HomeMy WebLinkAbout2023-01-10 Select Board Packet
Town of Reading
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2018-07-16 LAG
Board - Committee - Commission - Council:
Select Board
Date: 2023-01-10 Time: 7:00 PM
Building: Reading Town Hall Location: Select Board Meeting Room
Address: 16 Lowell Street Agenda:
Purpose: General Business
Meeting Called By: Caitlin Nocella on behalf of Chair Mark Dockser
Notices and agendas are to be posted 48 hours in advance of the meetings excluding
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7:00 Overview of Meeting
7:05 Public Comment
7:15 SB Liaison and Town Manager Reports
7:20 Public Health Update
7:45 Presentation and Discussion on Housing Production Plan
Town of Reading
Meeting Posting with Agenda
This Agenda has been prepared in advance and represents a listing of topics that the chair reasonably anticipates will be discussed
at the meeting. However the agenda does not necessarily include all matters which may be taken up at this meeting.
Page | 2
8:15 Discuss/ Vote to Terminate Inter-Municipal Agreement
with Wakefield for POST Program effective 6/30/2023
8:30 Discussion on Town Manager Annual Review, including
approval of documentation and process
8:45 Discussion on Affordable Housing Trust Fund Board and
Start-Up Process
9:00 Preview FY2024 Budget
9:15 Discuss future agendas
9:30 Approve Meeting Minutes
Office of the Town Manager 781-942-9043
16 Lowell Street townmanager@ci.reading.ma.us
Reading, MA 01867 www.readingma.gov/town-manager
To: Select Board
From: Fidel A. Maltez
Date: January 5, 2023
RE: Town Manager Memo for January 10th, 2023 Meeting
Happy New Year Select Board! I cannot believe that I signed my contract to be Reading’s third Town
Manager one-year ago. In the packet you will see my written self-assessment, highlighting our
achievements this year, as well as some of our challenges. I remain extremely optimistic about our future
and know that this year will be even better than the last!
I wanted to report to the Select Board that Governor Baker, on his last day in office, signed the home rule
petitions to extend the employment of our Assistant Fire Chief and the home rule petition for a 3 -year
extension of our senior tax abatement program. This was done thanks to the incredible work and advocacy
of our State Delegation. Please thank them for their incredible work at your convenience.
We also received two major wins over the Holidays: we received a $500,000 from MassDOT to do
sidewalks on Auburn Street and Parkview Road, and a $2,000,000 federal earmark to complete our work
on the Maillet, Sommes, Morgan Resource Area. We will continue making earmarks and grants a priority,
since they allow us complete critical projects without using Town resources.
At our meeting, we will preview the FY2024 Town Operating Budget. We will be finalizing the budget
numbers and budget report over the next few weeks and look forward to reviewing it with the Finance
Committee ahead of April Town Meeting.
FAM
PUBLIC HEALTH UPDATE
TOWN OF READING
1/10/2023
JANUARY
S M T W T F S
1 2 3 4 5 6 7
8 9 10 11 12 13 14
15 16 17 18 19 20 21
22 23 24 25 26 27 28
29 30 31 2023
Information obtained from Massachusetts Virtual
Epidemiologic Network (MAVEN)2023
Information obtained from
Massachusetts Bureau of infectious
disease
Infectious illness in RPS
So far this year: 289 Reported COVID + student cases
75 Reported COVID + staff cases
Also, student and staff absence due to influenza, influenza like illness,
gastrointestinal illness, and respiratory syncytial virus.
Many individuals not being tested, receiving supportive care at home for viral
illnesses
Increase in reported COVID and flu cases noted between Thanksgiving and
Christmas.
What are school illness guidelines?
Children can return to school once they are fever free for 24 hours,
without use of fever reducing medications such as tylenol or ibuprofen
If they have not had vomiting or diarrhea in 24 hours
If they have a bacterial infection such as strep throat and have been on
antibiotics for at least 12 hours.
On day 6 following + COVID test (see below)
What are current DESE/DPH COVID guidelines?
Antigen (rapid home test) positive does not need PCR followup
5-day isolation from start of symptoms or positive test
Must be fever free for 24 hours and symptoms resolved to return on day
#6
Must wear a mask around others day #6-10 unless test negative.
Students who are close contacts may stay in school if asymptomatic and
test negative,
but should mask around others for 10 days from exposure.
Symptomatic students may stay in school if test negative, should mask if
able until symptoms resolve
What data do we follow?
As home kits are more prevalent, and fewer tests are reported to the state, how do we track
increases in COVID-19 prevalence?
•Number of cases reported to nurses or diagnosed through school testing
•Community rates, hospitalizations and deaths according to DPH and CDC
•Wastewater COVID tracking through MWRA…has reflected upticks in our case numbers
How do we follow influenza?
•Flu view influenza tracking
•Number of cases reported in MAVEN, as well as school nurses
What resources do we have in place?
Large supply in stock of masks available to all staff and families
Testing supplies: at home test kits and Binax tests, do not expire until end
of January.
Staffing: have added District Nurse, as well as sub nurses to support our
school nurses,
Monthly Vaccination clinics: school based in collaboration with Reading
Public Health, VaccinateRx.
By the numbers: vaccinations
NUMBER of VACCINE DOSES given at school based clinics since July:
(open to families, staff and community)Total vaccines:1045
Preschool COVID (3&4 year olds): 58
Pfizer aged 5-12 COVID: 37
Pfizer/Moderna COVID Primary 12+: 20
Bivalent COVID booster 5-11: 50
Bivalent COVID Booster 12 & up: 412
Flu age 3-64: 419
65+ Flu:49
What to expect for the rest of 22-23 school year
We now know to expect the unexpected!
Things to consider:
How will we continue to respond to new variants?
Will there be another winter COVID surge?
How will the flu season effect COVID?
Will COVID become endemic? Still present, perhaps more predictable?
What will be the new CDC/public health guidance?
Recommendations
In addition to basic health and hygiene practices, like handwashing and
respiratory etiquette, CDC recommends:
Staying Up to Date with COVID-19 & Flu Vaccines
Improving Ventilation
Getting Tested, If Needed
Following Recommendations for What to Do If You Have Been Exposed
Staying Home If You Have Suspected or Confirmed Influenza Like Illness (ILI)
Seeking Treatment If You Have COVID-19 and have symptoms
Avoiding Contact with People Who Have Suspected or Confirmed cases
Wearing a mask in public settings or when the COVID-19 Community Level is
high, if you are at a high risk for severe illness
Vaccine clinics will be hosted at least
once a month through Vaccinate RX.
Additional clinic will be hosted on
January 20th
QUESTIONS
Town of Reading
Housing Production Plan Public Forum
January 9, 2023
WELCOME!
Opening Remarks & Acknowledgments
Agenda and Objectives
1.What is a Housing Production Plan
2.Where are we in the process
3.Survey Results
4.SHI additions since 2018 plan
4. Closing Remarks + Next Steps
What is a Housing Production Plan
An HPP is a community’s proactive strategy for planning and developing affordable housing. An
HPP accomplishes the following for a municipality:
1)Creates a strategy to enable it to meet its affordable housing goals
2)Produces housing units in accordance with the HPP.
3)Each community in Massachusetts is required to meet a goal of 10% of all housing units to be
dedicated as affordable to those earning 80% AMI or less
4)Allows community participation in planning for the future
5)Must be updated every 5 years
6)Reviewed and approved by DHCD
An HPP serves as the community’s proactive strategy in determining the type and
pace of housing growth.
•Identifies housing needs in the community and identifies sites for development, the community will
be providing guidance and direction for the types of development most responsive to local
conditions;
•The HPP can serve as the housing element of an overall comprehensive plan (“master plan”) and/or
capital improvement plan that may be required as a companion to the HPP in order to attract the
types of development and housing opportunities the community needs; and
There are many advantages for a community to create an HPP.
For example:
Are there enough
“starter homes” for
those forming new
households?
Is there adequate
workforce housing?
What are the options
in the community for
empty nesters?
How are the needs of
the elderly being met?
Are there options for
residents with physical
and mental
disabilities?
Are there options for
both rental and home
ownership?
It provides an opportunity to understand current housing conditions and then to
determine both the projected housing needs of both the current population and
the growth/change in composition of the population
(e.g. more families, more elders).
SHI Units Developed Since 2018
Development Address Total # of
Units
SHI Affordable
Units (80%)Ownership Rental
Reading Village (The Metropolitan)31-41 Lincoln Street 68 17 (@ 80% AMI)X
Schoolhouse Commons 172-180 Woburn Street 20 4 (@ 50% AMI)X
Postmark Square (The Postmark)8 Sanborn Street 10 10 (@ 80% AMI)X
Ace Flats 20-24 Gould Street 55 14 (@80% AMI)X
Rise475 467 Main Street 31 8 (@ 80% AMI)X
construction TBD Chute Street 29 8 (@ 80% AMI)X
under construction/permitted Easton Lakeview 74 Rental 19 (@ 80% AMI)X
under construction/permitted Easton Lakeview 12 Owner 3 (@ 80% AMI)X
3 ownership units should be added back to SHI, RNUF has been submitted
under construction Johnson Woods Phase II 6 more ownership units to add when Cos issued X
Comprehensive
Housing Needs
Assessment
Development constraints &
limitations
Capacity for growth & Plan
to mitigate development
constraints
Demographic and housing
stock data & projections
Affordable Housing
Goals
Numerical goal for annual
housing production
Assessment of types of
housing needed
Implementation
Strategies
Identification of specific
sites for future
development
Identification of zoning
and/or policy changes
Public Forums
October 24, 2022 –Hybrid session at
Public Library
November 29, 2022 –Zoom meeting
January 9, 2023 –CPDC Meeting –
Hybrid
Forums are recorded and are available on the Town’s
website
January 10, 2023 –Select Board -
Hybrid
Needs Assessment Findings/Survey &
Feedback Takeaways
793 Responses
Final Survey Results as of
November 18, 2022 5:00 p.m.
1
11%
2
10%
3
12%
4
12%
5
16%
6
12%
7
12%
8
11%
N/A
4%
Responses per Precinct
1
2
3
4
5
6
7
8
N/A
Reading By the Numbers
Out of all 793 Respondents the following information highlights some demographic data
92.74% of respondents identify as Caucasian
52.4% of respondents identify as Female
54.45% of respondent households make over $150,000 p/yr
95.8% of respondents are Non-Veterans
89.17% of respondents Own their Home
80.34% of Home-Owners live in Single Family Homes
59.61% of Home-Owners currently have a mortgage
65.78% of respondents plan to stay in their current home as they age
The Most common household sizes were –2 persons at 35.27% and 4
persons at 23.26%
Reading Statics Overview
Total Population: 25,510
Total Households: 9,952
Median Household Income -$133,300
Median Single-Family Home Sales Price -$825,500
Monthly Payment for Median Priced Home -$4,242
Annual Income Needed to Afford Median Sales Price -$150,000*
(*to avoid being cost burdened)
Homeowners: 84.6%
Renters: 15.4%
2 Bedroom FMR: $2,635
Annual Income Needed to Afford 2 Bedroom
FMR Rent: $105,400
Affordable Purchase Price Calculation Assumptions
Interest Rate –3.5%
Down payment –3.5% down
Taxes -$5,000
Debt -$500 month
Insurance -$2,000 year
HUD Fair Market Rents (FMR) for 2023:
Actual Rents in Reading (based on units listed for rent as of 8/31/2022)
$39.00 $42.27 $50.67 $61.67 $68.08 EFFICIENCY 1 BEDROOM 2 BEDROOM 3 BEDROOM 4 BEDROOM
HOURLY WAGE NEEDED TO AFFORD FMR
Hourly Wage
Hourly Wages Needed to Afford FMR in Reading
Assumptions: HUD Fair Market Rent for each unit size
Does not include utilities
Rent calculated using 30% of income
Affordable Purchase Price Calculation Assumptions
Interest Rate –3.5%
Down payment –3.5% down
Taxes -$5,000
Debt -$500 month
Insurance -$2,000 year
Affordable Purchase Prices by Income Level
Income Level Income Affordable Purchase Price
Estimated
Affordable Monthly
Payment
Gap +/-from Median Sales
Price
2022 Median Sales
Price
Estimated Monthly Mortgage
Payment for Median Priced
Home
Reading Median
Income $133,300 $567,002 $3,018 $258,498
$825,500 $4,242
Low Income
(80 AMI%)$100,700 $431,812 $2,378 $393,688
(3-person HH)
Very Low Income
(50 AMI%)$63,100 $257,342 $1,551 $568,158
(3-person HH)
In General Respondents Support the Following Methods to Develop Affordable Housing:
Rehabilitation of Vacant/Foreclosed Property
Development of Town Owned Land
Development of Mixed-Use Buildings
In General Respondents Support the Following Types of Development:
Single Family Housing
Two-Family Housing
55+ Communities
Assisted Living/Senior Housing
Accessory Dwelling Units/In-Law Apartments
Goals &
Strategies
Goals &
Strategies
Three Area’s of Focus:
•Regulatory and Development
•Zoning, Regulations, Development Tools, Geography,
etc.
•Funding and Resources
•Revenue Sources, Support, Incentives,
Opportunities/Use, etc.
•Leaderships, Partnerships and Education
•Collaborations, Trainings, Inclusivity, Programming,
etc.
Regulatory and Development Strategies
Adopt/Amend zoning
that would comply with
MBTA Communities
legislation
1
Identify Zoning
Districts/geographies in
which current
regulations can be
modified to allow the
development of SHI
eligible housing units
2
Strengthen and expand
Inclusionary Zoning to
further promote/develop
affordable housing
opportunities
3
Amend Zoning Bylaw to
define and permit
congregate housing.
Identify existing sites
with the potential to
convert to congregate
housing use.
4
Allow for redevelopment
or conversion of pre-
existing non-conforming
residential uses by-
right/make permitting
path of such easier
5
Consider zoning
amendments to allow
Accessory Dwelling Units
by-right and/or lessen
restrictions
6
Regulatory and Development Strategies
7. Continue
Continue to provide
technical support for
40R, 40B and Local
Permit applications
8. Preserve
Preserve existing
affordable housing stock
to ensure they remain
affordable and qualify for
SHI.
9. Maintain
Maintain Safe Harbor
designation by
maintaining, tracking and
continuing affordable
developments to achieve
10% SHI target.
10. Enhancement
Require through
regulations items such as
Open Space,
connectivity, energy
efficiency, transit-
oriented development.
Affordable Housing Funding and Resources Strategies
First-Time Homebuyer Program w/ RHA and local
institutions
Develop/
Enhance
Use of Affordable Housing Trust Fund and how to
increase revenue sourcesStrategize
Funding and opportunities to support local aging-in-place
program/supportSeek
Opportunities to provide/increase Veteran’s Affairs
Supportive Housing VouchersInvestigate
Affordable Housing Funding and Resources Strategies
Build support for Community Preservation Act adoption to strengthen local financesBuild
Maintain Housing Choice Initiative status for future grant and funding opportunitiesMaintain
Consider implementing Commercial Linkage fees to fund affordable housing needsConsider
Develop strategy to developing additional affordable units off-siteDevelop
Consider tax incentives to develop deeply affordable homesConsider
Plan for cases of emergency housing needsPlan
Leadership, Partnership, &
Education Strategies
Foster partnership initiatives
with landlords to upgrade
existing apartment complexes
and convert to affordable
apartments
01
Seek proposals from private
developers or property owners
to upgrade developments or
units in return for long-term
affordability restrictions.
02
Maintain and continue to build
Interested Buyers List
03
Leadership, Partnership, &
Education Strategies
4. Continue
Continue public engagement and
education on housing needs
5. Continue
Continue to support the work of the
Metro North Regional Housing
Services Office (MNRHSO)
6. Collaborate
Collaborate with community
organizations
Q&A
NEXT STEPS
Contact Us!
Andrew MacNichol: amacnichol@ci.reading.ma.us
Town of Reading Housing Production Plan, 2023 Renewal Page 1
Housing Production Plan
Town of Reading
Prepared for the Town of Reading
By: Anser Advisory (Nicole Lambert, Project Manager; Andrea Lombardi, Senior
Director VP)
With the assistance from the Town of Reading: Fidel Maltez, Town Manager;
Jean Delios, Assistant Town Manager; Julie Mercier, Community Development
Director; Andrew MacNichol, Senior Planner; Sudeshna Chatterjee, Director of
Equity and Inclusion; Kathryn Gallant, Reading Housing Authority Director; Catrina
Meyer, Community Planning and Development Commission; Jacqueline McCarthy,
Reading Select Board
Date: February 13, 2023
Town of Reading Housing Production Plan, 2023 Renewal Page 2
Table of Contents
Introduction ....................................................................................................................................... 3
Executive Summary ......................................................................................................................... 5
Summary of Demographic and Housing Characteristics ............................................................... 6
Goals for Affordable Housing Production ........................................................................................... 7
Section 1: Comprehensive Housing Needs Assessment ...................................................... 9
A. Demographic Analysis .......................................................................................................................... 9
1. Total and Projected Populations .................................................................................................................. 9
2. Household Types ................................................................................................................................................. 9
3. School Enrollment and Projections ........................................................................................................... 13
4. Race and Ethnicity ............................................................................................................................................ 14
5. Residents with Disabilities ............................................................................................................................ 14
6 Income Analysis .................................................................................................................................................. 15
B. Housing Stock Analysis ...................................................................................................................... 19
1. Housing Units and Types ............................................................................................................................... 19
2. Housing Tenure.................................................................................................................................................. 19
3. Year Housing Units Constructed ................................................................................................................ 20
4. Housing Market Conditions .......................................................................................................................... 20
5. Housing Affordability Analysis .................................................................................................................... 22
6. M.G.L. Chapter 40B Subsidized Housing Inventory ............................................................................ 26
C. Affordable Housing Efforts................................................................................................................ 29
1. Adoption of Smart Growth Districts (40R)............................................................................................. 30
2. Challenges and Constraints to the Development of Affordable Housing ................................... 32
Section 2: Affordable Housing Goals and Strategies ...........................................................41
Housing Goals ............................................................................................................................................. 41
Housing Strategies .................................................................................................................................... 42
Reaching 10% ............................................................................................................................................ 42
Regulatory Strategies .............................................................................................................................. 43
Local Initiative Strategies ...................................................................................................................... 48
Action Plan ........................................................................................................................................................... 55
Appendices ........................................................................................................................................56
Housing Profile ................................................................................................................................56
Interagency Policy ..........................................................................................................................57
Commented [MA1]: Andrew and Nicole to check this
meets format/sections below
Town of Reading Housing Production Plan, 2023 Renewal Page 3
Introduction
A Housing Production Plan (HPP), defined in regulations at 760 CMR 56.03 and administered
by the Department of Housing and Community Development (DHCD), is a proactive strategy
for planning and developing affordable housing. The HPP identifies the housing needs of a
community and the goals and strategies it will use to identify and achieve or maintain the
10% Subsidized Housing Inventory (SHI) threshold mandated by M.G.L. Chapter 40B. The
Town’s status relating to this 10% threshold is documented on the SHI, also administered by
DHCD.
This HPP Program enables municipalities to develop a strategy to meet its affordable housing
needs in a manner consistent with the MGL Chapter 40B statute, produce housing units in
accordance with that plan, and demonstrate progress towards their affordable housing
production. By taking a proactive approach in the adoption of a HPP, cities and towns are
much more likely to achieve both their affordable housing and community planning goals.
HPPs give communities that are under the 10% threshold of Chapter 40B, but are making
steady progress in producing affordable housing on an annual basis, more control over
comprehensive permit applications for a specified period of time. HPPs give communities
over the 10% threshold a framework to maintain the statutory minima in accordance with
local needs and community goals.
The Town of Reading places great importance on planning for affordable housing
development through the HPP process. The Town of Reading’s current Housing Production
Plan was approved by DHCD on March 20, 2018 and will expire after a 5-year term on
February 13, 2023, and as such, the Town of Reading has updated the Housing Production
Plan (“HPP”) herein, in accordance with 760 CMR 56.03(4).
Housing Production Plans can create a safe harbor for a community. When a municipality
has a certified plan, decisions on comprehensive permit applications by the Zoning Board of
Appeals (ZBA) to deny or approve with conditions will be deemed “consistent with local
needs” under MGL Chapter 40B.
As of December 2022, Reading has achieved a 10% SHI threshold, as a result of meeting its
previously planned production efforts. However, because of the fluidity of the SHI
continued efforts are needed to maintain the threshold. As summarized below, a
municipality may request that the DHCD certify its compliance with an approved HPP if it
has created the required number of SHI Eligible Housing units in a calendar year.
Housing Production Plans are certified by the following process, as identified in the
regulations:
• Prepare the HPP: In accordance with the regulations, write the plan, including a
public process, and have the plan adopted by the Select Board and Community
Planning and Development Commission
Town of Reading Housing Production Plan, 2023 Renewal Page 4
• DHCD Approval: Submit HPP to DHCD for approval
• Certify the HPP: Communities may seek DHCD certification of the HPP (safe harbor), if
in a calendar year, affordable units (AFU’s) are created as follows:
o One-year Safe Harbor: – Create at least 0.5% of the total number of
housing units in Reading (50 for Reading)
o Two-year safe harbor – Create at least 1.0% of the total number of housing
units in Reading (100 for Reading)
• Renew the HPP: The term of the HPP is five years from approval.
