🌆 CPDC 2-9-26 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 – February 9, 2026

📍 Select Board Room, Reading Town Hall & Zoom
🎙️ Chair: Heather Clish
🧭 Facilitator: Andrew McNichol (Community Development Director)

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🔹 Meeting Opening & Attendance

⏰ 5:01–6:36

• Hybrid meeting procedures reviewed.
• Present: Heather Clish, Tom Armstrong (in person), Andrew McLachlan (remote), Hillary Mateev (remote), Guy & John absent.
• Staff: Andrew McNichol (CDD), Olivia Knightly (Senior Planner).
• Meeting recorded by RCTV.

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🔹 Withdrawal – Small Lane Extension Subdivision

⏰ 6:36–7:43

• Applicant formally requested withdrawal of the definitive subdivision application.
• CPDC voted to approve withdrawal without prejudice.

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🔹 Public Hearing – 281 Main Street (Mixed‑Use Special Permit & Site Plan Review)

⏰ 8:01–1:22:36

Applicant: 281 Reading LLC
Team: Attorney Jesse Schmer; Architect Stefano Basso (SV Design); Civil Engineer Carlton Quinn (Allen & Major); Traffic Engineer Stephen Zizys (Vanasse Associates)

Project Overview

• Demolition of existing ~1,800 sq ft commercial building.
• Construction of a 4-story mixed‑use building:
  • 24 residential units (19 two‑bedrooms, 5 one‑bedrooms)
  • 3 affordable units (per inclusionary zoning)
  • 2,400 sq ft commercial space (1–2 tenants)
  • 39 parking spaces (incl. compact)
  • Podium parking beneath building
  • Public EV charging and bike storage
  • Rooftop resident terrace on level 3
• Residential floors begin on level 2 (no residential at grade).
• Single curb cut maintained on Main St.

Waiver Requested

• Commercial square footage waiver under §5.6.7.2
  • Bylaw requires 25% commercial in MU projects
  • Applicant proposes ~10% (~2,400 sq ft)
  • Reason: site constraints, parking layout, fire apparatus access
  • NOT due to retaining current tenant (Bay State Physical Therapy), which is relocating to Strada across the street.

Key Site Issues

• Fire Department Access
  • FD requires no backing into Main Street.
  • Revised plan includes multi‑point turnaround area (striped, uncovered).
  • FD satisfied with new configuration; memo pending.
• Conservation Considerations
  • Property abuts Riverfront Protection Area and wetlands.
  • No new impervious allowed closer to the brook than today.
  • Stormwater improvements will significantly reduce runoff vs existing.
• Stormwater
  • Existing lot drains directly into stream with no treatment.
  • New system reduces volume and rate:
    • 2-year storm: -88%
    • 10-year: -42%
    • 25-year: -27%
    • 100-year: -12%
• EV Parking
  • Fire Dept prohibits EV chargers under podium.
  • Applicant agrees to increase EV‑ready spaces (up to 20%+).
• Trash
  • Trash room moved inside building (lesson learned from Strada).
  • Shared loading/fire turnaround area.

Design Notes

• South Main Street Design Guidelines influence façade and massing.
• 4th floor is stepped back to reduce perceived height.
• Commercial space designed to be flexible (1–2 tenants).
• Rendering shows café seating, but tenant unknown.

Public Comments

• Abutter (Pet Companions Bed & Biscuit, 271 Main):
  • Concerns about construction noise, proximity, dogs barking impacting future residents.
  • Requests that operations of dog daycare be considered in planning.
• Resident (online):
  • Concern about compact parking usefulness.
  • Concern about fire truck accessibility if loading area blocked.

Commission Feedback

• Waiver justification should not rely on Bay State PT relocation.
• Confirm surface water Zone A status with Conservation.
• Desire for more EV‑ready spaces.
• Ask for comparison to Strada project (parking, trash, loading, commercial viability).
• Support for rooftop terrace and strong bike storage.

Outcome

• Hearing continued to March 9, 2026 to allow:
  • Conservation review
  • Fire Dept memo
  • Revised plans (EV spaces, façade details, updated site plan)

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🔹 Pleasant Street Center – Land Use / Disposition Discussion

⏰ 1:22:50–1:48:25

Town Staff: Assistant Town Manager Jayne, Procurement Director Katie Gabriello

Property Overview

• Built 1883; Reading’s first municipal building.
• 4,300 sq ft; appraisal: $965,000 to sell or **$72k net income/yr to lease**.
• On both MA Historic Register and National Register; interior & exterior preservation restrictions apply.
• Building floods periodically; HVAC odor issues.

Options Discussed

• Sell (requires Town Meeting vote).
• Lease to for‑profit or nonprofit.
• Keep for municipal use.
• Gift to Housing Authority (site too small for typical affordable housing unless HA redevelops).
• Multi‑tenant model possible.

Example Uses

• Nonprofits (food pantry, arts organizations, disability employment cafés).
• Small performing arts center.
• Artist studios, youth/teen center, makerspace.

Commission Feedback

• Mixed opinions on selling; many prefer retaining municipal ownership.
• Strong support for art, culture, or youth‑oriented uses.
• Emphasis on building covering its costs if leased.
• Interest in integrating outdoor seating and community‑facing programming.
• Need for clarity on zoning constraints (A‑40 district limits).

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🔹 Eastern Gateway Zoning – Framework Discussion

⏰ 1:48:25–2:48:00

Presenter: Michael Wang (Form + Place)

Purpose

• Begin translating public visioning into draft zoning for Nov 2026 Town Meeting.

Topics Covered

• Review of public engagement data from 2024–2025.
• Concept master plans for Walker’s Brook Drive / Ash Street area.
• Lot metrics, parcel aggregation challenges.
• Proposed height transitions, building typologies, mixed‑use incentives.
• Tools: Overlay district, subdistricts, design guidelines.
• Examples from Winchester zoning overhaul.

Commission Feedback

• Significant need for community outreach before Town Meeting.
• Desire for hotel use along Walkers Brook without mixed‑use requirement.
• Interest in maximum flexibility while protecting neighborhood edges.
• Need for a detailed roadmap showing:
  • Key decision points
  • Timeline leading to Nov 2026
  • Outreach schedule
  • Subdistrict options
• Consider April 2026 Town Meeting update to socialize the concept.

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🔹 Subdivision Rules & Regulations – Fee Schedule Update

⏰ 2:48:00–2:57:32

Purpose: Modernize subdivision application fees to reflect true staff review cost (last updated 2006).

Proposed Fees (high‑level)

• ANR Plans: increase from $100 → $200 (+$50 per lot >3)
• Preliminary Plans: $500 base + per‑lot fee
• Definitive Plans: $1,500 base + per‑lot fee

More detail to be reviewed next month.

Outcome

• Public hearing opened and continued to March 9, 2026.
• CPDC requests updated redlined bylaw text in advance.

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🔹 Adjournment

⏰ 2:57:32
Meeting adjourned unanimously.

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🔹 Key Outcomes Summary

• 🛑 Small Lane Extension withdrawn without prejudice.
• 🏙️ 281 Main Street mixed‑use project hearing continued; significant discussion of parking, commercial waiver, stormwater, and fire access.
• 🏛️ Pleasant Street Center reuse brainstorming held; strong interest in arts, youth, cultural uses; preference for leasing over selling.
• 🏗️ Eastern Gateway zoning initiative advanced; consultants presented planning framework; CPDC planning roadmap to be drafted.
• 📑 Subdivision fees public hearing opened; continued to March 9.

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