opened and continued to December 8, 2025.
🔹 Eastern Gateway Zoning & Development Discussion
⏰ 51:51–1:46:07
Presenter: Andrew MacNichol
Overview:
- Review of public engagement and visioning for Eastern Gateway (Walkers Brook Drive & Ash Street area).
- Conceptual redevelopment includes mixed-use, commercial anchors, townhomes, and open space.
- Discussion of zoning strategies, parcel-by-parcel development, and incentives for lot consolidation.
- Emphasis on balancing commercial growth with residential impact, school enrollment, and tax base.
Key Considerations:
- Importance of fiscal impact analysis and school enrollment projections.
- Need for coordinated outreach to Select Board, School Committee, and Finance Committee.
- Desire to maintain grocery anchors and support small businesses.
- Challenges of ensuring meaningful open space in fragmented development.
- Potential for inclusionary zoning and affordable housing requirements.
Next Steps:
- Develop a slide deck to present the “why” of Eastern Gateway zoning.
- Explore fiscal modeling and past redevelopment case studies.
- Consider phased zoning for north and south subdistricts.
- Engage other town boards for consensus and support.
🔹 Administrative Fees Review
⏰ 52:06–55:22
- CPDC asked to review subdivision fees for potential updates.
- Reading’s fees ($500 + $30/lot) are lower than neighboring towns (e.g., Wakefield: $2,000 + per lot).
- CPDC agreed to gather comparative data and consider adjustments.
🔹 2026 Zoning Considerations
⏰ 1:46:07–1:55:30
Topics Identified:
- Eastern Gateway mixed-use zoning
- Accessory dwelling unit (ADU) bylaw alignment with state regulations
- Minimum lot size adjustments
- Sign bylaw simplification
- Use table updates (e.g., breweries, storage centers)
- Subdivision regulation waivers and standards
- Stormwater management requirements
- Passive house and sustainability standards
- South Main Street design guidelines review
Next Steps:
- CPDC members to review and prioritize items for future discussion.
- Staff to provide more detailed notes and recommendations.
🔹 2026 Meeting Schedule
⏰ 1:55:37–1:56:25
- CPDC to continue meeting on second Mondays of each month.
- January 12 and February 9 confirmed.
- Hybrid format to continue.
🔹 Meeting Minutes Approval
⏰ 1:57:48–2:00:12
✅ July 14, 2025 Minutes: Approved with corrections to spelling of Michelle Souza’s name and adjournment attribution.
🔹 Adjournment
⏰ 2:00:12
✅ Meeting adjourned unanimously.
🔹 Key Outcomes Summary
- ✅ Small Lane Extension subdivision hearing opened and continued to December 8; CPDC supportive pending fire and conservation feedback.
- ✅ Eastern Gateway zoning discussion advanced; CPDC to develop rationale and engage other boards.
- ✅ Subdivision fee review initiated; comparative data to be collected.
- ✅ 2026 zoning priorities identified; ADU bylaw alignment and Eastern Gateway zoning top items.
- ✅ July 14 minutes approved with corrections.
- ✅ 2026 meeting schedule confirmed; next meeting December 8.