The Town of Reading’s Public Services Department updated the Housing Plan with future
planned housing, completed projects, census data and other demographic information as
required by DHCD. DHCD regulates Housing Production Plans under 760 CMR 56.00,
promulgated on February 22, 2008. HPPs are designed to create strategies to meet
affordable housing needs that are consistent with Chapter 40B requirements. In order for
the HPP to qualify for approval from DHCD, the plan must be comprised of three
components: (1) Comprehensive Needs Assessment; (2) Affordable Housing Goals; and (3)
Implementation Strategies.
(1) Comprehensive Needs Assessment – an evaluation of a community’s demographics,
housing stock, population trends, and housing needs. The assessment will include a
review of the development capacity, as well as constraints, to ensure that current
and future needs can be met.
(2) Affordable Housing Goals – defined housing goals consistent with both community
character and the local housing market. This section will identify strategies that can
be used to produce the required number of annual housing units needed to obtain
the 10% statutory minima and safe harbor certification from DHCD.
(3) Implementation Strategies – recommendations and targeted areas for future
development that will enable a community to reach the affordable housing goals.
This may include identifying sites for development or redevelopment, investigating
re-zoning options to encourage the production of affordable housing units, and
establishing other tools such as regional collaborations that can foster the
development of affordable housing.
Once a community has achieved safe harbor certification, within 15 days of the opening of
the local hearing for a Comprehensive Permit application, the Zoning Board of Appeals (ZBA)
shall provide written notice to the Applicant, with a copy to DHCD, that a denial of the
permit or the imposition of conditions or requirements would be consistent with local needs,
the grounds that it believes have been met, and the factual basis for that position, including
any necessary supporting documentation. If the Applicant wishes to challenge the ZBA's
assertion, it must do so by providing written notice to the Department, with a copy to the
Board, within 15 days of its receipt of the ZBA's notice, including any documentation to
support its position. DHCD shall thereupon review the materials provided by both parties
Commented [MA2]: While true I need to confirm how it
applies to 10%, if at all. We may wish to include language on
Friendly 40Bs?
Town of Reading Housing Production Plan, 2023 Renewal Page 5
and issue a decision within 30 days of its receipt of all materials. The ZBA shall h ave the
Town of Reading Housing Production Plan, 2023 Renewal Page 6
burden of proving satisfaction of the grounds for asserting that a denial or approval with
conditions would be consistent with local needs, provided, however, that any failure of the
DHCD to issue a timely decision shall be deemed a determination in favor of the
municipality. This procedure shall pause the requirement to terminate the hearing within
180 days.
Affordable Housing Highlights Since 2018 HPP
• Continued lead of the Metro North Regional Housing Services Office to
administer affordable requirements, including preserving existing affordable
units, along with North Reading, Saugus and Wilmington. The City of Woburn
joined the regional collaboration in 2019.
• Downtown Smart Growth District (DSGD) under Chapter 40R: Adopted in 2009 and
expanded in 2017, five (5) 40R projects have been completed and occupied resulting in
192 total units, 43 of which (22.4%) are deeded as affordable units. A number of
additional 40R development projects continue to go through permitting and
construction; see Section B below for more information.
• 40B Project Approvals: In February 2017, the Zoning Board of Appeals (ZBA)
approved a 68-unit rental housing project known as Reading Village, proposed next
to the Reading Commuter Rail Station downtown. In July 2017, the ZBA approved a
20-unit rental housing project outside of the downtown area known as Schoolhouse
Commons – an adaptive re-use of the former school building associated with St.
Agnes church. In 2019 the Eaton Lakeview 40B was approved for a combination of
12 ownership units and 74 rental units.
• Through all of its planning efforts, Reading
has added 177 units (and 1.77%) to its
Subsidized Housing Inventory (SHI) since
the 2018 HPP was implemented.
Executive Summary
The Town of Reading continues to be a desirable
place to live and work. It is characterized by a traditional New England center, surrounded by
Commented [MA3]: Can likely expand with our general
language used in many other plans.
Town of Reading Housing Production Plan, 2023 Renewal Page 7
family-oriented neighborhoods. It has evolved over time from largely an outlying community
with a strong agricultural presence to a modern residential su burb just north of Boston.
Reading’s proximity to Boston has added to its attractiveness. The Town has worked to
shape housing development and growth that complements the character of the community.
The HPP identifies tools for Reading to use that will encourage the development of
affordable housing while maintaining the distinct town character.
Summary of Demographic and Housing Characteristics
The following summarizes the notable findings from the need ’s assessment section of the
Housing Production Plan.
The Bottom Line:
Reading has grown slightly since 2010, with increases in population, the number of
households, and housing units. In particular, the projected growth of the 65+ population is
noted. Reading’s median income has risen significantly, but 33.1% of the population is low-
income.
Housing cost burdened is an indicator that a household may be unable to afford other critical
and nondiscretionary costs such as health and child care, food, and transportation. Locally, a
total of
• 49.4% of Renters at or below 30% AMI are Cost Burdened
• 24.5% of Renters between 30% and 50% AMI are Severely Cost Burdened
• 22.7% of Owners at or below 30% AMI are Cost Burdened
• 8.8% of Owners between 30% and 50% AMI are Severely Cost Burdened
Population
• As of the 2020 US Census, the population of Reading is 25,510, an increase of 3%
since 2010. In 2020, the largest age group of Reading’s populations was 35-59 year
old’s (35.8% of total population). There was a 5.4% decrease in the 60+ year- old
grouping but such is expected to rise in future years as residents in the 35-59 age
cohort continue to age.
• The 2020 Census illustrates that 35.7% of Reading’s households have children
under 18 -years old, and 13.5% have persons age 65+.
• The median age increased from 41.6 years old in 2010 to 44.1 years old in 2020.
• Racial make-up is predominantly white, at (87.2%) and the largest racial minority group in Reading
is the Asian population (5.1%) followed by the Hispanic or Latino population at 2.8%. Only 1.3% of
the population identifies as Black or African American.; 0.1% of the population are American
Indian/Alaskan Native; .8% of the population identify as other; and 3.5% of the population
identifies as Hispanic or Latino.
Town of Reading Housing Production Plan, 2023 Renewal Page 8
Income
• The Town of Reading’s 2020, median household income was $133,300; approximately a 25%
increase from 2015, and slightly lower than the Boston-Cambridge-Quincy Metro Area ($140,200)
but 10.7% higher than the state as a whole ($120,400). (HUD)
• An estimated 32.7% of Reading households have incomes at or below 80% of
AMI (Low/Moderate Income).
• 3% of Reading’s population is below the poverty line (annual income below $27,750
for a household of 4 based on 2022 FPL Guidelines), much lower than Middlesex
County (7.1%) and Massachusetts (9.4%).
• Of the 7,560 of Reading households who own their homes, 22.5% are cost-burdened
(spending over 30% of their income on housing), while 49.3% of Reading’s renters
are cost-burdened. 64.7% of Reading’s low-income households are cost-burdened.
Housing Stock, Sales and Prices
• 84.6% of Reading’s housing units are owner occupied, with 15.4% renter occupied.
• The Town’s housing stock remains primarily single-family at 76.7% of total housing
units. The remaining 23.3% is: 6.4% of units are in two to four family buildings,
6.7% of units in 5-19 unit buildings, and 10.5% of units in multi-family buildings
with 20 or more units.
• Currently, 10.49% (1,044 units) of Reading’s total housing stock (9,952 units) is
counted as affordable on the State’s Subsidized Housing Inventory (SHI), which falls
just above the State’s minimum affordability goal of 10% by 74 units.
• Reading’s 2022 median sale price of $825,500 would require an annual income
of approximately $150,000 to not be considered cost-burdened, over $16,700
higher than Reading’s median household income of $133,300.
• The 2022 median price of single-family homes in Reading was $825,500. The 2022
median price of all homes, including condos, was $557,500. After a dip in prices
during the national recession in the mid-2000’s, housing prices have been rising
steadily since 2012 and are now the highest they have ever been. Prices have
increased by 72.2% since 2016.
• Based on the 2022 median single-family sale price, Reading’s ownership
affordability gap is $258,498 for median income households, $393,688 for low-
income households, and $568,158 for very-low-income households.
• Based on current median rents, Reading rentals are out of reach for low income
households. In addition, there are not very many rentals available.
Goals for Affordable Housing Production
Reading has identified housing goals that are the most appropriate and most realistic for
the community. These goals were developed by reviewing previous studies and
documents (including the Reading Housing Plan of 2018), analyzing the current housing
situation in Reading, and through public input from town citizens and officials. The
goals, and recommended strategies to achieve such, as provided in Section 2 of this
report.
Town of Reading Housing Production Plan, 2023 Renewal Page 9
Town of Reading Housing Production Plan, 2023 Renewal Page 10
The Housing Needs Assessment examines demographic and population data and trends from
available sources such as the Census, regional planning agencies, media, etc., that illustrates
the current demographic and housing characteristics for the Town of Reading. Assessing
needs will provide the framework for the development of housing production strategies to
meet affordable housing goals.
A. Demographic Analysis
The purpose of analyzing demographics is to look at quantitative and qualitative trends and
use the data for future planning. This section provides an overview of Reading’s
demographics and how they have changed over time. As the demographics change in the
future, the housing needs of the community can also change. The size and type of families as
well as householder age and economic status all influence the needs of the community. The
analysis of the Housing Needs Assessment will provide a guide to identify goals and
strategies for this plan.
1. Total and Projected Populations:
In the last ten years, the Town of Reading has had a 3% increase in population. Over the
next 10 years, the population is expected to experience a slight decline before having a
minor increase by 2030 as well as another increase in 2040. The total number of
households in Reading has increased and is expected to only have minor increases through
2030 and 2040. Similar to the national trend, Reading’s average household size has
decreased in the past ten years. In 1999 the average household size was 2.84 and
decreased to 2.71 in 2010. In 2020 the average household size was 2.67. Smaller
household size is consistent with communities experiencing slow but steady growth.
Table 1: Total and Projected Populations: 2000-2040
Source: 2020 US Census and
MAPC MetroFuture 2050
Update, January 2014, May 2022, Donahue Institute at UMASS
Year Population % Change Households % Change
2000 23,708 5% 8,688 10%
2010 24,747 4.4% 9,305 7.0%
2020 25,510 3% 9,374 .7%
2030 26,222 2.7% 10,806 8.7%
2040 28,139 6.8% 11,221 3.84%
Section 1: Comprehensive Housing Needs
Assessment
Town of Reading Housing Production Plan, 2023 Renewal Page 11
2. Household Types:
There were a total of 9,952 households in Reading in 2020, with 70.7% family
households, and 28% non-family households in Reading. The non-family households
include single person households or persons living in the same household who are
not related. The presence of a mix of family and non-family households indicates
that there is likely a need for a variety of housing types that may not fit the
traditional single-family home model. The data reflects 2,789 non-family households.
This may suggest a need for affordability options for non-family households who may
have special housing needs.
Table 2: Household Types: 2020
Household Type 2020 Percentage
Family Households: 7,032 70.7%
With own Children under 18 years 6,187 62.2%
Married, Husband-wife family: 5,580 56.1%
With own children under 18 5,560 55.9%
Male householder, no wife present 89 .9%
With own children under 18 years 31 .3%
Female householder, no husband
present
365 3.7%
With own children under 18 years 341 3.4%
Nonfamily households:
Householder living alone 2,789 28%
Householder 65 and over living alone 1,263 12.7%
Average household size 2.67
Average family size 3.16
Total Households 9,952
Source: 2020 US Census
Other important factors to consider when assessing housing needs are household size and
the age composition of residents. Household size is an important factor as it can help
determine the demand for certain types of housing. Similarly, analyzing the age composition
of a community over time can help develop trends for housing needs. For example,
established families with children living at home have different housing needs than an empty
nester and or someone who is over 65.
MetroFuture is a regional plan developed by the Metropolitan Area Planning Council (MAPC)
that addresses future growth in the Boston metropolitan region until 2030. Figure 1
summarizes Reading’s age composition from 2020 and includes MetroFuture projections
until 2030. Table 3 illustrates this in more detail.
Town of Reading Housing Production Plan, 2023 Renewal Page 12
Figure 1: Age Composition of Residents, 2000 – 2030
Source: 2020 US Census and MAPC MetroFuture 2050 Update, January 2014, May 2022,
Donahue Institute at UMASS
0 to 9 yrs 10 to 19 yrs 20 to 24 yrs 25 to 34 yrs 35 to 59 yrs 60 to 74 yrs 75+ yrs
2000 3,464 3,141 830 2,671 9,309 2,676 1,617
2010 3,297 3,349 1,053 2,433 9,661 3,134 1,820
2020 3,115 3,472 647 2,399 9,239 4,390 2,248
2030 3,022 2,792 888 2,687 9,176 5,014 2,643
0
2,000
4,000
6,000
8,000
10,000
12,000
Age Composition 2010 to 2030
2000 2010 2020 2030
Town of Reading Housing Production Plan, 2023 Renewal Page 13
Table 3: Current and Projected Age Distribution of Residents: 2000-2030
Age
Cohorts
2000
2010
2020
2030
%
Change
from
2000-
2030
Number
%
Number % %
Change
Number % %
Change
Number % %
Change
0 to 9
years
3,464
14.6
3,297
13.3
-4.8
3,115
12.3
-5.5
3,022
11.5
-3.0
-12.8
10 to 19
years
3,141
13.2
3,349
13.5
6.2
3,472
13.8
10.5
2,792
10.6
-19.6
-11.1
20 to 24
years
830 3.5
1,053
4.3
26.9
647
2.6
-22.0
888
3.4
37.2
7.0
25 to 34
years
2,671
11.3
2,433
9.8
-9.0
2,399
9.4
-11.0
2,687
10.2
13.1
.6
35 to 59
years
9,309
39.3
9,661
39.0
3.8
9,239
36.2
-1.8
9,176
35.1
.4
-1.4
60 to 74
years
2,676
11.3
3,134
12.7
17.1
4,390
17.2
62.2
5,014
19.1
15.5
87.4
75+ years 1,617 6.8 1,820 7.4 12.6 2,248 8.5 32.8 2,643 10.1 23.0 63.5
Total
Population 23,708 100 24,747 100
25,510 100
26,222 100
Source: 2020 US Census and MAPC MetroFuture 2050 Update, January 2014, May 2022, Donahue Institute at UMASS
MAPC’s MetroFuture plan suggests that Reading’s population will have a minor increase in
overall population for the next 10-20 years. However, it is anticipated that a significant
change in the composition of the age groups will occur. Based on the MetroFuture
projections, the youngest age groups are expected to continue to decline by 2030; ages 0-9
(-3%), and ages 10-19 (-19.6%). The age groups from 20-24 and 25-34 are expected to
increase by (37.2%) and (13.1%) respectively. However, the 35-59 age group is expected to
remain the largest age group in Reading and is projected to comprise 35.1% of the
population in 2030, with the 60-75+ age group following close behind at approximately
29.2% of Reading’s population in 2030.
In 2020 the largest age cohort in Reading was those aged 35-59 (36.2%). People in this age
group are likely to be in an established family household with a larger home than the
younger age groups. The next concentration of residents was the next age group; those
aged 60-74 years (17.2%) and those aged 10-19 years (13.8%) made up the third largest
age cohort. The following age groups experienced a decline in 2020: 0-9 years, 20-24 years,
and 25-34 year old’s between 2010 and 2020. The elderly population also increased from
2010 to 2020. Persons aged 60-74 experienced a population increase of 17.2% and those
aged 75+ increased by 8.5%.
Town of Reading Housing Production Plan, 2023 Renewal Page 14
The data shows that the second largest age group in 2030 will be those aged 60-74 with an
increase of 60% from 2010 to 2030. Even though the childhood age groups of 0-9 and 10-19
are expected to decrease by 2030, collectively they will make up almost one-fourth of the
population (22.2%). Adults who will be aged 25-34 are expected to grow slowly by 2030, only
increasing by .6%.
By contrast, the elderly population (ages 75+) which comprises 8.5% of Reading residents is
expected to increase by 23% in the next 10 years. When combined with the 60-74 age group
(29.2%), the 60-75+ age group will consist of approximately 38.5% of Reading’s population.
This is not surprising as the “baby-boomer” population is contained within this age group. It
is important to be aware of this trend as this population tends to prefer smaller housing
units with less upkeep. Elderly residents could have special housing needs such as nursing
homes and assisted living facilities.
Adults aged 20 to 24 years and 25 to 34 years are expected to make up approximately
13.6% of the population in 2030. These age groups are more likely to make up younger
families who will purchase a starter home that is smaller and more affordable. In the next
twenty years, as the 35-59 age group moves into the next age group, the stock of larger
traditional family homes (detached, single-family units) may become more available. This
may allow the younger population to trade up or take advantage of the larger homes.
The analysis of population projections is vital for planning and determining future housing
needs. With the expected increase in the older population, planning efforts should consider
the need for smaller housing units with less maintenance, senior housing or assisted living
facilities. As the middle-age population shifts into the older age groups the demand for
larger, traditional family housing units will be reduced and will increase the opportunity for
younger families looking to trade-up to more of those homes now available.
3. School Enrollment and Projections
The 2018 HPP included projections on enrollment which were available at that time. Figure 2
provides six years of enrollment data which is the only data that is available for inclusion in
the updated 2023 HPP.
Figure 2 illustrates public school enrollments from 2017 through 2023* (*projection for the current school
year). Overall, Reading school enrollment numbers have remained somewhat stable in recent years with
an overall decrease of 10.3% since 2017. Although total population projections predict a continuing
decrease in school aged children by the year 2030, this age group will still comprise 22.2% of the total
population.
Town of Reading Housing Production Plan, 2023 Renewal Page 15
Figure 2: Reading Student Enrollment
Source: Reading School Committee yearly School Budgets and FY 2022 School Budget
*Reading School Department as of 8/16/2022
4. Race and Ethnicity:
• According to the 2020 U.S. Census, the majority of Reading residents are white (87.2%) and the
largest racial minority group in Reading is the Asian popu lation (5.1%) followed by the Hispanic or
Latino population at 2.8%. Only 1.3% of the population identifies as Black or African American.
• 0.1% of the population are American Indian/Alaskan Native; .8% of the population identify as
other; and 3.5% of the population identifies as Hispanic or Latino.
0
500
1000
1500
2000
2500
3000
3500
4000
4500
2017 - 2018 2018 - 2019 2019 - 2020 2020 - 2021 2021 - 2022 2022 - 2023
*Projection
Reading Student Enrollment
PK-K Elementary 1-5 Middle 6-8 High School 9-12 Total
School Year PK-K Elementary 1-5 Middle 6-8 High School 9-12 Total
2017 - 2018 387 1,552 1,039 1,235 4213
2018 - 2019 440 1,529 990 1,251 4210
2019 - 2020 423 1,574 924 1,230 4151
2020 - 2021 335 1,500 894 1,222 3951
2021 - 2022 393 1,427 891 1,135 3846
2022 - 2023 *Projection 352 1,465 859 1,102 3778
% Change -9% -5.60% -17.30% -10.8%
Town of Reading Housing Production Plan, 2023 Renewal Page 16
5. Residents with Disabilities
According to the 2014-2018 American Community Survey,
3,026 people in Reading reported living with a long duration condition or disability. Of those
people, approximately 73.1% were aged 65 and older. As this population continues to
increase, it is assumed that the number of disabled individuals within this age group will also
rise. Many disabled residents require special housing needs, including certain
accommodations for housing design (physical accessibility) and reasonable access to goods
and services. Consideration for these types of housing options is necessary, as the demand
will continue to increase.
Racial Makeup
White Asian Hispanic Black/African American Two or More Races Other
Town of Reading Housing Production Plan, 2023 Renewal Page 17
Table 5: Residents with Disabilities
5-17 350 11.6
18-64 464 15.3
65 +2,212 73.1
Total
Population of
Disabled
Residents
3,026 100
Percent of All Disabled
ResidentsAgeNumber
Town of Reading Housing Production Plan, 2023 Renewal Page 18
6 Income Analysis:
1. Median Household Income:
In 2022 Reading’s median household income of $133,300 represented an increase of
42.4% from 2010. Median household income in Reading was one of the highest among
adjacent neighboring communities and exceeded the median for the Boston-Cambridge-
Quincy Metro area, as well as the median for the Commonwealth of Massachusetts and
the US. All the adjacent neighboring communities also experienced significant increases
in household income from 2010.
Table 6: Median Household Income: 2010-2022
Town 2010 2015 2022 % Increase 2010-
2022
Reading 77,059 106,764 133,300 42.2%
North Reading 76,962 145,366 138,237 44.3%
Wilmington 70,652 116,155 114,394 38.3%
Woburn 54,897 78,242 97,895 43.9%
Stoneham 56,650 80,703 102,542 44.8%
Wakefield 66,117 85,097 107,898 38.7%
Lynnfield 80,626 120,680 143,661 43.9%
Boston-Cambridge-
Quincy, MA Metro Area1
62,700 98,500 140,200 55.3%
Massachusetts 50,502 87,300 120,400 58.1%
US 41,994 56,516 67,521 37.8%
Source: 2020 US Census & 2014-2018 American Community Survey FY 2022 Income Limits
Documentation System -- Summary for Reading town, Massachusetts (huduser.gov), Policy Map
2. Median Income of Senior Households:
Although Reading’s overall population has experienced a large increase in income in the
past 12 years and is earning in line with the surrounding communities (as displayed in
Table 6 above), Reading’s 65+ households are not doing nearly as well. Unfortunately, in
2022 we see that Reading’s senior households have significantly lower incomes than
households overall. As displayed in Table 7 below, Reading senior households earn less
than all of the surrounding communities and just slightly more than Massachusetts and
the country overall. In fact, households earning the median senior income of $56,276
would qualify for certain affordable housing based on the income limit guidelines
described in Section 4 below, “Area Median Income.” This data makes clear that
affordable housing for the senior population will be a significant need in the coming
years due to the projected increase in the senior
Town of Reading Housing Production Plan, 2023 Renewal Page 19
population in Reading as demonstrated in Figure 1 and Table 3 above, and due to the limited income
of this group.
Table 7: Median Income of 65+ Households: 2020
Source: 2020 Census
3. Income Distribution:
Table 8 identifies and compares the distribution of Reading household incomes from
2010 and 2020. In 2010, nearly half of all households (48.2%) earned less than the
household median of $77,059. In 2020, 41.2% of households earned less than the
household median of $133,300. Of the households earning over the median income in
2020, 64.2% of households had an income of over $100,000in 2020. Reading households
earned much more in 2020. Approximately 46.5% earned more than $150,000 which was
over the 2020 median income of $133,300. Of those earning more than $100,000
approximately 29.7% are earning more than $200,000, a 100.2% increase from 2010. By
2020, the number of households in the highest income brackets have increased, with
those making between 150,000 - $199,999 increasing by 17.7% since 2010. However,
there have been significant decreases in the lower income brackets ($15,000-$24,999,
$25,000-$34,999, and $35,000-$49,999) between 2010 and 2020. Approximately 1,520
Reading households (16.3% of all households) earned less than $50,000 in 2020.
Town 2020
Reading 56,276
North Reading 66,321
Wilmington 69,825
Woburn 58,447
Wakefield 71,537
Lynnfield 70,859
Massachusetts 52,973
US 46,360
Commented [MA4]: I am a bit confused by this
statement – do we mean they made $100k over the median
income? If they are over the median income of $133,000
they would all be over $100,000 in general, no?
Town of Reading Housing Production Plan, 2023 Renewal Page 20
Table 8: Income Distribution: 2010, 2015, 2020
Income Category 2010 2015 2020 % Change
2010-2020 # of
Households Percent # of
Households Percent # of Households Percent
Less than $10,000 231 2.4 218 2.4 67
.7 -71.0%
$10,000 to
$14,999
251 2.8 224 2.4 30 .3 -88.0%
$15,000 to
$24,999
386 4.3 446 4.9 369 4.1 -4.4%
$25,000 to
$34,999
470 5.3 553 6.0 219 2.3 -53.4%
$35,000 to
$49,999
620 7.0 623 6.8 835 8.9 -34.7%
$50,000 to
$74,999
1,214 13.7 974 10.6 1039 11.1 -14.4%
$75,000 to
$99,999
1,327 15.0 1,158 12.6 783 8.4 -41.0%
$100,00 to
$149,999
2,158 24.3 2,250 24.5 1653 17.7 -27.6%
$150,000 to
$199,999
1,086 12.2 1,345 14.7 1583 16.8 17.7%
$200,000 or more 1,157 13.0 1,377 15.0 2757 29.7
100.2%
Total Households 8,882 100.0 9,168 100.0 9,335 100.0
Source: 2020 and 2010 US Census, 2014-2018 American Community Survey
4. Area Median Income
One way to determine the need for affordable housing is to evaluate the number of
households that qualify as low/moderate income by the U.S. Department of Housing and
Urban Development (HUD). The Area Median Income (AMI) is a number that is
determined by the median family income of a Metropolitan Statistical Area (MSA) and
thresholds established by HUD are a percentage of AMIs. Reading is included in the
Boston-Cambridge-Quincy Metropolitan Fair Market Rent (FMR) area. FMRs are gross
rent estimates that include the rent plus the cost of tenant-paid utilities2. Section 8 of the
United States Housing Act of 1937 authorizes housing assistance to lower income
families and the cost of rental homes are restricted by the FMR thresholds established by
HUD.
2 U.S. Department of Housing & Urban Development Office of Policy Development & Research
July 2007 (rev.)
Commented [MA5]: Andrew and Nicole to review in
more detail. It does use our incorrect total household
number as well (not sure we can fix this though).
Commented [NL6R5]: There was no info on households
earning over $200K. We know from the survey results that
there are quite a few households that earn above $200K
Commented [NL7R5]: I was able to use Census data to
come up with a number here.
Town of Reading Housing Production Plan, 2023 Renewal Page 21
Typically, thresholds are 80%, 50% and 30% of AMI and vary depending on the household size. HUD
defines low/moderate income as follows:
• “low income” - households earning below 80% of AMI;
• “very low income” – households earning below 50% of AMI;
• “extremely low income” - households earning lower than 30% of AMI.
Table 9: Income Limits by Household Size, Boston-Cambridge-Quincy, Reading: 2022
Income Limit
Area
Median
Income
Income
Limit
Category
1
Person
2
Person
3
Person
4
Person
5
Person
6
Person
Boston-
Cambridge-
Quincy
Metropolitan
MSA
$140,200
Low
(80%)
Income
Limit
$78,300 $89,500 $100,700 $111,850 $120,800 $129,750
Very Low
(50%)
Income
Limit
$49,100 $56,100 $63,100 $70,100 $75,750 $81,350
Extremely
Low (30%)
Income
Limit
$29,450 $33,650 $37,850 $42,050 $45,450 $48,800
Source: U.S. Department of Housing and Urban Development http://www.huduser.org/portal/
As shown in Table 9, the AMI for the Boston-Cambridge-Quincy FMR area, effective April
18, 2022, is $140,200. Using this number, the income thresholds for various household
sizes were determined. For a 3-person household, household incomes lower than
$37,850 are considered extremely low income, household incomes lower than $63,100
are considered very low income, and household incomes lower than $100,700 are
considered low income. The Reading income category data presented in Table 8 is not
available by household size, but assuming a 3-person household, as of the 2018 ACS,
there were probably about 3,000, or almost one-third of households, that were likely
eligible for subsidized housing according to HUD.
3 AMI data for 2022 was used in this plan to compare to 2014-2018 ACS income data. AMI data for 2022 can be
found at: www.huduser.org/portaldatasets
Town of Reading Housing Production Plan, 2023 Renewal Page 22
7. Housing Stock Analysis
1. Housing Units and Types
The predominant housing type in Reading continues to be single -family homes. In 2015,
there were approximately 9,653 total housing units, 70.7% of which were 1-unit, detached
homes (single-family homes). Only 10.6% of housing structures contained 20 or more units;
however, this type of housing was the second largest in Reading in 2015. Similarly, in 2020
single unit detached homes remained the predominant housing type, though the percentage
of total homes dropped a bit. Meanwhile, the number of housing units in structures with 20
or more units dipped from 1,027 units (10.6% of total units) in 2015 to 1,007 units (10.5% of
total units) in 2020.
Table 10: Total Number of Housing Units by Structure: 2015 and 2020
Housing Units Per
Structure
2015 2020
Number Percent Number Percent
1-unit, detached 6,827 70.7 7,217 72.5
1-unit, attached 395 4.1 248 2.5
2 units 535 5.5 341 3.4
3 or 4 units 192 2.0 279 2.8
5 to 9 units 280 2.9 290 2.9
10 to 19 units 397 4.1 350 3.5
20 or more units 1,027 10.6 1,227 12.4
Mobile Home 0 0 0 0
Total 9,653 100.0 9,952 100.0
Source: 2020 US Census and 2014-2018 American Community Survey
Town of Reading Housing Production Plan, 2023 Renewal Page 23
2. Housing Tenure
According to the 2020 US Census, there were a total of 9,584 occupied housing units, 84.6%
of which were owner-occupied, and 15.4% of which were renter-occupied. By 2020, the
percentage of owner-occupied housing units increased to 6.4% above the 2015 numbers,
and the percentage of renter-occupied housing units have decreased by 6.4% to 15.4%.
Section B of this HPP discusses household types and the prevalence of non-family
households in Reading. In particular, ACS and 2020 Census data shows that non-family
households, specifically elderly, non-family households are growing in number. The data
also show that non-family households are more likely to be renters, so these demographic
changes could provide some of the reason for the recent increase in renter-occupied units.
The demand for rental housing is likely to continue increasing as the population continues
aging and this aging population is likely to include many who are looking to down -size or
spend less on housing related costs.
Town of Reading Housing Production Plan, 2023 Renewal Page 24
3. Year Housing Units Constructed
Reading has a large stock of older and historic homes. Over half of the housing units were
constructed prior to 1960 and of that 33% were constructed prior to 1940. The production
numbers have been on a steady decline since 1970, there was a small increase between
2000-2009 and have dipped again after the housing market crash of 2008. As these homes
contribute to the town’s character, many of them are also in need of repairs and
renovations. Multi-generational living is now an easier option due to recently adopted
zoning changes that facilitate creating accessory dwelling units in single-family homes.
Figure 3: Year Housing Constructed
Pre 1939 1940-1949 1950-1959 1960-1969 1970-1979 1980-1989 1990-1999 2000-2009 2010-2019
Housing Units Constructed 2530 1006 1571 1056 1057 502 596 543 685
0
500
1000
1500
2000
2500
3000
Year Housing Units Constructed
Town of Reading Housing Production Plan, 2023 Renewal Page 25
Source: 2020 US Census
4. Housing Market Conditions:
a. Median Selling Prices
Since 2012 Reading has seen a steady rise in sales prices. Figure 4 indicates the median
single-family home price in 2016 was $525,000. Prices have steadily increased year over
year since 2016. In 2020 the median single-family sales price was $665,000, in 2022
through August 31, the median sales price has skyrocketed to $825,500.
Condominium sales followed a similar pattern with a few years of lower prices followed by a steady
increase in prices beginning in 2012.
Figure 4: Median Sales Price of Single-family Homes and Condos 2016-2022
2016 2017 2018 2019 2020 2021 2022
Single Family $525,000 $595,000 $620,000 $624,900 $665,000 $722,500 $825,000
Condo $437,890 $453,750 $400,000 $414,500 $450,000 $545,000 $627,000
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
Median Sales Price Single Family and Condo
Single Family
Condo
Town of Reading Housing Production Plan, 2023 Renewal Page 26
Source: Massachusetts Association of Realtors
b. Home Sales
As shown in Figure 5 below, Reading home sale numbers of both single-family homes
and condominiums have held steady since 2016. Then, in 2018, the number of sales
began to increase at the same time that prices began to increase. The number of
condo sales have decreased consistently since 2016.
Figure 5: Total Number of Single-family Home and Condo Sales 2016-2022*
Source: Massachusetts Association of Realtors - * Sales through August 2022
c. Rental Prices:
The cost of rental units is an important factor to consider when evaluating the
housing market. Back in 2010 the median rent in Reading was $1,032, the second
lowest of all the neighboring communities that abut Reading. By 2020, median rent
increased by 32.1% to $1,363, the second highest increase amongst neighboring
communities. One possible reason for the substantial rent increase may be due to
the increase in the population group more likely to rent, creating more demand for
rental units. High home prices may also force more households to rent. This trend is
seen in the neighboring communities as well as all experienced substantial
increases in median rent between 2010 and 2020.
2016 2017 2018 2019 2020 2021 2022
SINGLE FAMILY 223 255 221 267 227 253 134
Condo 151 135 95 76 91 134 78
0
50
100
150
200
250
300
Single Family and Condo Sales 2016 -2022*
SINGLE FAMILY
Condo
Town of Reading Housing Production Plan, 2023 Renewal Page 27
Table 11: Median Rent 2010, 2015, 2020 for Reading and Neighboring Communities
Median Rent 2010 2015 2020 % Change,
2010 to 2020
Reading 1,032 1,282 1,363 32.1%
North Reading 1,289 1,482 1,696 24.0%
Wilmington 1,567 1,624 2,009 22.0%
Woburn 1,187 1,331 1,763 32.7%
Stoneham 1,161 1,289 1,522 23.7%
Wakefield 1,042 1,203 1,513 31.1%
Lynnfield 623 1,443 1,742 279.1%
Source: 2020 US Census, 2011-2015 and 2014-2018 American Community Survey
5. Housing Affordability Analysis:
1. Cost Burden
One way to evaluate housing affordability is to examine the ability of households to
pay mortgage or rent as a percentage of annual income. Households who pay 30% or
more of their annual income on housing costs 5 are considered to be housing cost-
burdened. Households who pay 50% or more of their income on hous ing costs are
considered severely burdened. This analysis may help determine how “affordable” it
is to live in a particular community.
The US Census Bureau prepares custom tabulations of American Community Survey
(ACS) data that demonstrate the extent of housing problems and housing needs.
These data tabs are known as the Comprehensive Housing Affordability Strategy or
CHAS data. Table 13 below uses CHAS data to show housing cost burden for renters
and homeowners. Approximately 22.5% of owner-occupied households, and 50.3%
of renter households, in Reading are paying more than 30% or more of their annual
household income on housing related costs. Therefore, a total of 2,510 of 9,335
households (26.9%) in Reading may have difficulty paying their housing-related
costs and are considered moderately to severely housing cost-burdened.
Commented [MA8]:
5 Costs for homes with a mortgage include all
forms of debt including deeds of trust, land
contracts, home equity loans, insurance,
utilities, real estate taxes, etc. Source: US.
Census
6 Figures derived using a Mortgage Calculator,
including a 5% down payment, 30-year fixed
mortgage at 4.1% interest rate, and Reading’s
2021 tax rate.
Town of Reading Housing Production Plan, 2023 Renewal Page 28
Table 12: Monthly Housing Cost as a Percentage of Annual Household Income
Households
in Reading
<= 30% of income
spent on housing
>30% to <=50% of
income spent on housing
>50% of income
spent on housing
Number Percent Number Percent Number Percent
Owners 7,560 5,830 77.1% 1,055 14.0% 675 8.5%
Renters 1,550 760 49.0% 385 24.8% 395 25.5%
Source: 2014-2018 CHAS data
CHAS data also shows how rent burden impacts households at different income
levels. Table 13 below shows a greater percentage of low-income households are
housing cost-burdened than higher income households. 3,065 of 6,070 (50.5%)
households who earn less than 80% AMI are housing cost-burdened. However, in
comparison 760 of 6,070 (12.5%) households who earn more than 100% AMI are
housing cost- burdened. This indicates a need for more housing in Reading that is
affordable to low-income households, so they do not experience such a substantial
level of cost burden.
Table 13: Housing Cost Burden According to Income Level
Household Income
Level
Spending >30% of
income on
housing costs
Spending >50% of
income on housing
costs
Total
Households
<=30% AMI 670 535 1,260
>30% - <=50% AMI 630 275 905
>50% - <=80% AMI 410 155 900
>80% - <=100% AMI 270 25 655
>100% AMI 760 35 6,070
Total 2,740 1,025 9,374
Source: 2014-2018 CHAS data
2. Home Ownership Affordability – Gap Analysis
Another way to measure the affordability of a community is to assess the affordability of
home ownership. To do so, the income of the buyer must be evaluated against the sales
price of the home. The gap between the sales price and the purchasing ability of a
potential home buyer is called the “gap analysis”.
Town of Reading Housing Production Plan, 2023 Renewal Page 29
As mentioned the median sales price of a single-family home in Reading in 2022 was
$825,500. A household would have to earn approximately $199,500 to afford such a
home without being cost burdened. This income is above Reading’s median household
income of $133,300 in 2020, and higher than the area median income (Boston-
Cambridge) of $140,200 by over $59,000. A household looking to purchase a condo
would still need to earn approximately $135,000 to afford $450,000 – the 2020 median
sales price of a condo in Reading.
A household earning the 2020 median income of Reading of $133,300 can afford a single-
family home priced at about $567,002, resulting in an “affordability gap” of $258,498.
The gap widens for low-income households. A 3-person household earning 80% of AMI or
$100,700 could afford a home costing no more than $431,812. A 3-person household
earning 50% of AMI at $63,100 could afford a home costing no more than $257,342.
Table 15 shows the affordability gap in Reading for households at different income levels.
Table 14: Gap Analysis – Single-Family Home
Affordable Purchase Price Calculation Assumptions
Interest Rate – 3.5%
Down payment – 3.5% down
Taxes - $5,000
Debt - $500 month
Insurance - $2,000 year
Town of Reading Housing Production Plan, 2023 Renewal Page 30
Income Level Income Affordable
Purchase Price
Gap +/- from 2022 Median
Sales Price
Median Income $133,300 $567,002 $258,498
Low Income (80%)
(3-person HH)
$100,700 $431,812 $393,688
Very Low Income (50%)
(3-person HH)
$63,100 $257,342 $568,158
Source for income limits: U.S. Department of Housing and Urban Development
http://www.huduser.org/portal/ Median Sales price used from 2022 MAR data - $825,500
3. Rent
Another measure of housing affordability is whether local rent exceeds HUD-determined
Fair Market Rents (FMR) which were established as guidelines for Section 8 voucher
holders. HUD does not permit voucher holders to rent apartments above the FMR
because HUD has determined the FMR to be a fair and reasonable price for the
geographic area. Table 16 below identifies the FY22 FMRs for the Boston-Cambridge-
Quincy, MA-NH HUD Metro FMR Area. As Table 11 above shows, the median rent paid by
Reading households in 2020 as reported by the Census was $1,363, indicating that
households are paying less than the FMR for the Boston -Cambridge-Quincy area
(assuming a 1-bedroom). However, the 2020 Census indicates that 44.2% of renters in
Reading were paying $1,500 or more in monthly rent, of that number 16.4% of renters
were paying more than $2,000 in monthly rent.
Town of Reading Housing Production Plan, 2023 Renewal Page 31
Table 16: Fair Market Rents, Boston-Cambridge Quincy, MA-NH HUD Metro Area
Efficiency 1-Bedroom 2-Bedroom 3-Bedroom 4-Bedroom
Fair
Market
Rent 2018
$1,253 $1,421 $1,740 $2,182 $2,370
Fair
Market
Rent 2023
$2,025 $2,198 $2,635 $3,207 $3,540
% Change
2018 vs.
2023
61.6% 54.7% 51.4% 47% 49.4%
Source: U.S. Department of Housing and Urban Development, http://www.huduser.org/portal/
Since ACS data looks at all current renters, including some who may have been renting
for a long time without a rent increase, they do not necessarily paint an accurate picture
of the current rental market. An examination of rental listings on Trulia on August 31,
2022, gives a more accurate assessment. Based on these listings in Table 17 below, we
can see that there is not much available rental housing – there were only 14 listings on
Trulia on August 31st, 2022. In addition, the median rents of homes currently listed are
slightly higher than the median rent reported by ACS, and also slightly higher than the
HUD FMRs for 1, 2, and 3-bedroom units.
Table 17 Reading Units listed for rent on Trulia.com, 8/31/2022
Bedroom size Median Rent
1-bedroom units (1 listings) $2,667
2-bedroom units (7 listings) $3,300
3-bedroom units (6 listings) $4,000
Source: Trulia.com, August 31, 2022
Reading households would have to earn over $78,000 to afford the 2022 FMR rent in
Reading according to HUD. However, using the current rental listings from Trulia.com, a
household would have to earn at least $105,000 to afford a one-bedroom at the median
price. Therefore, a 3-person low-income household earning $100,700 would not even be
able to afford a one-bedroom rental at the median price without cost burden based on
the recent listings.
Town of Reading Housing Production Plan, 2023 Renewal Page 32
Another measure of housing affordability is whether local rent exceeds HUD-determined
Fair Market Rents (FMR) that were established as guidelines for Section 8 voucher
holders. HUD does not permit voucher holders to rent apartment units above the FMR
because HUD has determined the FMR to be a fair and reasonable price for the
geographic area. In Figure 7 below, the upward trend reflects the annual adjustment
factor intended to account for rental housing market demands. Given the constraints on
the Greater Boston rental housing market, rising FMR’s are unsurprising and point to the
need for more rental housing at multiple price points. Although HUD determines a
certain level of rent in an area to be fair, FMR’s do not take into account household
income, so even an apartment at the FMR is not necessarily affordable to people at all
levels of income.
Figure 7: Fair Market Rent Comparison 2015-2023
6. M.G.L. Chapter 40B Subsidized Housing Inventory
Under M.G.L. Chapter 40B, affordable housing units are defined as housing that is
developed or operated by a public or private entity and reserved by deed restriction for
income-eligible households earning at or below 80% of the AMI. In addition, all
marketing and placement efforts follow Affirmative Fair Housing Marketing guidelines
per the Massachusetts Department of Housing and Community Development (DHCD).
Housing that meets these requirements, if approved by DHCD, is added to the subsidized
housing inventory (SHI). Chapter 40B allows developers of low- and moderate-income
housing to obtain a comprehensive permit to override local zoning and other restrictions
if a community has less than 10% of its housing stock included on the SHI.
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
2015 2016 2017 2018 2019 2020 2021 2022 2023
FMR Comparison 2015 -2023
Efficiency 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom
Town of Reading Housing Production Plan, 2023 Renewal Page 33
A municipality’s SHI fluctuates with new development of both affordable and market-
rate housing. The percentage is determined by dividing the number of affordable units by
the total number of year-round housing units according to the most recent decennial
Census. As the denominator increases, or if affordable units are lost, more af fordable
units must be produced to reach, maintain, or exceed the 10% threshold.
Within the past 5 years, Reading has continued to make progress with increasing the
number of affordable units within the Town. According to the state’s Subsidized Housing
Inventory (SHI), approximately 10.5% of year-round housing units in Reading are
included on the SHI as of December 2020.
Table 18 on the following page illustrates the status of subsidized housing in Reading
from December 2017 to December 2021.
Town of Reading Housing Production Plan, 2023 Renewal Page 34
Table 18: Reading SHI Units
Time Period Total SHI
Units
Difference in Units
from Previous Period
Percent
Affordable
December 2017 896 212 9.35%
December 2020May
2022
1,011 115 10.16%
The XXX increase in units is comprised of:
• Reading Housing Authority Units -13 units (affordability period expired)
Table 19 compares the number of SHI units with neighboring communities that abut Reading.
As identified in the table, Reading has a percentage of affordable housing units that is
higher than all but one neighboring community.
Table 19: Total Subsidized Housing Units for Reading and Neighboring Communities
Community Year
Around
Housing
Units 2020
Total Subsidized Housing
Units
Percent SHI Units
Dec
2017
Dec
2020
Percent
Change
Dec
2017
Dec
2020
Reading 9,952 896 1,004 12% 7.74% 10.5%
North Reading 5,875 540 538 -.37% 1.72% 9.2%
Saugus 11,303 732 756 3.28% 6.47% 6.7%
Wilmington 8,320 799 766 -4.13% 8.61% 9.2%
Woburn 17,540 1419 1,706 20.23% 9.72% 9.7%
Stoneham 10,159 495 498 .61% 5.35% 4.9%
Wakefield 11,305 758 703 -7.3% 7.35% 6.2%
Lynnfield 4,773 495 494 -2.0% 1.84% 10.3%
Source: 2020 Census, and Department of Housing and Community Development, Chapter 40B
Subsidized Housing Inventory (SHI)
5. Existing Subsidized Housing Stock
Table 20 below identifies the existing subsidized housing units currently included on the
SHI list (through December 2020). This information is regularly gathered and reported by
the Department of Housing and Community Development (DHCD). The properties are
listed by property type (not chronological).
Commented [MA9]: We can change this to units added
since 2017-18 only.
Commented [NL10]: Add table of new units sent by Julie
Town of Reading Housing Production Plan, 2023 Renewal Page 35
Table 20: Reading Subsidized Housing Inventory Properties
Development Name SHI
Units Property Type Subsidizing
Agency
Zoning
Permit
Affrd
End
RHA: Senior housing 80 Age Restricted
Rental DHCD/PHA Local Perp
RHA: Family Scattered Site 12 Family Rental DHCD/PHA Local Perp
RHA: Scattered Site 6 Family Rental DHCD/PHA 40B Perp
RHA: Pleasant Street 2 Family Rental FHLBB Local 2020
RHA: Wilson Street 2 Family Rental FHLBB Local 2021
EMARC Reading 12 Supportive Housing HUD Local 2036
Reading Community Residence 3 Supportive Housing HUD Local 2037
Hopkins Street Residence 4 Supportive Housing HUD Local 2042
DDS / DMH Group Homes 52 Supportive Housing DDS Local NA
Cedar Glen 114 Age Restricted
Rental MassHousing 40B Perp
Peter Sanborn Place 74 Age Restricted
Rental MassHousing 40B Perp
Residences at Pearl 86 Assisted Living MassHousing Local 2046
Reading Commons
(Archstone)
204 Family Rental FHLBB 40B Perp
Oaktree 11 Family Rental DHCD/40R 40R Perp
Reading Village 68 Family Rental MassHousing 40B Perp
Schoolhouse Commons 20 Family Rental MHP 40B Perp
20-24 Gould Street 55 Family Rental DHCD/40R 40R Perp
Sumner/Cheney 1 Ownership FHLBB 40B Perp
George Street 3 Ownership MassHousing 40B Perp
Maplewood Village 9 Ownership DHCD/LIP 40B 2054
Governor's Drive 2 Ownership DHCD/LIP 40B 2103
Johnson Woods 11 Ownership DHCD/LIP Local Perp
Johnson Woods Phase II 19 Ownership DHCD/LIP Local Perp
Reading Woods 43 Ownership DHCD/40R 40R Perp
Postmark Square 10 Ownership DHCD/40R 40R Perp
TOTALS 896
Census 2010 Units 9.35%
Commented [MA11]: Will use 2022 local SHI inventory.
Town of Reading Housing Production Plan, 2023 Renewal Page 36
Key to Subsidizing Agency:
MHP – Massachusetts Housing Partnership
DHCD/PHA: Department of Housing and Community Development, Public Housing Authority
DHCD/LIP: Department of Housing and Community Development, Local Initiative Program
Commented [NL12]: Cross reference with Julie's list.
Town of Reading Housing Production Plan, 2023 Renewal Page 37
DHCD/40R: Department of Housing and Community Development, 40R
DDS: Department of Developmental Services
FHLBB: Federal Home Loan Bank of Boston
HUD: Federal Housing and Urban Development Public Housing Authority
B. Affordable Housing Efforts
Reading has pursued a proactive planning-based strategy in an effort to increase the supply
of affordable housing and meet the 10% minimum statutory requirement. The Town has
made strides towards meeting that goal through adopting zoning changes and utilizing
current planning best practices. The Town’s 2018 HPP created a roadmap to follow as the
Town worked towards meeting its affordable housing goals.
Safe Harbor – As reported earlier, in 2020 the Town achieved a 10% stock on the
Subsidized Housing Inventory (SHI), the inventory used by the Commonwealth of
Massachusetts to monitor the affordable housing statutory requirements. As a result, the
Town secured a safe harbor designation. The Town should continue to monitor units that
may fall off of the SHI due to permitting timelines and if applicable re-seek Safe Harbor
designation as needed.
Town of Reading Housing Production Plan, 2023 Renewal Page 38
1. Adoption of Smart Growth Districts (40R)
Gateway Smart Growth District (GSGD)
In December 2007, Reading adopted the Gateway Smart
Growth District under MGL Chapter 40R and 760 CMR
59.05(4). The overlay district is located at the southern
town line, near Interstate 95/Route 128 and Route 28
(Reading’s Main Street). The 424 unit Reading Woods
project is currently completed and fully occupied. The
GSGD zone includes 200 of the 424 units. Of those 200
units, 43 are affordable and are included on the SHI. This
site was formerly a commercial use owned by the
Addison Wesley Corporation.
Downtown Smart Growth District (DSGD)
In November 2009, Reading adopted
the Downtown Smart Growth District
(DSGD) under MGL Chapter 40R and
760 CMR 59.05(4). This zoning change
was also a response to the 2007
Housing Plan which identified
downtown as an area for future
housing opportunities. At that time,
the DSGD overlay district did not
encompass the downtown in its
entirety and allowed for 203
additional housing units by right. The first project that was permitted and constructed within
the DSGD was the Oaktree Development located at the former Atlantic Market site on Haven
Street. This project is a mixed-use development with retail uses on the ground floor and 53
residential units above. At 53 units, this project exceeded the maximum density allowed, but
was granted a waiver from the CPDC for a density of 73 units per acre. A total of 11 units are
affordable and are listed on the SHI.
In September 2017, Postmark Square, an
adaptive re-use of the historic Reading
Post Office, received 40R Plan Review
approval from the Reading Community
Planning and Development Commission
(CPDC). Postmark Square is a mixed- use
project with 50 ownership residential
units, 10 of which are affordable units.
Town of Reading Housing Production Plan, 2023 Renewal Page 39
Expanded Downtown Smart Growth District (DSGD)
In April of 2017, Town Meeting adopted and the AG’s office approved, an expansion of
the DSGD to include approximately 21 additional acres, with a potential for 113 new by-
right residential units. At this time Town Meeting also adopted, and the AG’s office
approved, increasing the affordable housing requirement from 20% to 25% for rental
projects within the DSGD. Pursuant to MGL Chapter 40B, the increase to 25% allow s the
Town to count all of the units in a rental project versus only the actual number of
affordable units.
In November 2017, 20-24 Gould Street, a redevelopment of the former EMARC site received
40R Plan Review approval from the Reading Community Planning and Development
Commission (CPDC). The mixed-use project includes 55 residential units, 14 of which are deed
restricted affordable. As a rental project for which at least 25% of the units are affordable, all
55 units qualified for listing on the SHI.
Another mixed-use 40R redevelopment project was approved for the redevelopment of the
former Sunoco station property along Main Street. This 31-unit rental project is currently fully
occupied and as a rental project for which at least 25% of the units are affordable, the total
number of units in the project will qualified for listing on the SHI.
In 2022 the CPDC approved a mixed-use, 29-rental unit development at the property 6-16
Chute Street. The development will include 8 deed restricted affordable units, though all 29
units will qualify for the SHI.
A number of additional 40R development projects have been approved, though they did not
trigger the affordability threshold of 13 units or more. This includes the 3-unit townhouse
development along Chapin Avenue; the 7-unit re-development of the Reading Chronicle
building at 531 Main Street; and the 6-unit development at 18 Woburn Street.
Town of Reading Housing Production Plan, 2023 Renewal Page 40
Planning Efforts
2016-2022 Economic Development Action Plan (EDAP) - The EDAP recommendations include expanding
housing and mixed use in identified Priority Development Area’s across the Town. A key recommendation
was to expand the DSGD and allow mixed-use development in areas around Town. A future plan update is
under consideration. The 2015-2022 EDAP link can be found on the Town’s Economic Development
webpage at readingma.gov.
Metro North Regional Housing Office (MNRHSO) – In 2015, Reading established the MNRHSO
comprised of the towns of Reading, North Reading, Wilmington, and Saugus. The City of
Woburn joined the regional group in 2019. The MNRHSO now shares the expenses of a full-
time housing consultant agency (Anser Adviosry, 2022) who monitors
Town of Reading Housing Production Plan, 2023 Renewal Page 41
existing affordable housing stock across the municipalities and provides expertise related
to affordable housing development and needs. Massachusetts has only a handful of
RHSO’s and Reading is proud to have developed this for the Metro North region.
Comprehensive Update/Accessory Apartments Update to the Reading Zoning Bylaw
(ZBL) – In 2014, the ZBL was updated to clarify, simplify, and modernize zoning for ease of
use by developers. Some development of Accessory Apartments we made “by-right” if
performance standards are met and if the unit is located in an existing single-family
structure. A special permit is required for accessory apartments in detached structures or
involving increases in gross floor area through new construction. Permitting checklists
have been developed to further simplify the zoning.
Mixed-use Bylaw addition to Reading ZBL – In 2019 the Town proposed and adopted a Mixed-Use Bylaw
for its Business-A Zoning District. The Mixed-Use Bylaw allows mixed-use development through a Special Permit
granted by the CPDC and requires certain amounts of commercial floor area. Affordable dwellings units are
required for projects 10-units and more at 10% of the total units and required for at least 80% AMI.
40R Zoning Amendments to Reading ZBL – In 2021-22 Town Meeting requested by Instructional
Motion that the CPDC and Town Staff review the existing DSGD 40R Bylaw for improvement. Reading
contracted with the Metro Area Planning Council (MAPC) to help lead public engagement around 40R
and to learn what was working and what was not. Found desired imp rovements included requiring
open space, additional design criteria, reduced density, setbacks and parking solutions. The CPDC
proposed a series of holistic changes to address the needs and developed a ‘tiered schedule for
density waiver requests’ – requiring certain improvements and amenities for higher density projects.
The Bylaw amendments were approved at April 2022 Town Meeting.
2. Challenges and Constraints to the Development of Affordable Housing
a. Existing Housing Allowances
The Reading Zoning Map illustrates residential uses taken from the Reading Zoning Bylaw
effective as of November 2021. The tables below identify which types of residential and
business uses are allowed in each zoning district. “YES” indicates uses allowed by right. “SPP”
means the use requires a Special Permit from the Community Planning and Development
Commission and “SPA” means the use requires a Special permit from the Zoning Board of
Appeals. “No” denotes a use that is not allowed.
Table 21: Uses for Residential Districts
Principal Uses RES
S-15
S-20
S-40
RES
A-40
RES
A-80
PRD-G
PRD-
M
PUD-R
Residential Uses
Single Family Dwelling Yes Yes No SPP SPP
Two Family Dwelling No (1) Yes No SPP SPP
Multi-Family Dwelling No Yes Yes SPP SPP
Town of Reading Housing Production Plan, 2023 Renewal Page 42
Age Restricted Multi-
Family Dwelling
No SPP SPP SPP SPP
Boarding House No Yes No No No
Table 22: Uses for Business and Industrial Districts
Principal Uses Bus A Bus B Bus C IND PUD-B
Overlay
PUD-I
Overlay
Residential Uses
Single Family Dwelling Yes No No No No No
Two Family Dwelling Yes No No No No No
Multi-Family Dwelling Yes No Yes (1) No No No
Age Restricted Multi-
Family Dwelling
No No Yes No No No
Boarding House No No No No No No
Other Uses
Mixed-Use SPP No SPP No No No
Town of Reading Housing Production Plan, 2023 Renewal Page 43
Source: Town of Reading Zoning By-Law, Tables 5.3.1 and 5.3.2, Table of Uses, September, 2017
Although Reading is primarily zoned for single family homes, other zoning districts including
A-40, A-80 and Business A allow for other forms of residential development such as
apartments or multi-unit homes. Additional zoning overlay districts such as PUD, PRD, and
Smart-growth 40R also allowed for multi-family and/or mixed-use development. Table 23
below identifies the base and overlay zoning districts in Reading.
Table 23: Reading Base Zoning Districts
Zoning District Short Name Area (sq miles) Acreage Percent
Single Family 15 District S-15 3.3 2,120.1 33.2%
Single Family 20 District S-20 4.1 2,643.2 41.3%
Single Family 40 District S-40 1.9 1,235.1 19.3%
Apartment 40 District A-40 0.0 30.8 0.5%
Apartment 80 District A-80 0.0 12.8 0.2%
Business A BUS A 0.1 48.4 0.8%
Business B BUS B 0.1 55.2 0.9%
Business C BUS C 0.1 38.8 0.6%
Industrial Ind 0.3 209.1 3.3%
Totals 10.0 6393.4 100.0%
Source: Town of Reading Zoning By-Law, April 2017
In addition to the base zoning districts, Reading has several overlay districts. Table 24 on
the following page is a comprehensive list of all the zoning districts, including overlays
within the Town of Reading.
Town of Reading Housing Production Plan, 2023 Renewal Page 44
Table 24: Town of Reading Zoning and Overlay Districts
Source: Town of Reading Zoning By-Law, April 2022
b. Development Capacity and Constraints:
Residential development is constrained by many factors including availability of land, land
use regulations, natural resources such as wetlands and threatened and endangered species,
and limitations on infrastructure capacity. In order to evaluate the potential development
capacity, the availability of land must be evaluated against potential development
constraints.
Available Land: The Town of Reading is approximately 10 square miles in size and contains
6,388 acres of land. Using a GIS analysis it was estimated that 1,756 acres (27.5%) of land in
Reading is undeveloped or Chapter 61 Land. Of that, 372 acres are potentially developable,
and only 139 acres of developable land remain after regulatory constraints7 are applied. This
results in approximately 262 buildable lots based on the minimum lot size of 15,000 square
feet required in the S-15 residential zoning district. However, this build-out is for
Type Full Name Short Name
Residence Single Family 15 District S-15
Residence Single Family 20 District S-20
Residence Single Family 40 District S-40
Residence Apartment 40 District A-40
Residence Apartment 80 District A-80
Business Business A District Bus. A
Business Business B District Bus. B
Business Business C District Bus. C
Industrial Industrial Ind.
Overlay Aquifer Protection District AQ
Overlay Municipal Building Reuse MR
Overlay Planned Residential Development General PRD-G
Overlay Planned Residential Development Municipal PRD-M
Overlay Planned Unit Development Business PUD-B
Overlay Planned Unit Development Industrial PUD-I
Overlay Planned Unit Development Residential PUD-R
Overlay Gateway Smart Growth District GSGD
Overlay Downtown Smart Growth District DSGD
Overlay Planned Unit Development - Residential Corona PUD-R-C
Overlay National Flood Insurance Flood Management Dist. NF
Overlay Flood Plain District F
Town of Reading Housing Production Plan, 2023 Renewal Page 45
undeveloped land and does not take into account previously developed land that could be
subdivided to yield more homes. Using the same GIS analysis and regulatory constraints, it is
estimated that a potential of 513 new homes could be built on currently develop ed land.
However, the actual number is likely to be significantly less when taking into account
infrastructure costs, lot shape, or other geological conditions, as well as particular zoning
district (specifically S-20 or S-40).
As identified above, Reading has several overlay districts. Overlay districts are zoning districts
which may be placed over the underlying districts. The provisions for the overlay district may
be more stringent or flexible based on the purpose of the particular overlay. The followi ng
are overlay districts that relate to housing development and the provision of affordable
housing in Reading. Some of the overlays allow for other forms of development, increased
density in development, and may have requirements for affordable housing.
Planned Unit Development – Residential
Denoted as PUD-R this overlay district allows, by a Special Permit from the CPDC, single
family, two family, apartments, elderly housing, among other uses. At least ten percent of all
residential units in the PUD-R must be affordable. The affordable percentage requirement
increases to 15% for property within 300-feet of a municipal boundary. It should also be
noted that the Planned Unit Development – Industrial (PUD-I) overlay district also allows
residential development when the proposed development is within 200-feet of another
residential district.
Planned Residential Development (PRD)
A PRD district is an overlay zoning district which may be applied to parcels within the S-15, S-
20, S-40 and A-80 residential zoning districts and must be approved through Town Meeting.
Upon approval of the overlay, the CPDC may issue a Special Permit for residential
development. In Reading, there are two types of PRD districts; General (PRD-G) and
Municipal (PRD-M). The PRD-G requires a minimum lot size of 60,000 square feet and
encourages affordable unit development. PRD-M development is allowed on current or
former municipally-owned land of at least eight acres and requires a certain percentage of
affordable units.
7 Only residentially-zoned parcels were included in the analysis. Constraints include FEMA 100 year flood
zones, 100' buffers around wetlands, streams, and vernal pools, and 200' buffers around perennial
streams. Aquifer protection district and slope were not included as constraints. Infrastructure needs were
not considered in calculating potential lots.
Town of Reading Housing Production Plan, 2023 Renewal Page 46
Municipal Building Reuse District
The Municipal Building Reuse District is an overlay district that allows for the redevelopment
or reuse of surplus municipal buildings. At least ten percent of the residential units must be
affordable.
Smart Growth Districts (40R)
Reading has adopted two Smart Growth 40R Districts. The Downtown Smart Growth (DSGD)
District is an overlay district that allows for mixed-use or multi-family residential within the
downtown area via plan approval by the Community Planning and Development
Commission. This overlay district requires a minimum of 20% affordable units
(homeownership projects) and a minimum of 25% affordable units if the development is
rental or limited to occupancy by elderly residents. As described above the DSGD has seen a
number of success in revitalizing the downtown area with both new commercial space and
residential growth.
The Gateway Smart Growth District (GSGD) is also an overlay district located at the
intersection of Route 28 (Main Street) and Interstate 128/95. This district is fully developed
with one 424-unit project (200 of the units are technically within the GSGD) and includes 43
affordable units (10%).
Natural Resource Limitations: Wetlands and other natural resources such as endangered
species habitats can place constraints on development. As mentioned above, many lots are
considered unbuildable due to the presence of some of these resources. Almost one-fourth
of the land in Reading is considered wetland or within the jurisdictional buffer zones of
resource areas. Another 6% of land is within the 100-year flood zone. Reading is located
within the Aberjona, Ipswich and Saugus river watersheds and many of Reading’s wetland
areas are located in associated floodplains.
Rare and Endangered Species: There are three areas in Reading which contain rare or
endangered species. These areas are protected under the Massachusetts Endangered
Species Act and the Massachusetts Wetlands Protection Act. Any development within these
areas is subject to review by the Massachusetts Natural Heritage and Endangered Species
Program (NHESP). The three areas of designation include a large tract of land within the
western side of the Town Forest and two separate tracts of land within the Cedar Swamp
near the Burbank Ice Arena located on the eastern side of the town.
Commented [MA13]: Nicole to add map.
Town of Reading Housing Production Plan, 2023 Renewal Page 47
c. Infrastructure
Public Water: The Town of Reading’s water distribution system is comprised of 110 miles of
distribution main, 2 water booster stations and 2 storage facilities; one 0.75 M gallon
elevated tank located at Auburn Street and one 1.0 M gallon standpipe located at Bear Hill.
Since 2006 Reading purchases all of its drinking water from the Massachusetts Water
Resource Authority (MWRA) which is supplied into the Town’s distribution system via a 20”
water main located on Border Road. Construction of a second 36” redundant supply pipe line
was completed by the MWRA which provides a second supply source to the Town’s
distribution system at Leech Park on Hopkins Street. The Town also has 5 emergency water
connections with 3 of the bordering communities.
Prior to purchasing water from the MWRA, Reading operated a water treatment plant
adjacent to the Town Forest which drew water from nine wells within the Town Forest and
Revay Swamp, all contained within the Ipswich River Watershed. Following the temporary
closure of wells as a precautionary measure to avoid contamination from an overturned
petroleum vehicle on Rte. 93 and to aid in relieving stress to the Ipswich River aquifer, the
Town decommissioned the treatment plant in 2006 and began purchasing 100% of the
Town’s drinking water from the MWRA. Reading continues to maintain the wells as a
backup water supply until the redundant MWRA water supply source is on-line.
Reading has established a strong water conservation program offering residents rebates
for the installation of low flow fixtures and appliances, irrigation sensors and rain barrels.
The program has been extremely successful and has lowered water consumption by 10%
over a 10-year period. In 2016 the average daily water consumption equaled 1.7 MGD with
a maximum daily demand of 2.2MGD.
All water purchased from the MWRA is metered at the supply mains through meters
owned by the MWRA and the Town of Reading. Residential and Commercial meter reading
is modern and efficient, with an automatic system that uses radio transmitters for optimal
accuracy and efficiency. Water rate changes are established by the Board of Selectmen
based on recommendations from staff.
Reading’s water distribution system is maintained on a GIS mapping and database system.
The operation of the water system is overseen by the Department of Public Works, and is
on an enterprise basis, through which the full costs of operations are borne by the water
users, and not paid for by local property taxes. Water supply is considered adequate for
any new development, and it no longer impacts the Ipswich River resource.
Commented [MA14]: Confirming this language with
Engineering Dpt.
Town of Reading Housing Production Plan, 2023 Renewal Page 48
Public Sewer: The sewer system is owned and operated by the Town and serves
approximately 98% of all properties within the Town. While 149 individual properties
throughout the Town are not yet connected to available public sewer, the only major
unsewered areas are portions of Main Street north of Mill Street, and the westerly portion of
Longwood Road. The system consists of 107 miles of sewer main, 12 wastewater pump or lift
stations, and approximately 7,800 local service connections.
All sewage from the Town’s system discharges into the MWRA’s regional collection system
through 2 major outfalls; one along Rte. 93 in the west adjacent to Arnold Avenue, and one
at the end of Summer Avenue in the south. An isolated collection system servicing Border
Road and a small portion of the West Street area discharges into the regional sewerage
system via the City of Woburn. The regional sewerage system is operated by the MWRA,
with principal treatment at Deer Island facility.
Water usage meters measure outfall flows and discharges. Sewer rate changes are
established by the Board of Selectmen based on recommendations from staff. The Town’s
connection policy requires all new development to tie into the public sewer system and
requires conversion to public sewer when residential septic systems fail. In addition, the
Town sewer connection policy requires that all new developments perform system
Inflow/Infiltration improvements or that equivalent contributions of twice the new flow
multiplied by $4.00 are made to the Town.
Reading’s sewer system is maintained on a GIS mapping and database system. The
operation of the sewer system is overseen by the Department of Public Works, and is on
an enterprise basis, through which the full costs of operations are borne by the sewer
users, and not paid for by local property taxes.
Stormwater System: Reading is located in the upper reaches of three (3) separate drainage
basins; the Ipswich River basin to the north, Saugus River basin to the southeast, and
Aberjona River basin to the southwest. All stormwater is collected through a series of
approximately 3,400 catch basins, 80 miles of piped system, numerous open water bodies
and 450 outfalls. The GIS mapping of the stormwater system was updated in 2016.
The town has evaluated problematic areas of the Aberjona and Saugus River basins and
has developed a capital plan for the improvements. The system is operated and
maintained by the Department of Public Works and is funded partially through local
property taxes and the balance through enterprise funds. Following the authorization of
the MS4 permit program by the EPA in 2003, the Town established a stormwater
Town of Reading Housing Production Plan, 2023 Renewal Page 49
enterprise in 2006 to fund the additional operation and maintenance of the stormwater
system mandated by the MS4 permit. The enterprise funding is apportioned based on the
extent of impervious area within the parcel.
Through the policies established under the Town’s MS4 permit program, all new
developments are required to install and maintain stormwater management systems. Each
system must include a long-term operation and maintenance plan which includes annual
reporting to the Town.
Roadway Network: Reading contains approximately 102 miles of streets and roads,
however, the Town only maintains approximately 92.7 miles. The remainder of roadways not
maintained by the Town are state-owned or privately-owned roadways. The Town is
bordered by Interstate Highway 95 (also known as state Route 128) on the south and
southeast, and Interstate Highway 93 on the west.
Reading’s roadway system consists of several arterial, collector and local roadways.
Arterial streets, carrying large traffic volumes and serving as principal local routes as well
as regional routes, include: Main Street (Route 28), and Salem Street and Lowell Street
(Route 129). These three main arterials intersect at the Common in the middle of Town,
and are lined almost uninterruptedly with commercial and densely developed residential
uses.
Minor arterial streets include: Haverhill Street (residential), Walkers Brook Drive
(commercial and industrial), Washington Street (residential), Woburn Street (commercial
through Downtown and otherwise residential) and West Street (almost entirely
residential).
Collector streets, serving traffic from neighborhood streets and feeding into the arterial
streets in Town, include: Franklin Street, Grove Street, Forest Street, Charles Street,
Washington Street, High Street, Summer Avenue, South Street, Hopkins Street, and Willow
Street.
Since 2000, Reading has utilized a computerized pavement management system to assist
in developing a roadway capital improvement plan. In 2011 the system was converted to a
GIS based management system. The system enables the Town to reliably develop cost
effective roadway maintenance plans. Based on roadway inspections, each roadway is
given a pavement condition index (PCI) that is used to identify the overall condition of the
roadways. PCI values range from 0 to 100 and the 2016 average PCI of all roadways was
77. Every 3-4 years, each roadway is physically inspected to update the database for
pavement distresses factors, which are used to determine pavement longevity in the
program. Through the use of the computerized program, state Chapter 90 roadway funds
and the general operating funds (which is a result of a proposition 2 ½ override ), the
Town’s planned annual expenditure of roadway maintenance will insure an overall
Town of Reading Housing Production Plan, 2023 Renewal Page 50
increase in the roadways PCI value for the next 10 to 15 years.
Commuter Rail: Reading is served by the Massachusetts Bay Transportation Authority
(MBTA) Commuter Rail system. The current MBTA schedule has 19 commuter rail trains each
weekday inbound to North Station in downtown Boston. A total of 23 commuter trains travel
outbound to Reading each weekday from North Station and of those 13 continue on to the
final destination of Haverhill. The Reading train station is located in the heart of downtown
at the “Depot”. There is a mix of MBTA/Town parking available at the Depot. The 113 MBTA -
owned spaces are available for a rate of $6.00/weekday, $2.00/weekend day or $105 for a
monthly pass. There are also several Town-owned parking spaces limited to resident permit
only from 6:00AM-9:30AM, for an annual fee of $150. The town-owned spaces are
unregulated after 9:30AM and open to any user.
The most current ridership data available is contained in the MBTA “Blue Book” dated July,
2014. The 2014 Blue Book statistics show a typical weekday station boarding (inbound) at
Reading station as of April, 2013 was 799 commuters. The average boarding count for the
period 2007 – 2013 for Reading Station (inbound) was 834 with a high of 1010 in 2011 and a
low of 444 in 2012. The 2009 ridership in Reading was higher than any other station on the
Haverhill/Reading MBTA line. Lawrence had the second highest ridership at 722.
Bus Service: The MBTA operates one bus route from Reading to the Malden Center Orange
Line subway station through Bus 137. Bus 137 travels from the Reading Depot, continues
along Woburn Street and Salem Street where it then travels south through Wakefield and
continues south through Melrose on Main Street and terminates at the Malden Center
subway station. The entire route from Reading to Malden takes approximately 40-45
minutes.
Electrical – Reading Municipal Light Department (RMLD): In 1891, the Massachusetts
Legislature passed a law enabling cities and towns to operate their own gas and electric
plants. Following several years of study and Special Town Meetings, Reading began
producing electricity for 47 streetlights and 1,000 incandescent lamps on September 26,
1895. Special legislation was enacted on April 8, 1908 authorizing the Town of Reading to
sell and distribute electricity to Lynnfield, North Reading and Wilmington. As a result, RMLD
began delivering power to Lynnfield Center on December 10, 1909; to North Reading in 1910
and to Wilmington in 1912.
There have been decades of advancement and achievement since those early days of
electricity, but some things have remained constant. After more than 125 years, RMLD is still
committed to reliable service at competitive rates, but maintaining that commitment
requires astute planning, innovative ideas and close attention to detail.
The Gaw substation on Causeway Road in Reading was constructed in 1969-1970 allowing
RMLD to connect to the grid and purchase power from almost anywhere on the northeast
power pool. In June 2000, construction was completed on a distribution substation
connected to 115,000-volt transmission lines in North Reading in order to accommodate
Town of Reading Housing Production Plan, 2023 Renewal Page 51
growth and enhance the entire system's efficiency and reliability. To ensure reliability,
RMLD has an ongoing preventative maintenance program aimed at solving problems
before they occur.
Today, RMLD serves more than 70,000 customers in its four-town service area. A
professional staff of 75+ employees bring a broad scope of utility experience to RMLD's
daily operation, including an up-to-date understanding of the evolving energy market.
With its peak demand for electricity at more than 156 megawatts, RMLD purchases
electricity from a number of different sources through long-and-short-term contracts.
Recent technological advances at RMLD include a fiber optic cable network that links all
substations for state-of-the-art system monitoring and control. Computer systems are also
state-of-the-art, and now include a sophisticated website. Meter reading is modern and
efficient, with an automatic system that uses radio transmitters for optimal accuracy and
efficiency.
RMLD supports in-lieu-of-tax payments, community development and energy education
programs. This includes energy efficiency programs, energy conservation programs,
school safety projects, school-to- work partnerships, outreach to senior groups,
community support, and active memberships in local civic groups.
Infrastructure Capacity for Planned Production: Reading’s overall infrastructure contains
adequate capacity and capital facilities for existing build out and anticipated future
development. The Town also periodically reviews and assesses its 10-year Capital Plan to
ensure that infrastructure will be maintained and sustained for projected growth. The Town
expects to continue the policy and practice of requiring mitigation from developers, financial
or otherwise, for the impacts of their proposed projects, including infrastructure
improvements. Therefore, as needs are identified through staff level and consultant review
of individual permitting applications, the Town expects to require - as conditions for
approval - adequate improvements and upgrades to systems, resources and capacity to
allow for development under this Housing Production Plan, while protecting and enhancing
natural, cultural and historical assets consistent with the 2005 Master Plan.
Town of Reading Housing Production Plan, 2023 Renewal Page 52
The housing goals and strategies included in this section are aimed primarily at creating
more housing choice and affordable housing in Reading. The goals and their related
strategies also support the Town’s ability to achieve other interrelated community goals,
including goals for economic development as well as protecting quality of life and
community character.
Housing Goals and Strategies
In reviewing the previous Reading Housing Plan of 2018, other Reading related documents,
analyzing the current housing situation in Reading, and in discussing housing issues with
town citizens and officials, the Town has identified three priority areas to establish
overarching goals that are the most appropriate and most realistic for the community.
Each of the three priority areas includes a series of strategies to help achieve the vision.
The goals and strategies are listed immediately below and discussed in more detail on the
following pages.
1. Development and Regulatory
Goals
a) Increase, diversify and promote a mix of housing options in Reading for low- to
middle-income households.
b) Create and maintain housing that is available and accessible to aging and
disabled populations. Support housing development needs for most vulnerable
residents.
c) Proactively plan for and manage the integration of housing growth to mitigate
impacts and enhance the existing residential character of the Town.
d) Provide equitable access to housing opportunities, public spaces, green spaces
and healthy/safe environments.
e) Maintain Reading’s Safe Harbor designation by retaining pace of Affordable
Housing development in order to remain above 10% on Subsidized Housing
Inventory.
Strategies
1) Adopt/Amend zoning that would comply with MBTA Communities legislation
2) Identify Zoning Districts/Geographies in which current regulations can be
modified to allow the development of SHI eligible housing units (including
previously identified Priority Development Areas)
3) Strengthen and expand Inclusionary Zoning to further promote/develop
affordable housing opportunities
4) Amend Zoning Bylaw to define and expressly permit Congregate Housing. Identify
Section 2: Affordable Housing Goals and
Strategies
Town of Reading Housing Production Plan, 2023 Renewal Page 53
sites with the potential to convert to congregate housing use.
5) Allow for redevelopment or conversion of pre-existing non-conforming residential
uses by-right and/or make the permitting path for such easier
6) Consider zoning amendments to allow Accessory Dwelling Units (ADUs) by-right
and/or lessen restrictions on such
7) Require installation of Open Space in a flexible manner on new multi-family
developments. Require installation or improvements of sidewalks, bike paths,
trails/connections, and/or transit-oriented development for multi-family and
mixed-use developments
8) Ensure future Net Zero and energy efficiency requirements are met in new
development that provide cost savings to the end user (residents)
9) Preserve existing affordable housing stock to ensure they remain affordable and
continue to qualify for SHI
10) Maintain Safe Harbor designation by maintaining, tracking and continuing to add
affordable developments to SHI
2. Funding and Resources
Goals
a) Support vulnerable, low- and middle-income populations through programming
and services.
b) Ensure appropriate maintenance and upkeep of existing affordable housing stock.
Continue to look for opportunities to increase affordable units within existing
properties.
c) Maintain and see national/state/local designations that provide grant and financial
opportunities to develop/maintain/support affordable housing development and
residents.
d) Ensure equitable access to financial/support services and programming.
Strategies
1)
3. Partnerships, Education and Leadership
Goals
a) Initiate and strengthen local and regional relationships. Work in cooperation and
collaborate with community partners/organizations to promote enhanced
understanding of housing needs and support for creation of housing
development.
b) Increase capacity to produce housing through leadership developments,
advocacy, staffing, funding, established goals and diverse relationships. Provide
education and support to local staff, boards/commissions and public.
c) Ensure access, support, outreach and inclusion to social and vulnerable
populations across the Town and region.
Commented [MA15]: We should also include language to
partner to raise awareness of programming and services
available.
Town of Reading Housing Production Plan, 2023 Renewal Page 54
Strategies
Town of Reading Housing Production Plan, 2023 Renewal Page 55
Housing Strategies
This section includes descriptions of local regulatory strategies, local initiative strategies and
an action plan, all of which are intended to assist the Town of Reading in meeting its
affordable housing goals above.
Reaching and Maintaining 10%
The Housing Production Plan guidelines require that the HPP set an annual goal for housing
production, pursuant to which there is an increase in the municipality’s number of SHI
Eligible Housing units by at least 0.50% of its total units during every calendar year included
in the HPP, until the overall percentage exceeds the 10% Statutory Minimum.
There should be a direct link between the setting of these goals and the results of the needs
assessment. The numerical goal should be based on the total year-round number of housing
Town of Reading Housing Production Plan, 2023 Renewal Page 56
units. The total year-round housing units is the total number of units for the community in
the latest U.S. Census including any changes due to demolition or new construction.
The Table below projects the Town of Reading SHI. Note that the unit counts for projects on
the first three lines are forecast. The denominator of Year-round housing units will be
updated by the Census and then reported by DHCD in 2023. These projections are not
included in this update, but will be included in the future updates.
FY18 FY19 FY20 FY21 FY22 FY23
Johnson Woods 7
Eaton Lakeview 40B 120
467 Main Street 40R 31
SHI Units Created 896 0 38 120 0 0
Cumulative SHI Units 896 896 934 1054 1054 1054
Year Round Units (2010 Census) 9584 9584 9952 9952 9952 9952
SHI % 9.35% 9.35% 9.75% 11.00% 11.00% 11.00%
10% Requirement 958.40 958.40 958.40 958.40 958.40 958.40
+/- 10% -62.4 -62.4 -24.4 95.6 95.6 95.6
Development and Regulatory Strategies
Regulatory strategies refer to recommendations that entail amendments to local zoning
bylaws or other local development regulations to help encourage development of more
housing options including affordable housing.
8 More information about MassHousing’s Housing Production Program:
www.masshousing.com/portal/server.pt/community/planning programs/207/planning_for_housing_produc
tion
Town of Reading Housing Production Plan, 2023 Renewal Page 57
Strategy 1: Adopt/Amend Zoning to comply with MBTA Communities
legislation
MBTA Communities legislation is the requirement codified as Section 3A of
Massachusetts General Law (MGL) Ch. 40A. The law requires designated MBTA
Communities to have at least one zoning district of reasonable size in which multi-
family housing is permitted as of right and meets other criteria set forth in the
statute, including but not limited to: a minimum gross density of 15 units per acre,
locations not more than 0.5miles from a MBTA station, no age restrictions and zoning
suitable for families with children.
On August 10, 2022 DHCD issued the final guidelines to determine if an MBTA
Community is in compliance with the Section 3A language. In total, 175 MBTA
Communities are subject to the new requirements. More information and resources
are available at the State webpage.
Locally, Reading is designated as a Commuter Rail Community. Based on its
designation (and other local factors) the Town must zone to allow the Unit Capacity
of 1,493 multi-family units across a Reasonable District Size of 43 acres of area. It
also requires that 40% of the Unit Capacity and District Area be located within
0.5miles of the local Reading Train Depot (598 units and 17.3 acres respectively).
There are potentially many paths to compliance with the legislation but new zoning
adoption or amendment of existing zoning districts will be needed, that much is
certain. Reading will have until December 31, 2024 to comply with the requirements
or it may face impacts to funding as described in Section 3A.
The Town should engage its leaders and community as a whole to determine a
method of compliance that addresses and meets the local need without dramatically
changing the existing character of the community. Technical Assistance should be
sought and steps to achieve compliance be planned. Compliance would help address
shortfalls identified in this HPP update and identified for the region.
Strategy 2: Identify Zoning Districts/Geographies in which current
regulations can be modified to allow the development of SHI eligible
housing units, including previously identified Priority Development Area’s
(PDA’s).
As part of the Reading Economic Development Action Plan 2016- 2022 (EDA Plan), the
town identified four regionally-significant Priority Development Areas (PDAs). As
described in the EDA Plan, redevelopment in these PDAs will help meet projected
Commented [MA16]: https://www.mass.gov/info-
details/multi-family-zoning-requirement-for-mbta-
communities
Town of Reading Housing Production Plan, 2023 Renewal Page 58
regional
demands for
housing and
commercial
uses and
strengthen
existing places
by improving
the mix of
development
types in areas
where development already exists. The
PDAs are sited in areas defined as
having major growth potential and
near existing transportation resources
including public transit, bike, and trail
facilities, thus contributing to the
creation of more walkable
communities.
The four PDAs are described below, as
excerpted from the EDA Plan (page 6):
PDA #1 - Downtown Reading. PDA #1 is a
nine-acre area consisting of 46 parcels –
the Town’s 40R Smart Growth Overlay
District was expanded to include a
portion of this area (PDA #1A) in April
2017. PDA #1A is bounded by Haven
Street, Main Street, Washington Street,
and High Street and includes mixed use,
commercial, and residential
development. Since the EDAP was
adopted in 2015 the Ace Flats 40R (24
Gould Street), located in PDA #1A, has
reached completion. PDA #1B is adjacent
to the Commuter Rail and is bounded by
Lincoln and Prescott streets and includes
commercial and residential development
– this property is the location of an
approved and completed
Comprehensive Permit project – The
Metropolitan at Reading Village.
Commented [MA17]: New number needed with Ace
Flats and Reading Village completed. We also had a MF
project on South Main St completed.
Town of Reading Housing Production Plan, 2023 Renewal Page 59
PDA #2 – South Main Street. PDA #2 is a 26-acre area consisting of 82 parcels located south of the
downtown on South Main Street. PDA #2A presently contains primarily low- density commercial development and
underutilized parcels. PDA #2B consists primarily of low-density residential development. The Town is interested in
facilitating more retail and mixed-use development and implement streetscape and road reconfigurations that will
enhance safety and the street’s overall connectivity to downtown. In 2019 the Town proposed and adopted a
Mixed-Use Bylaw in the Business-A Zoning District, included in PDA #2A and #2B. The Mixed-Use Bylaw allows a
mixed-use development through a Special Permit granted by the CPDC and requires both commercial floor area and
affordable units for projects 10 units or more. Affordable units are required for 10% of the project units and
required for at least 80% AMI.
PDA #3 – New Crossing Road Redevelopment District and Ash Street Parcels. PDA #3 consists of the five-
acre New Crossing Road Redevelopment District, which consists of four parcels and includes vacant lots,
derelict buildings, sites with industrial uses, and adjacent parcels on Ash Street. In 2019 the Town used an
awarded Massachusetts Downtown Initiative (MDI) Grant to facilitate conversation around future uses
and development in this priority area. Gamble Associates was contracted with and proposed visioning
renderings for the area designated as ‘The Eastern Gateway/The Yard’. Numerous public engagements,
workshops and discussions were held. Desired vibrant uses and pedestrian improvements/connections
were noted – and while mixed-use development can facilitate improvements concerns of losing too much
commercial area were noted. Future zoning additions or amendments should look to address the need for
vibrant commercial uses without limiting the market for development.
PDA #4, - 1 General Way. PDA #4 is one large 20-acre parcel with a mix of single-story
commercial uses and ample parking. The Town is interested in facilitating a more vibrant mix
of uses and structures of different densities in this area. Conceptual improvements extended
and derived from the Eastern Gateway Initiative described above may be extended to this
parcel in future discussions.
Consider zoning changes to promote more compact, mixed-use
development
A Mixed-Use Bylaw for PDA #2 (South Main Street) was adopted in 2019. The Bylaw
language allows for Mixed-Use development by Special Permit and includes an
Inclusionary Zoning requirement for projects 10-units or more. The Bylaw includes
commercial space requirements to maintain a level of commercial development on the
Town’s main corridor; parking requirements for residential and commercial uses; and,
dimensional controls. However, it also allows the ability to apply for a waiver of these
dimensional requirements to promote design flexibility and to achieve appropriate
densities. The Bylaw has not been utilized since its inception, though important to note
that the Covid-19 pandemic and high inflation occurred in the subsequent years after
adoption. Future improvements to the bylaw may be considered to further promote
development.
Consider zoning changes to parking requirements to promote more
compact, mixed-use and/or multi-family development
In accordance with the recommendations of the Reading Economic Development Action
Plan 2016-2022, evaluate parking requirements and consider zoning amendments to
make parking requirements consistent with best practices.
Commented [NL18]: Is this still a target? Has it been
developed yet?
Commented [MA19R18]: It is a target but no
redevelopment or new zoning/visioning has been done
here..
Town of Reading Housing Production Plan, 2023 Renewal Page 60
Strategy 3: Adopt and/or Strengthen Inclusionary Zoning bylaw
The purpose of inclusionary zoning bylaws (IZ) is to ensure that production of affordable
housing units keeps pace with construction of new dwelling units. IZ mandates that
developers provide affordable housing units in addition to market-rate housing. Section 9 of
the Zoning Act authorizes communities to adopt bylaws that require a developer to provide a
certain portion of affordable units (usually 10% to 25%) within an overall development. To
help offset the cost of providing these units, the bylaw may offer an incentive, most
commonly a density bonus. Other incentives include a waiver of zoning requirements or
permit fees, fast-track permitting, local tax abatements, and subsidized infrastructure.9
Many variations of inclusionary zoning provisions have been adopted in Massachusetts
communities with varying levels of success at producing affordable units. IZ provisions
include:
● a unit threshold that triggers the affordable unit requirements
● minimum percentage of affordable units required
● maximum household income targets (e.g., at or below 80 percent of the area median
income)
● eligibility for the state’s Subsidized Housing Inventory
● density bonuses, if applicable
For example, density bonuses are sometimes offered to encourage deeper affordability of
units (e.g., units affordable to extremely low-income households) or a higher percentage of
affordable units.
The Town should consider including language in its IZ to allow for cash payments, off-site
units, and/or donated buildable land as an alternative in lieu of construction of affordable
units. The monetary payments and donated buildable land could be allocated to the Reading
Affordable Housing Trust to create or preserve affordable housing.
It will be important to examine the most current information regarding best practices for
Inclusionary Zoning provisions and to customize/improve Reading bylaws to ensure a
successful outcome.
Strategy 4: Amend the Zoning Bylaw to explicitly permit and define
Congregate Housing
Congregate housing is a shared living environment designed to integrate the housing and
services needs of elders and disabled individuals. The goal of congregate housing is to
increase self-sufficiency through the provision of supportive serv ices in a residential setting.
Some types of congregate housing are often in converted single-family homes; however, the
Reading zoning bylaw restricts dwelling units to “families” o f not more than four unrelated
individuals, and this restriction may pose an issue in certain situations for congregate
housing, which will often house up to 16 people.
Commented [MA20]: 9 Excerpted
from the Housing Toolbox for
Massachusetts Communities:
https://www.housingtoolbox.org/zon
ing-and-land-use/adaptive-reuse
Town of Reading Housing Production Plan, 2023 Renewal Page 61
In addition, congregate housing sometimes provides small kitchen facilities in each private
unit in addition to the shared common facilities, which may constitute multi -family housing
under the current bylaw’s use regulations and thus be prohibited in certain residence
districts (S-15, S-20, and S-40).
Reading’s zoning bylaw does not appear to explicitly define or permit congregate housing
(a.k.a. group homes), which can be an important housing choice to accommodate later life
stages for an older population and provide supportive housing for individuals with
disabilities.
The Reading zoning bylaw provides the below definition for “family,” which presents Fair
Housing considerations. Policies that require relations by blood/marriage and/or have a limit
of unrelated adults in a household may be considered discriminatory if they have an adverse
impact on a protected class including people with disabilities. For example, limiting the
number of unrelated persons in a dwelling can impact group home uses, foster families, or
other alternative household composition.
Family: One or more persons living together in one dwelling unit as a single
housekeeping unit; provided, however, that a group of more than four individuals who
are not related by blood, marriage, or legal adoption shall not be deemed to
constitute a family.
Dwelling, single family: A detached dwelling unit arranged, intended or designed to be
occupied by only one family.
However, it is important to note that despite these limiting definitions and lack of zoning
provisions for congregate housing or group homes, the Dover Amendment exempts
educational uses from local zoning and programs and services that provide support, training,
and skill building for persons with disabilities have been found to be educational in nature.
Many congregate living and group home facilities provide such services to residents and
would qualify as educational in nature. In addition, federal laws prohibit municipalities from
discriminating against persons with disabilities through their land use and zoning policies.10
The zoning bylaw should be amended to ensure consistency with these laws and to explicitly
permit congregate housing in all residential districts. This strategy would help to support the
local initiative Strategy 8 to identify existing houses with potential for conversion to
congregate housing.
Identify existing houses with potential for conversion to
congregate housing.
Congregate housing, a shared living environment designed to integrate the housing
and services needs of elders and disabled individuals, is often created by converting
larger single- family homes to house up to 16 residents with private bedrooms and
shared common areas including kitchen, living, dining, and outdoor space. Congregate
housing will often also have a resident manager with a small (accessory) apartment
within the house or in an outbuilding on site. In addition, it is often beneficial for
congregate housing to be in a walkable neighborhood that is close to community
Commented [MA21]: 10 Federal laws
referenced here includes Section 504 of the
Rehabilitation Act of 1973, the Fair Housing
Amendments Act of 1988, and the American
with Disabilities Act of 1990.
Town of Reading Housing Production Plan, 2023 Renewal Page 62
services, shops, and public transportation including bus and commuter rail.
The town, perhaps working through the AHTF and in conjunction with community
partners, should inventory existing single-family properties to identify potential for
conversion to congregate housing. AHTF funds could support acquisition and/or
rehabilitation costs of community partners to facilitate such conversions.
Strategy 5: Review and amend zoning requirements as necessary for pre-
existing non-conforming residential uses.
Reading Zoning Bylaw Section 7 regulates non-conforming lots, uses, buildings and
structures, as provided in Section 6 of Chapter 40A of the Massachusetts General Laws. This
Bylaw relates heavily to non-conforming single- and two-family uses/structures and how to
regulate them, most commonly through a Special Permit granted by the local Zoning Board
of Appeals (ZBA). The Bylaw does not clearly articulate how to allow for the improvement or
re-development of pre-existing non-conforming multi-family uses in the single-family zoning
district and thus a Special Permit process is typically required and, in many cases, a
subsequent Site Plan Review process is triggered. It has been noted that the Special Permit
process is a deterrent to owners who look to rehabilitate the outdated structures. There are
a number of three-, four- or greater unit structures in the single-family districts of Reading.
And while many of these dwellings were developed prior to the current zoning they would
not be allowed under the current use regulations.
The Town may wish to consider more directly addressing “other non-conforming uses” in
Section 7 such as multi-family structures and provide opportunity for redevelopment, by-
right improvements on pre-existing multi-family structures, or other.
Strategy 6: Consider zoning amendments to allow Accessory Dwelling
Units (ADU’s) by-right and/or lessen restrictions on such.
Section 5.4.7 of the Reading Zoning Bylaw provides the terms and limitations on the
establishment of Accessory Apartments across Reading. Reading adopted the ADU bylaw in
1983 (revised 2017) and has continued to promote the development of such units to offer a
means of increasing housing options without adverse impacts on community character.
Reading allows for both attached and detached accessory apartments on single-family
dwellings. Section 5.4.7.3 includes ‘performance standards’ each ADU is subject to,
including maximum square footage, number of occupants allowed, a requirement that the
homeowner reside in the principal dwelling or ADU, and more.
While ADU’s within (attached) principal dwellings that require no increase in Gross Floor
Area are allowed by-right, many other variants require a Special Permit process through the
Reading Zoning Board of Appeals. Accessory apartments that require new Gross Floor Area,
or those within existing accessory buildings, trigger the Special Permit process. During many
of the public hearings for such it has been noted by applicants (generally homeowners
and/or their designers) that the process is time consuming and delays contracting the work.
Commented [MA22]: I will try to find out how many we
have permitted as well.
Town of Reading Housing Production Plan, 2023 Renewal Page 63
Many ADU’s are originally proposed to support small family needs and the public has asked
to make the process less cumbersome. However, it is important to note that the public
hearing/special permit process allows for the notice of such uses and for
discussion/education on concerns such as use as short-term rentals, parking needs, design,
etc. It also allows for the conditioning of approvals as needed.
The Town may wish to consider reviewing the bylaw for potential improvements for local
homeowners.
Strategy 7: Continue to provide necessary support for 40R,
40B/Comprehensive and Local Permit applications.
The Town has had multiple development proposals in recent years that can help to create a
more diverse housing stock including affordable and mixed-income units. The Town should
continue to provide technical and political support for appropriate projects that further the
Town’s housing and economic development goals. These projects could be developments in
Town of Reading Housing Production Plan, 2023 Renewal Page 64
40R Smart Growth Districts, 40B Comprehensive Permit applications, or local permi t
applications.
Strategy 8: Preserve existing affordable housing stock to ensure they
remain affordable and qualify for SHI.
Explore partnership opportunities with the Reading Housing Authority to create and
preserve public housing units
The Reading Housing Authority (RHA) was established in 1963 and has been developing
and operating housing for low-income elderly/handicapped persons, families, and people
with special needs throughout the Town of Reading. The Authority owns and manages
public housing units for both families and seniors.
The RHA owns fourteen (14) or so units of housing that it leases to income eligible
tenants. These units are currently unrestricted, despite efforts to work with the RHA to
preserve units on the SHI. Some units have expired restrictions, and were recently
lapsed from the SHI. In 2017, the Housing Authority hired a new director, which
presents an opportunity for the Town to revisit collaborative efforts to restore the
affordability of these units by regulating them as Local Action Units under the Local
Initiative Program. The Town has identified locations of these fourteen units as follows:
Summer/Main (6), Sanborn Schoolhouse (4), 13 Pierce (1), and Gazebo Circle (3).
The Housing Authority owns property on Waverly Road, which could have some potential
for development of additional units. In addition to exploring the development potential
of the Housing Authority’s existing properties, the Town plans to work collaboratively
with the Housing Authority to identify other properties for possible expansion of the
public housing inventory—possibly through the development or redevelopment of tax -
foreclosed, foreclosed, and/or surplus public
Commented [NL23]: Is this unit count still the same?
Commented [NL24R23]: Have any of the properties
listed been able to regain their affordability restrictions?
Commented [MA25R23]: Will need to check with Katie
Town of Reading Housing Production Plan, 2023 Renewal Page 65
properties, as described above. Town-owned land along Oakland Road has been under consideration
for the development of affordable housing; however further public engagement around the site and
use is recommended.
Strategy 9: Maintain Safe Harbor designation by maintaining, tracking and
continuing pace of affordable housing development to exceed 10% SHI
target.
The Subsidized Housing Inventory (SHI) is a fluid number that is subject to constant change.
This is because units on the SHI may fall off of the list if a unit’s deed restriction expires; if
building permits have not been received in the required timeline from project approval; or,
if occupancy is not reached one-year after building permit issuance. These items are often
out of Town control. Reading does have multiple properties on its SHI that will expire at
varying points in the future. Units on the SHI should continue to be tracked, and property
owners communicated with, to ensure the units do not relinquish their status on the
inventory and request for new units should be submitted as soon as projects become
eligible.
Strategy 10: Preserve/protect/enhance existing parks, open space and
conservation land for long-term accessibility and use by residents.
Require open space, trails and/or path connection (sidewalk, bike path,
trails, transit-oriented improvements) in new residential, multi-family and
mixed-use developments.
The Town recently adopted an updated Open Space and Recreation Plan in 2022, which
includes a series of recommendations for the preservation, acquisition and/or development
of open space. And while the plan covers open space and recreation in a broader sense
across the entire Town, it also includes the recommendation for connecting open space to
new development(s). The Town should continue to use the plan, and its recommendations,
to ensure long-term protection and accessibility to the public.
During the 40R Bylaw update in 2022 it was strongly expressed that the downtown 40R and
nearby 40B developments need more green space, open space, connections and/or shading
(as well as other desired improvements). Efforts were made to require open space in future
40R application in a flexible manner to achieve a mix of desired improvements. New open
space may be considered public or private; may be green space or urban space (to allow for
uses such as outdoor dining); or, may include sidewalk and path connections to heavily
utilized areas nearby. It should also be noted that private amenity space such as balconies,
courtyards and shared terraces are a desirable ‘open to the air’ use in urban developments
and may be considered open space.
Reading also looks to encourage Low Impact Design (LID) and the use of green
infrastructure to manage stormwater impacts of housing and urban developments. Green
infrastructure, such as green roofs, bioswales and raingardens, as well as strategies to
reduce development footprint on the environment, are strongly encouraged but not always
Town of Reading Housing Production Plan, 2023 Renewal Page 66
explicitly required.
Regulatory documents can require such open space improvements or LID infrastructure and
the Town should review the Zoning Bylaw, Stormwater Bylaw, Stormwater Regulations, and
Subdivision Regulations to ensure the desired standards are included. The Town should also
continue its efforts to require, expand or promote the installation of bike paths and
pedestrian trails where on-site establishment of open space is not available.
Strategy 11: Ensure future Net Zero and energy efficiency
requirements/standards are met in new development that provide cost
savings to end users (residents).
The Town plans to undergo a Net Zero Plan process during 2023 to effectively strategize
greenhouse gas reduction across a number of sectors (i.e. transportation, building, waste,
etc.). The Net Zero Plan would help align the Town with State initiatives and requirements.
The Town should expect recommendations on how to include energy efficiency and
renewable infrastructure requirements for new development; as well as ways to ensure
development of affordable housing has access to financing sources that will help cover the
cost of net zero construction.
The Net Zero Plan should also target strategies to improve existing homes and affordable
unit efficiency. The Town should secure funding resources needed to conduct building
retrofits to meet the future goals of the plan.
Existing sources related to the initiative, such as MassSave or RMLD programs, should be
highlighted in the Net Zero Plan. The Town should consider how to partner, support and
market such programs equitably as they continue to grow.
Funding and Resources Strategies
Local initiative strategies refer to recommendations that the town can undertake to foster
the creation of more housing options, especially affordable housing. These initiatives are not
regulatory in nature – they deal with allocation of town resources including staff time,
funding, and property.
Strategy 1: Strategize use of Affordable Housing Trust Fund (AHTF) and
look to increase revenue sources dedicated to AHTF.
The town adopted the Reading Affordable Housing Trust (AHTF) through a special act in 2001. In 2001 the
Reading Town Meeting passed a warrant article which authorized the Selectmen to petition the
Massachusetts General Court to establish an Affordable Housing Trust Fund for creation and preservation
of affordable housing. The State legislature approved the special legislation. The Board of Selectmen act as
the Trustees of the Trust.12
The AHTF is required to submit an allocation plan to Town Meeting annually indicating
how Trust funds will be utilized in the coming year and accounting for how the prior year’s
funds were allocated. The AHTF requires a majority vote of the full combined membership
of the Board of Selectmen and Housing Authority for all expenditures.
Commented [MA26]: Though we did update these in
2021-22 for MS4 permitting needs.
Commented [NL27]: Nicole to update adding CHAPA,
Emergency Task Force.
Commented [MA28]: This needs to be updated.
Commented [MA29]: 12 Mitchell, Robert P.,
FAICP, Affordable Housing Trust Funds: A Report to
the Town of Reading, MA. 2013.
Town of Reading Housing Production Plan, 2023 Renewal Page 67
Secure additional funding for the AHTF
Adoption of an Inclusionary Zoning bylaw with provisions for cash payments in lieu of
units can provide a source of revenue for the AHTF, in addition to other potential sources
(see side bar above). The current balance of the AHTF is approximately $263,000. The
AHTF’s past funding sources included the buy-out of an affordable unit at Sumner
Cheney and the sale of surplus lands. No Town-generated funds have been allocated to
the AHTF.
Collaboration with Community Partners
The AHTF funds can be leveraged by working in collaboration with community partners
including non-profit housing organizations to create and preserve affordable housing.
The AHTF funds could support a first-time homebuyer program (see below), locally -
initiated developments, or other local initiative strategies.
Note: There is a new state funding source—MassHousing’s Planning for Housing Production
Program8—that could help to support Reading’s efforts to implement the plan’s regulatory
strategies. The Program provides municipalities with funding for additional technical capacity
to implement recommendations of the housing production plan and deliver new mixed -
income housing.
Strategy 2: Explore Creation of a First-Time Homebuyer Program
AHTF funds can be used to support the programmatic and administration costs of
homeownership assistance programs, which assist low - to moderate-income households to
purchase a home. The programs can be designed in a variety of ways including the following
three examples:
1) Down Payment Assistance: Down payment assistance programs provide financial support
to assist with down payment and closing costs. This assistance is provided in the form of
deferred payment loans with recapture provisions. However, this type of program does not
create units that would count on the state’s Subsidized Housing Inventory because the
subsidy provided is modest and would not create a deed-restricted unit—therefore, Reading
would benefit from considering alternative models, as described below.
2) Purchase/Rehab Model: In this model, the sponsoring entity, such as the AHTF or a non-
profit organization, acquires property, rehabilitates it as necessary, and sells it to a qualified
buyer for an affordable price with a deed restriction to secure ongoing affordability. It is
important to determine an acceptable level of rehabilitation for the subject properties which
stays within the program’s budget and does not place unreasonable repair costs on the new
homebuyer. These units may be eligible for inclusion on the state’s Subsidized Housing
Inventory.
3) Subsidy Model: In this model, the sponsoring entity, such as the AHTF or a non -profit
organization, qualifies potential buyers, who then locate a market rate home to purchase
Commented [MA30]: Partial List of Potential
Funding Sources for Affordable Housing Trusts
Inclusionary Zoning payments, including 40R incentive
payments
Payments in lieu of providing affordable units
Voluntary developer payments
Proceeds from sales of surplus municipal or tax -
foreclosed properties
Private donations
Revenue from the lease of municipal land for cell
towers
Proceeds from resale of affordable units
Commented [NL31]: Has any of this changed?
Commented [MA32]: To confirm.
Commented [NL33]: Was this completed?
Commented [MA34R33]: To my knowledge we have not
used such to date but we should include it as a potential
strategy under Funding/Resources strategies!
Commented [MA35R33]: https://www.masshousing.co
m/en/programs-outreach/planning-programs/planning-
housing-
production#:~:text=MassHousing's%20Planning%20for%20
Housing%20Production,deliver%20new%20mixed%2Dincom
e%20housing.
Town of Reading Housing Production Plan, 2023 Renewal Page 68
with the help of a subsidy from the sponsoring entity which buys -down the cost of the
mortgage to an affordable price. A permanent deed restriction is then executed for the
property to secure ongoing affordability. It is critical to set program parameters, including
Town of Reading Housing Production Plan, 2023 Renewal Page 69
maximum subsidy per unit, maximum property acquisition cost, and minimum property
condition/rehabilitation needs with quality standards, at the start of the process to ensure
the sustainability of the program. These units may also be eligible for inclusion on the state’s
Subsidized Housing Inventory.
In all of these homeowner assistance models, the sponsoring entity must create a
transparent, fair, and affirmative process to market the program and select qualified buyers
to ensure compliance with federal Fair Housing laws and the Massachusetts Anti -
Discrimination Act.
For the units to count on the state’s Subsidized Housing Inventory, the program guidelines
and marketing plan must meet with the requirements of the D epartment of Housing and
Community Development (DHCD) under the state’s Local Action Unit program. Units must
have a permanent deed restriction, be affirmatively and fairly-marketed, and comply with
DHCD’s resident selection criteria.
Strategy 3: Seeking sources to create a local aging-in-place program.
To help low-income seniors afford to stay in their home as they age, it can be helpful to fund
small repairs and safety improvements including handicap accessibility improvements. The
town could fund such a program. There are many models. It will be important to design a
model program that has limited administrative needs, due to limited staff capacity.
As an example, the town of Agawam applied for $85,000 in federal Community Development
Funds to create the Agawam Aging in Place Program (AIP Program).13 The AIP Program would
provide grants up to $5,000 per qualified senior household to complete non -structural
modifications to increase the health and safety of the occupants. To be eligible, owner
occupants must be 65 years of age or older, meet HUD income guidelines for low/moderate-
income persons, and have home safety needs that fall under the purview of the program.
Funding per unit would vary from a few hundred dollars to the maximum $5,000 to support
improvements to the health and safety of participants’ homes allowing seniors to remain
living independently in their own homes. Specific improvements will include the installation
of grab bars, door levers, slip resistant stair treads, dead-bolts, peep holes, smoke and/or
carbon monoxide detectors, the cleaning of furnaces and chimneys or other similar work and
activities.
Strategy 4: Investigate opportunities to provide/increase Veteran’s Affairs
Supportive Housing vouchers.
Strategy 5: Build support for Community Preservation Act (CPA) adoption
Strategy 6: Maintain Housing Choice Initiative (HCI) designation for
future grant and funding opportunities.
Commented [NL36]: Reading to explore. Has any
framework been set up around this since the last plan?
Commented [MA37]: 13 Although Agawam did
not receive the award of federal funds in FY2018,
the city is applying again for FY2019.
Commented [MA38R37]: Will need an update or look
for a more recent example.
Town of Reading Housing Production Plan, 2023 Renewal Page 70
Strategy 7: Consider implementing Commercial Linkage Fees to help
support affordable housing needs.
Strategy 8: Develop strategy for locally-initiated development of
affordable housing.
Continue to catalogue, prioritize and target tax-foreclosed, foreclosed, and
surplus public properties with development potential
Tax-foreclosed, foreclosed, and underutilized surplus public properties can have negative
impacts on neighborhoods and municipal finance. These properties can be developed or
reused as affordable, mixed-income housing and/or mixed-use development and can
present opportunities for neighborhood improvement.
The Town has been tracking such properties and should continue to do so to identify
properties with development potential for town acquisition and/or or a cooperative
effort with non-profit partners.
In addition, the Town should adopt a tax title disposition plan or policy that lays out a
process for town officials, including the Treasurer, to work collaboratively to foster
development/reuse for affordable housing of appropriate properties. Property acquired
in tax title foreclosure can be disposed of under Chapter 60 by auction or under Chapter
30B when the tax title custodian transfers the property to another municipal agency
(including an Affordable Housing Trust). Such a property disposition through Chapter 30B
can specify that the property be developed within a time frame and for a specific
purpose, including affordable housing.11
Current Tax Title Inventory: As of October 2017, the town had three tax title properties
with existing single-family houses that could have potential for conversion to affordable
units (9 Swan Road, 179 Pearl Street, and Brook Street/Redfield Road).
Public Property: There are roughly 332 acres of state land including Camp Curtis Guild
(25 River Road) with 291 acres (part of which is under consideration for use as a new
DPW garage). The property will require further study to determine if there are
environmental constraints or contamination. State land also includes a property at 9
Causeway Road (lot 31-9) with 4.7 acres. In addition, the Town declared an
approximately 4.3-acre parcel on Oakland Road (near the High School) as surplus in
April2017. The Board of Selectmen will establish a fully public process to help determine
the future disposition of the land; many options for development or use of this parcel
are possible.
Strategy 9: Consider tax incentives for inclusion of deeply (i.e. 50% AMI)
affordable units.
Strategy 10: Plan for cases of emergency housing needs.
Commented [NL39]: Do the tax title properties become
owned by the Town?
Commented [NL40R39]: I have a list Julie sent me a
while back.
Commented [MA41]: 11 Source: CHAPA, Back
on the Roll in Massachusetts: A Report on
Strategies to Return Tax Title Properties to
Productive Use, 2000.
Town of Reading Housing Production Plan, 2023 Renewal Page 71
Town of Reading Housing Production Plan, 2023 Renewal Page 72
Town of Reading Housing Production Plan, 2023 Renewal Page 73
Leadership, Partnership & Education Strategies
Strategy 1: Foster partnership initiatives with landlords to upgrade
existing apartment complexes and convert to affordable apartments.
Reading has a significant stock of rental units in older, mid-size to larger rental complexes of
20+ units. About 40 percent (777) of rental units are in buildings with 20+ units.14 Of these
units, about 38 percent are in older buildings that were constructed prior to 1980.15
Community workshop participants supported upgrading older apartment complexes and
converting more market-rate rental units to affordable units that would count on the SHI.
The Town could work to foster and support private deals to upgrade and convert some of
these complexes to affordable apartments.
The Town could target local funds (e.g., AHTF) to work with private partners to purchase,
upgrade, and convert. The Town could release a Notice of Fund Availability (NOFA) or
Request for Proposals (RFP), in accordance with MGL c.30B, to seek proposals from private
developers or existing property owners to upgrade the complex and units in return for long-
term affordability restrictions.
In addition, the Town/AHTF could work collaboratively with property owners and non -profit
organizations to encourage use of the state’s new Donation Tax Credit for property
donations to non-profit organizations to convert existing buildings to affordable units. As
part of the Act Relative to Job Creation and Workforce Development (H.4569), the state
created the Donation Tax Credit that provides a credit against Massachusetts income tax
liability for property owners who donate existing housing properties or other structures for
the conversion of housing to qualified non-profits that commit to long-term affordability.
The credit is worth 50 percent of the donated value but may be increased to 65 percent by
DHCD. Perhaps in Reading this tax credit could help to encourage conversion of market -rate
apartment complexes to affordable units.
Strategy 2: Seek proposals from private developers or property owners to
upgrade developments or units in return for long-term affordability
restrictions.
Strategy 3: Maintain and continue to build Interested Buyers List
Strategy 4: Work in cooperation with community partners to promote
enhanced public understanding of housing needs and creation of
affordable housing opportunities
The Town, working with community partners, should expand community outreach and
education efforts by initiating a public awareness campaign to build and maintain support for
local affordable housing initiatives. Towards that end, the Metro North Regional Housin g
Services Office could help with this effort by clearly articulating the unmet local housing
needs, perhaps through creation of infographics to include in brochures, posters, and online.
Commented [MA42]: 14 2012-2016 ACS, B25032:
Tenure by Units in Structure.
Commented [MA43]: 15 2012-2016 ACS, B25127:
Tenure by Year Structure.
Commented [NL44]: Offering funds for LL's to do
upgrades and incentivize them somehow to keep the rent
affordable.
Town of Reading Housing Production Plan, 2023 Renewal Page 74
In addition, the Town could solicit the assistance of other organizations to help with this
effort, such as the Reading Clergy Associations or other groups invested in issues related to
affordable housing.
As part of this effort, the Town and Metro North Regional Housing Services Office could
consult a variety of publications exploring a variety of concerns and debunking myths related
to multifamily housing development and density. For example, the Massachusetts Housing
Toolbox may provide ideas to help gain support and address fears of new development,
specifically around affordable housing initiatives, including strategies for community
engagement and dispelling misperceptions: https://www.housingtoolbox.org/
There are multiple organizations working to create or preserve affordable housing and to
provide needed services in Reading and the region such as Habitat for Humanity and Mystic
Valley Elder Services. The Town has established strong dialogue with these organizations and
should continue to have regular dialogue with non-profit entities to promote the creation of
affordable housing opportunities, possibly in combination with fostering local initiative
projects, as described earlier in this section.
Strategy 5: Continue to support the work of the Metro North Regional
Housing Services Office
The Town of Reading is the host town for the Metro North Regional Housing Services Office
(MNRHSO). The MNRHSO includes the towns of Reading, North Reading, Wilmington,
Woburn and Saugus. The MNRHSO provides affordable housing support and information to
member communities and citizens looking to live in our region. Its primary task is
monitoring the more than 3,800 units in the five-member towns with the mission of
expanding low- and moderate-income housing options and ensuring that owners of
affordable properties are in compliance with their restrictions.
The MNRHSO maintains a website with useful information for current and future residents of
the member towns including housing opportunities, refinancing instructions, and current
inventory presentations. https://www.readingma.gov/regional-housing-services-office
Strategy 6: Continue public engagement and education on regional/local housing
needs.
By expanding community outreach and education practices the Town can better help residents
understand the regional housing need and how such impacts the local area. Initiating a public awareness
campaign to build and maintain support for local affordable housing initiatives, whether locally initiated or
private development, is recommended. By clearly articulating the unmet housing needs through
infographics, brochures, online information, etc. support can be built. Improved outreach practices to
vulnerable residents and geographies should be planned for and prepared. This may include specific
working group meetings, language translation services and
Opportunities to partner with local and regional organizations should also be sought to help. For example,
the Citizen’s Housing and Planning Association (CHAPA) programs the Municipal Engagement Initiative
Commented [NL45]: Are there any other local housing
developers/providers that we can also partner with?
Commented [MA46]: Mnrhso.org
Town of Reading Housing Production Plan, 2023 Renewal Page 75
(MEI) Lite Community Program to build support for affordable housing production across the State.
Commented [MA47]: https://www.chapa.org/about/pro
grams/municipal-engagement-initiative
Commented [MA48R47]: Are there other programs like
this Reading can explore?
Town of Reading Housing Production Plan, 2023 Renewal Page 76
Town of Reading Housing Production Plan, 2023 Renewal Page 77
Action Plan
The Reading Public Services Department, specifically the Planning Division, having
spearheaded this planning effort, will be the natural entity to oversee all a spects of its
implementation and to provide regular updates on progress to the Board of Selectmen and
Community Planning and Development Commission. The matrix below provides more
specific assignment of responsible entity, supporting entity, and timeframe to implement the
housing strategies.
Housing Strategies FY2018 FY2019 FY2020 FY2021 FY2022
Responsible Entity
Supporting Entities
Strategy 1: Encourage mixed-use development in the
Priority Development Areas by considering adoption of
various regulatory tools
CPDC
Town Meeting
Planning Division
Strategy 2: Adopt an Inclusionary Zoning bylaw CPDC
Town Meeting
Planning Division
Strategy 3: Amend the Zoning Bylaw to explicitly permit
congregate housing
CPDC
Town Meeting
Planning Division
Strategy 4: Provide necessary support for 40R,
40B/Comprehensive and Local Permit applications.
Planning Division Boards, Committees
& Commissions
Strategy 5: Seek opportunities for locally-initiated
development of affordable housing
BOS
RHA
Planning Division
Strategy 6: Strengthen the Affordable Housing Trust
Fund with additional sources of revenue and further
collaboration
BOS
Town Meeting
Town Manager
RHA
Strategy 7: Explore creation of a First-Time Homebuyer
Program
Planning Division Local banks
Strategy 8: Identify existing houses with potential for
conversion to congregate housing
Planning Division State
Strategy 9: Seek funding to create a local aging-in-place
program
Planning Division
Human Elder
Services Division
BOS
Council on Aging
Strategy 10: Foster partnership initiatives with
landlords to upgrade existing apartment complexes and
convert to affordable apartments
Planning Division
Town Manager
State
Strategy 11: Work in cooperation with community
partners to promote enhanced public understanding of
housing needs and promote creation of affordable
housing
Planning Division Community
Partners
Strategy 12: Continue to support the work of the Metro
North Regional Housing Services Office
Planning Division
Town Manager
Town Meeting
BOS
AHT = Affordable Housing Trust
CPDC = Community Planning
and Development Commission
BOS = Board of Selectmen
Commented [MA49]: To update.
Town of Reading Housing Production Plan, 2023 Renewal Page 78
Appendices
Housing Profile
READING HOUSING PRODUCTION 9/25/17
S u m m a r y o f H o u s i n g N e e d s & D e m a n d
POPULATION & HOUSEHOLDS (Census)
• As of the 2010 US Census, the population of Reading is 24,747,
an increase of 4.4% since 2000.
• In 2010, the largest age group of Reading’s population was 35-54
year olds (35% of total population).
• Between 2000-2010, population change by age groups was:
• 0-9 years old decreased by 4.8%
• 10-19 years old increased by 6.6%
• 20-24 years old increased by 26.9%
• 25-34 years old decreased by 8.9%
• 35-59 years old increased by 3.8%
• 60-74 increased by 17.1%
• 75+ increased by 12.6%
• As of the 2010 Census, 35.9% of Reading’s 9,305 households (a
household consists of all those occupying one housing unit), have
children under 18 years old, and 26.3% have persons age 65+.
• The median age increased from 39.1 years old in 2000 to 41.6
years old in 2010.
• Racial make-up is predominantly white, with 93.5% of the
population; 4.2% of the population is Asian; 1.5% of the
population is Hispanic or Latino.
• 9% of Reading’s total population and 37.2% of Reading’s
65+ population reports having one or more disabilities.
HOUSEHOLD INCOME & COST OF HOUSING
• In 2015, Reading’s median household income was $107,654; a
39.7% increase from 1999, and significantly more than the
Boston-Cambridge-Quincy Metro Area ($98,500) or the state
as a whole ($68,563). (ACS)
• An estimated 26.3% of Reading households have incomes at
or below 80% of AMI. (CHAS)
• 2.8% of Reading’s population is below the poverty line (annual
income below $24,600 for a household of 4), much lower than
Middlesex County (8.4%) and Massachusetts (11.6%). (ACS)
• The 2016 median price of single family homes in Reading was
$525,000. The 2016 median price of all homes, including condos,
was $479,600. After a dip in prices during the national recession in
the mid-2000’s, housing prices have been rising steadily since 2012
and are now the highest they have ever been. (Warren Group)
• Of the 7,405 of Reading households who own their homes, 29.4%
are cost-burdened (spending over 30% of their income on
housing), while 33.1% of Reading’s renters cost-burdened. 71%
of Reading’s low-income households are cost-burdened. (CHAS)
• A recent survey of available rentals on Trulia.com shows a
median rent in Reading of $2,100. The Census reports a median
gross rent in Reading of $1,282.
HOUSING SUPPLY (Census & ACS)
• The 2011-2015 ACS reports that of Reading’s 9,168 occupied
housing units, 78.2% are owner occupied and 21.8% renter
occupied.
• The number of owner-occupied units increased by 83 while the
number of rental units increased by 534 between 2000 and 2010.
• The Town’s housing stock remains primarily single-family at 74.8%
of total housing units. 7.5% of units are in two to four family
buildings, 7% of units in 5-19 unit buildings, and 10.6% of units in
multi-family buildings with 20 or more units.
AFFORDABILITY (DHCD Sales Price Calculator, Trulia.com, C HAS)
• 8.78% (841 units) of Reading’s total housing stock is counted as
affordable on the State’s Subsidized Housing Inventory (SHI), which
falls short of the State’s minimum affordability goal of 10%.
• A low-income 3-person household earning 80% of the Area Median
Income (AMI) could roughly afford a home that costs $262,000 or a
monthly rent of $1,760. There are 780 Reading households (8.4%)
who earn 80%-100% AMI and Trulia.com (as of September 2017)
shows that there are 2 homes (both small condos) for sale in Reading
under $300,000. There are 3 rental units at this rent.
• Reading’s 2016 median sale price of $525,000 requires an annual
income of approximately $140,918, over $33,000 higher than
Reading’s median household income of $107,654.
• Based on the median sale price, Reading’s ownership affordability
gap is $125,000 for median income households, and $263,000 for low
income households. Based on current median rents, Reading rentals
are out of reach for low-income households. In addition, there are not
very many rentals available.
AFFORDABLE HOUSING STOCK (DHCD SHI & CHAS)
• There are 841 units listed on the SHI, 91 ownership and 750 rental
units.
• Most (87) of the affordable ownership units were built through the
Local Initiative Program (LIP) – 34 units, or through Chapter 40R
permits as part of smart growth zoning districts – 53 units.
• Of the 750 rental units on the SHI, 325 are family units, 268 are age-
restricted, 71 are supportive housing units for people with
disabilities, and 86 are assisted living units.
• Only 109 of the family rental units are affordable to households
earning 80% or less of the AMI; the rest are market-rate units.
• Approximately 2,445 households (26.3% of total households) are
eligible for affordable housing, but there are only 570 housing units
in Reading restricted for households at or below 80% of AMI.
Reading, MA Housing Profile
Commented [NL50]: I will update this page later.
READING HOUSING PRODUCTION 9/25/17
Income Limits (2017)
PI ublished annually by Housing and Urban Development (HUD)
Sources:
2020 Federal Census (Census)
2015-2019 American Community Survey (ACS)
2015-2019 Comprehensive Housing Affordability Strategy (CHAS) Data
Massachusetts Association of Realtors
Metropolitan Area Planning Council (MAPC) Demographic Profiles
Zillow, Zillow.com
The Donahue Institute at University of Massachusetts
Key to Abbreviations:
AMI: Area Median Income set by the Federal Department of Housing and Urban Development
DHCD: MA Department of Housing and Community Development
Reading, MA Housing
Profile
READING HOUSING PRODUCTION 9/25/17
SHI: MA Subsidized Housing Inventory
Interagency Policy
Town of Reading Housing Production Plan, 2018 Renewal Page 57
INTERAGENCY AGREEMENT
Regarding Housing Opportunities for Families with Children
This Interagency Agreement (this "Agreement") is entered into as of the 17th day of
January, 2014 by and between the Commonwealth of Massachusetts, acting by and through its
Department of Housing and Community Development ("DHCD"), the Massachusetts Housing
Partnership Fund Board ("MHP"), the Massachusetts Housing Finance Agency (in its own right
and in its capacity as Project Administrator designated by DHCD under the Guidelines for
Housing Programs in Which Funding is Provided By Other Than a State Agency,
“MassHousing”), the Massachusetts Development Finance Agency (“MassDevelopment”) and
the Community Economic Development Assistance Corporation (“CEDAC”). DHCD, MHP,
MassHousing, MassDevelopment and CEDAC are each referred to herein as a “State Housing
Agency” and collectively as the “State Housing Agencies”.
Background
A. DHCD’s 2013 Analysis of Impediments to Fair Housing Choice (“AI”) includes
action steps to improve housing opportunities for families, including families with children, the
latter being a protected class pursuant to fair housing laws, including the federal Fair Housing
Act, as amended (42 U.S.C. §§ 3601 et seq.) and Massachusetts General Laws Chapter 151B.
In order to respond to development patterns in the Commonwealth that disparately impact and
limit housing options for families with children, such steps include requiring a diversity of
bedroom sizes in Affordable Production Developments that are not age-restricted and that are
funded, assisted or approved by the State Housing Agencies to ensure that families with
children are adequately served.
B. The State Housing Agencies have agreed to conduct their activities in accordance
with the action steps set forth in the AI.
C. This Agreement sets forth certain agreements and commitments among the State
Housing Agencies with respect to this effort.
Definitions
1) “Affordable” - For the purposes of this Agreement, the term “Affordable” shall
mean that the development will have units that meet the eligibility requirements for inclusion on
the Subsidized Housing Inventory (“SHI”).
2) “Production Development” - For purposes of this Agreement “Production
Development” is defined as new construction or adaptive reuse of a non-residential building and
shall include rehabilitation projects if the property has been vacant for two (2) or more years or if
the property has been condemned or made uninhabitable by fire or other casualty.
Formatted: Highlight
Agreements
NOW, THEREFORE, DHCD, MHP, MassHousing, MassDevelopment and CEDAC
agree as follows:
Bedroom Mix Policy
1) Consistent with the AI, it is the intention of the State Housing Agencies that at
least ten percent (10%) of the units in Affordable Production Developments funded, assisted or
approved by a State Housing Agency shall have three (3) or more bedrooms except as provided
herein. To the extent practicable, the three bedroom or larger units shall be distributed
proportionately among affordable and market rate units.
2) The Bedroom Mix Policy shall be applied by the State Housing Agency that
imposes the affordability restriction that complies with the requirements of the SHI.
3) The Bedroom Mix Policy shall not apply to Affordable Production Developments
for age-restricted housing, assisted living, supportive housing for individuals, single room
occupancy or other developments in which the policy is not appropriate for the intended
residents. In addition, the Bedroom Mix Policy shall not apply to a Production Development
where such units:
(i) are in a location where there is insufficient market demand for such units ,
as determined in the reasonable discretion of the applicable State
Housing Agency; or
(ii) will render a development infeasible, as determined in the reasonable
discretion of the applicable State Housing Agency.
4) Additionally, a State Housing Agency shall have the discretion to waive this
policy (a) for small projects that have less than ten (10) units and (b) in limited instances when,
in the applicable State Housing Agency’s judgment, specific factors applicable to a project and
considered in view of the regional need for family housing, make a waiver reasonable.
5) The Bedroom Mix Policy shall be applicable to all Production Developments
provided a Subsidy as defined under 760 CMR 56.02 or otherwise subsidized, financed and/or
overseen by a State Housing Agency under the M.G.L. Chapter 40B comprehensive permit
rules for which a Chapter 40B Project Eligibility letter is issued on or after March 1, 2014. The
policy shall be applicable to all other Affordable Production Developments funded, assisted, or
approved by a State Housing Agency on or after May 1, 2014.
Town of Reading
Town Manager Goals
Fidel Maltez –Town Manager
4/19/22
Goals
“There’s no telling what you
can do when you get
inspired by them. There’s no
telling what you can do
when you believe in them.
And there’s no telling what
will happen when you act
upon them.” —Jim Rohn
Reading 4/19/22 Select Board Meeting
slide 1
Aspirational
1. Earning the Trust of
Staff & the Community
2. Schools
3. Economic
Development
4. Infrastructure
2
31
Schools
Economic
Development
Earning the
Trust of
Staff & the
Community
Infrastructure
4
Reading 4/19/22 Select Board Meeting
slide 2
Aspirational
Earning the Trust of Staff & the Community
Build Strong Relationships with Community Partners -Clergy, Jewish Community, Non-
Profits/Volunteers, Business Community, RMLD
Enhance Communication/Transparency –Coffee Hour Events, Newsletter, New Website, Social
Media
Support Staff -Open Door Policy, Establish a Vision, Listen, Celebrate Small Wins, Recognize the
importance of Public Safety, Communicate with and Support Dr. Chatterjee
Continue Employee Attraction/Retention Efforts -Finalize Personnel Policies, Complete Pay and
Class Study, Identify What’s Working/Not Working
Lead Responsiveness and Accountability –Culture of Excellence in Delivering Public Services
Reading 4/19/22 Select Board Meeting
slide 3
Schools
Support School Department Initiatives. Participate in Sporting Events,
Celebrations, and Classrooms.
Continue Excellent Relationship with Superintendent and other School Staff.
Work Together to Complete MSBA Eligibility Period for Killam School.
Collaborate on Developing a Sustainable and Balanced Plan to Achieve Free
Full Day Kindergarten.
Reading 4/19/22 Select Board Meeting
slide 4
Economic Development
Support the Downtown and the “Re-Imagine Reading” efforts –BID, Bistro Table
Program, Downtown Parking, Downtown Lighting Demonstration project.
Downtown (40R) Smart Growth Zoning District –Next Steps for “Your Downtown”
Implementation of Local Rapid Recovery Planning (LRRP) –Next Steps
Complete Public Engagement Process for Oakland Road and Symonds Way
Encourage Managed Growth –Attracting Commercial/Industrial/Retail and Mixed-Use as
outlined in the Economic Development Action Plan (EDAP) and Residential Development
per the Housing Production Plan (HPP).
Revisit Camp Curtis Guild –Options to Explore? Potential for RMLD Battery?
Continue Planning Process for Eastern Gateway –Next Steps for “The Yard”
Next phase of Downtown Cultural Initiatives –Art Box program, Porchfest, Art Walk
Reading 4/19/22 Select Board Meeting
slide 5
Infrastructure
Complete the Auburn Water Tank and Pocket Park.
Complete Downtown Utility Improvements.
Execute Climate Law Initiatives -EV Chargers, Solar Panels in Municipal
and School Buildings
Increase Public Health Infrastructure; transition into Police Station
Continue to Pursue State and Federal Grants.
Hold Public Engagement Process for 10-year Capital Improvement Plan
ReCalc –Advance Recommendations
Birch Meadow Master Plan –Seek Funding For Improvements
Support RAAC Process and Execute Decisions
Reading 4/19/22 Select Board Meeting
slide 6
Thank You!
FIDEL MALTEZ
TOWN MANAGER
Reading 4/19/22 Select Board Meeting
slide 7
Office of the Town Manager 781-942-9043
16 Lowell Street townmanager@ci.reading.ma.us
Reading, MA 01867 www.readingma.gov/town-manager
To: Select Board
From: Fidel A. Maltez
CC: Personnel
Date: January 9, 2023
RE: Town Manager First Year Written Self-Assessment
As outlined in Section V of the Town Manager contract, I am submitting a written self-assessment
following my first year with the Town of Reading. This first year has been incredibly rewarding to me and
my family. Residents have welcomed us warmly and have allowed us to become members of this
wonderful community. Reading staff have been exceptional during this transition and I am grateful for
their trust and support. We have built tremendous momentum and I am excited about what the future
holds for our Town.
Accomplishments: (This is a short list and does not include everything achieved by our staff)
• Pay & Class Study: this study was funded by Town Meeting prior to my arrival. Our HR Director,
Sean Donahue, led the study with our consultant GOVHR, and reviewed all non-union
employees. The study included review of job descriptions, employee interviews, and meetings
to discuss its implementation. The first round of change was approved by Town Meeting in
November, and the second and final round have been incorporated into our FY2024 budget.
These changes will make our Town a more attractive employer, and most importantly will
adequately compensate our devoted employees. Long term, this will reduce turnover and will
increase employee morale.
• Personnel Policies Update: From my first Select Board meeting it was clear that this update was
a priority of the Select Board, having been last updated in 2009. Our HR Director and I met
weekly to review the updates. We also obtained a thorough review by Labor Counsel before
bringing the updates to the Select Board. The Select Board adopted the revised policies in
September 2022.
• ARPA Allocation Process: The Reading ARPA Advisory Committee did a great job this year. There
was a significant public outreach effort that should be a model for the future. Our staff was
tasked with executing the votes of RAAC and the Select Board, and this has been flawless. A
highlight was issuing premium pay to all employees before the holidays and issuing the payment
to the Reading Food Pantry. A final highlight is the increased services provided by our Pleasant
Street Center to our Seniors.
• Maillet, Sommes, Morgan Wetlands Area: This resource area has been a tremendous story this
year! This summer the Town was awarded a $2.1 million grant from the State, and just a few
days ago, we received the amazing news that we received a $2 million federal earmark for this
project. This means that this transformational project may be completed without the need of
Town Funds. This project will be completed in calendar year 2024.
• Grants & Earmarks: Our team has done a phenomenal job applying for grants and earmarks. In
fact, the Town has obtained close to $5.8 million in grants and earmarks in the past 12 months.
We are awaiting a decision on a major grant to improve walkability and traffic on Oakland Road
through MassDOT’s Safe Routes to School program. Additionally, we are preparing a grant
application for MassWorks to complete infrastructure projects on Haven Street.
• Killam School Building Process: The Town received notification that the Killam School had been
accepted into the MSBA process in March 2022. There were many critical milestones in the
process, including a vote of Town Meeting to fund the Feasibility Study. The Town worked
collaboratively with the School Department to ensure all deadlines were met. In addition, there
was a lot of preparation to the Town Meeting vote, including tours of the building and public
meetings. All milestones have been met and the Town will be allowed to the next phase of the
MSBA process.
• Killam School Building Process: The Town received notification that the Killam School had been
accepted into the MSBA process in March 2022. There were many critical milestones in the
process, including a vote of Town Meeting to fund the Feasibility Study. The Town worked
collaboratively with the School Department to ensure all deadlines were met. In addition, there
was a lot of preparation to the Town Meeting vote, including tours of the building and public
meetings. All milestones have been met and the Town will be allowed to the next phase of the
MSBA process.
• New Website and Social Media Presence: I am excited to report that we will be receiving the
“Website of the Year” award from the MMA at this year’s annual conference in late January. Our
new website has greatly improved how we communicate with our residents. We have also
expanded our social media presence, press releases, and publicity events such as ribbon cuttings
and press conferences.
• General Operation of the Town: Most importantly, the Town has not seen an impact in services
during this leadership transition. This is due to our dedicated employees who provide great
services to our residents. In addition, this year we were able to hold several community events
that were paused by the COVID-19 pandemic. These events included the tree lighting, several
beer gardens on the common, among others. These events are critical as we rebuild a sense of
community, following a tragic pandemic.
Challenges:
• Service Interruption from Solid Waste Contractor: One of the biggest challenges this year was
the service interruption caused by the transition from JRM to Republic Services. Some of our
residents had no trash pick-up for almost three weeks. Luckily, our staff was able to jump in to fix
the situation. We also had many calls and meetings with Republic Services to restore services.
Finally, we coordinated with our neighboring communities and the Attorney General’s office to
increase pressure on Republic Services. Service has been restored with only routine complaints
coming to our Public Works Department.
• Future Cost of Solid Waste Contract: Our staff sought quotes from five solid waste contractors in
case Republic Services couldn’t restore service. The results were shocking: quotes ranged from
$800,000 to $1,000,000 above our current contract. Our current contract is up in 2026; hopefully
market corrections lower prices as we near the termination.
• First Amendment Auditors: This year we received three visits from first amendment auditors in
Town Hall. We also received countless calls and emails from similar entities. Every visit and call
bring a lot of unnecessary stress to our employees.
• Staff Turn-Over: Turn over and difficulty in hiring is affecting a lot of industries, and our Town is
not immune to this trend. This past year, we have lost a lot of tenure and expertise due to
departures or retirements. We will continue hiring aggressively, and the changes implemented as
part of our pay & class study will give us competitive advantage in the future.
Opportunities:
• Roll-Out of Trash and Recycling Barrels: Over the next few months, we will seek to communicate
with Town Meeting members, the Select Board, and our residents on the benefits of standardized
trash and recycling barrels. Many communities around us have successfully rolled out town-issued
trash and recycling barrels. These barrels decrease litter in our streets, reduce rodents and allow
haulers to automate pick-up. Automated pick-up will help us when we seek a new contract.
• Symonds Way Exploratory Committee: SWEC will be an exciting opportunity for the Town to
engage in community outreach for what should be on this property. This property is an asset of
the Town and could provide tremendous benefit for our community.
• Affordable Housing Trust Board: November Town Meeting approved the creation of a new
Affordable Housing Trust to oversee the expenditures in this fund. This Board could have a great
impact on our community. One potential project to take on is affordable housing for seniors and
families on the vacant Town-Owned property on Oakland Road.
• MBTA Communities Compliance: Our Director of Community Development will submit a first plan
to reach compliance with the MBTA Communities Legislation. The legislation requires that the
Town adopt any zoning changes by December 31, 2024. Reaching compliance will be a huge
priority over the next 12 months for our planning staff and CPDC.
Conclusion:
In conclusion, this has been an exciting year with a lot of accomplishments, but also a lot of
challenges. The Town of Reading also has significant opportunities to pursue in this coming year. I
look forward to working with the Select Board on achieving our goals for this coming year.
Fidel Maltez
TOWN OF READING
Town Manager Evaluation
FY 2023
Select Board Member: ________________________
Date: ________ (Deadline: January 24, 2023)
1
Town Manager’s FY’2023 Goals
Provide comments for each goal. (Refer to appendix)
Area /
Goal(s) Description
Comments
Community Earning the Trust of Staff & the Community
Community
Goal
Comments:
2
Provide comments for each goal. (Refer to appendix)
Area /
Goal(s) Description
Comments
Schools Support School Department
Schools
Goal
Comments:
3
Provide comments for each goal. (Refer to appendix)
Area / Goal(s) Description
Comments
Economic
Development
Economic Development Work in Reading
Economic
Development
Goal
Comments:
4
Provide comments for each goal. (Refer to appendix)
Area / Goal(s) Description
Comments
Infrastructure Infrastructure Work in Reading
Infrastructure
Goal
Comments:
5
Town Manager’s Performance Rating for Standard I: Leadership and Professional Culture
Ratings are from 1 (Exemplary) to 5 (Unsatisfactory).
Check one box for each indicator and circle the overall standard rating. 1 2 3 4 5 I-A. Leadership: Demonstrates strong leadership practices in the exercise of executive functions and personnel management.
I-B. Communication: Demonstrates strong interpersonal, written, and verbal communication skills.
I-C. Commitment to High Standards: Fosters a shared commitment to high standards of public service delivery by staff, professional
interaction with the public, and professional development, with high expectations for achievement for all.
I-D. Assessment: Ensures that all department and division heads use a variety of formal and informal methods and assessments to measure
employee growth and understanding and make necessary adjustments to their practice when employees are not performing.
I-E. Evaluation: Ensures effective and timely supervision and evaluation of all staff in alignment with town policies, state regulations and
contract provisions.
I-F. Managing Conflict: Employs strategies for responding to disagreement and dissent, constructively resolving conflict and building
consensus throughout all Town departments.
Overall Rating for Standard I
(Circle one.) The Town Manager demonstrates strong leadership and promotes a strong professional culture.
1 2 3 4 5
Comments and analysis (recommended for all ratings; required for any rating of 4 or 5):
6
Town Manager’s Performance Rating for Standard II: Management and Operations
Ratings are from 1 (Exemplary) to 5 (Unsatisfactory).
Check one box for each indicator and circle the overall standard rating. 1 2 3 4 5 II-A. Environment: Develops and executes effective plans, procedures, routines, and operational systems to address a full range of financial,
safety, health, and social needs.
II-B. Human Resources Management and Development: Implements a cohesive approach to recruiting, hiring, development, and career
growth that promotes high-quality and effective organization.
II-C. Scheduling and Management Information Systems: Uses appropriate systems to ensure optimal use of data and time for staff
productivity and collaboration, while minimizing staff disruption and distraction.
II-D. Law, Ethics, and Policies: Understands and complies with state and federal laws and mandates, Select Board policies, collective
bargaining agreements, and ethical guidelines.
II-E. Fiscal Systems: Develops a budget that supports the Town’s vision, mission, and goals; allocates and manages expenditures to
balance goals vs. available resources.
Overall Rating for Standard II
(Circle one.) The Town Manager uses resources to implement appropriate staff operations and facility management.
1 2 3 4 5
Comments and analysis (recommended for all ratings; required for any rating of 4 or 5):
7
Town Manager’s Performance Rating for Standard III: Community Engagement
Ratings are from 1 (Exemplary) to 5 (Unsatisfactory).
Check one box for each indicator and circle the overall standard rating. 1 2 3 4 5 III-A. Sharing Responsibility: Collaborates with citizens and community stakeholders to formulate and support the Town’s goals.
III-B. Communication: Engages in regular, two-way, proficient communication with citizens and community stakeholders about Town
government performance.
III-C. Community Concerns: Addresses community problems and concerns in an equitable, effective, and efficient manner.
Overall Rating for Standard III
(Circle one.)
The Town Manager forms effective partnerships among town employees, citizens , community organizations, and other
stakeholders that address citizen concerns and build support for the mission of Town.
1 2 3 4 5
Comments and analysis (recommended for all ratings; required for any rating of 4 or 5):
8
General/Overall Comments/Feedback:
Suggestions/Ideas for the Future:
Town Manager Comments on Review:
FY24 Budget Summary
SELECT BOARD DECEMBER 13, 2022
FY24 General Fund Budget
Revenues $119.2 million + 4.0% (includes $3.28 mil. Free Cash)
Accommodated Costs $ 43.5 million +3.8%
Operating Budgets $ 75.6 million +3.75% (63.4% School and 36.6% Town)
School Operating $ 48.2 million +4.33%
Town Operating $ 27.7 million +4.00%
Total Budgets
School Total $ 54.1 million +4.5%
Town Total $ 33.6 million +4.4% (balanced budgets for Town DH)
FY24 Budget Summary
Next Steps
Town Manager will send Select Board overview to solicit input
Schedule FY24 budget review agenda item at SB meeting (1/10/23)
January 31, 2023 –School Committee to deliver FY24 budget to Town Manager
(Charter requirement)
Town Manager to send FINCOM balanced FY24 budget late February 2023
(Charter requirement)
Town Manager meets with FINCOM March 2023 and prepares April 2023 Annual Town
Meeting budget presentations
FY24 Enterprise Fund Budget Summary
Next Steps
Schedule Water/Sewer rates preview agenda item at SB meeting (1/24/23)
Discuss remaining uncertainty (MWRA charges; other)
Discuss use of reserves to offset increases
Discuss potentially switching to Tiered Water and Sewer Rates
Schedule Water/Sewer/Storm Water Rates Public Hearing -Town Manager
May 17,2022; June 1, 2021; June 3, 2020; March 12, 2019; March 13, 2018; March 7, 2017;
March 22, 2016; March 24, 2015
FY24 Budget Summary
Questions?
SELECT BOARD DECEMBER 13, 2022
FY24 Spending Scorecard
Line Category
FY23 Budget
revised
%
Grand
Total
FY24 Budget
Town
Manager
FY24 Budget
Finance
Committee
FINCOM
votes
%
chng
%
Grand
Total
B99 Benefits $19,837,500 15.1%$20,682,688 $20,682,688 4.3%15.2%
C99 Capital $2,886,000 2.2%$2,963,000 $2,963,000 2.7%2.2%
D99 Debt service $5,983,550 4.5%$6,066,806 $6,066,806 1.4%4.5%
E99 Education - Vocational $870,000 0.7%$904,800 $904,800 4.0%0.7%
F99 Finance Committee Reserves $200,000 0.2%$200,000 $200,000 0.0%0.1%
Total Shared Costs $ 29,777,050 22.6% $ 30,817,294 $ 30,817,294 3.5%22.7%
G91 Administrative Svcs wages $1,651,475 1.3%$1,664,175 $1,664,175 0.8%1.2%
G92 Administrative Svcs expenses $2,015,600 1.5%$2,102,460 $2,102,460 4.3%1.5%
H91 Public Services wages $1,497,150 1.1%$1,429,100 $1,429,100 -4.5%1.1%
H92 Public Services expenses $260,500 0.2%$302,000 $302,000 15.9%0.2%
I91 Finance wages $887,050 0.7%$931,750 $931,750 5.0%0.7%
I92 Finance expenses $155,650 0.1%$159,150 $159,150 2.2%0.1%
J91 Public Safety wages $12,759,675 9.7%$13,307,475 $13,307,475 4.3%9.8%
J92 Public Safety expenses $703,250 0.5%$728,151 $728,151 3.5%0.5%
K91 Public Works wages $3,019,925 2.3%$3,106,600 $3,106,600 2.9%2.3%
K92 Public Works expenses $907,200 0.7%$950,700 $950,700 4.8%0.7%
K93 Public Works Snow & Ice $675,000 0.5%$675,000 $675,000 0.0%0.5%
K94 Public Works Street Lights $130,000 0.1%$135,000 $135,000 3.8%0.1%
K95 Public Works Rubbish $1,975,000 1.5%$2,034,250 $2,034,250 3.0%1.5%
L91 Library wages $1,619,850 1.2%$1,698,150 $1,698,150 4.8%1.2%
L92 Library expenses $399,450 0.3%$406,875 $406,875 1.9%0.3%
M91 Core Facilities $3,283,600 2.5%$3,633,780 $3,633,780 10.7%2.7%
M92 Town Buildings $376,550 0.3%$369,650 $369,650 -1.8%0.3%
Total Municipal Gov't $ 32,316,925 24.6% $ 33,634,266 $ 33,634,266 4.1%24.8%
U99 School Department $51,783,363 39.4%$54,006,623 $54,006,623 4.3%39.7%
VOTED GENERAL FUND $ 113,877,338 86.5% $ 118,458,183 $ 118,458,183 4.0%
State Assessments 780,054$ 0.6%799,555$ $799,555 2.5%0.6%
TOTAL $ 114,657,392 87.1% $ 119,257,738 $ 119,257,738 4.0%
W99 Water Enterprise Fund $8,151,447 6.2%$7,973,000 $7,973,000 -2.2%5.9%
X99 Sewer Enterprise Fund $7,332,050 5.6%$7,508,425 $7,508,425 2.4%5.5%
Y99 Storm Water Enterprise Fund $782,325 0.6%$470,325 $470,325 -39.9%0.3%
Z99 PEG Access Enterprise Fund $625,250 0.5%$622,000 $622,000 -0.5%0.5%
ZZ9 Landfill Enterprise Fund $37,000 0.0%$37,000 $37,000 0.0%0.0%
TOTAL ENTERPRISE FUNDS $16,928,072 12.9%$16,610,750 $16,610,750 -1.9%12.2%
GRAND TOTAL VOTED 130,805,410$ 99.4%135,068,933$ 135,068,933$ 3.3%99.4%
3.20%3.85%4.00%3.00%3.00%
Town of Reading
Budget Summary One Yr One Yr One Yr One Yr One Yr
1/4/23 6:36 PM Final Chng Projected Chng Projected Chng Projected Chng Projected Chng
No.FY22 FY22 FY23 FY23 FY24 FY24 FY25 FY25 FY26 FY26Revenues
A1 Total Property Taxes 81,570,163 4.5%84,397,951 3.5%87,348,419 3.5%89,158,564 2.1%91,150,836 2.2%
A2 Total Other Local Revenues 6,995,000 -2.6%7,790,000 11.4%8,775,000 12.6%9,480,000 8.0%9,970,000 5.2%
A3 Total Intergov't Revenues 14,777,471 1.6%15,165,883 2.6%15,545,030 2.5%15,933,656 2.5%16,331,997 2.5%
A4 Total Transfers & Available 3,882,684 -3.4%4,178,657 7.6%4,309,289 3.1%4,332,480 0.5%4,394,635 1.4%
A98 Revs before Free Cash 107,225,318$ 3.28%111,532,491$ 4.02%115,977,738$ 3.99%118,904,700$ 2.52%121,847,468$ 2.47%
A5 Free Cash 2,640,052 26.8%2,539,000 -3.8%2,580,000 1.6%2,750,000 6.6%2,850,000 3.6%
A6 Extra for Capital 760,000 0.0%686,000 -9.7%700,000 2.0%750,000 7.1%0 -100%
A99 Net Available Revenues 110,625,370$ 4.46%114,757,491$ 3.74%119,257,738$ 3.92%122,404,700$ 2.64%124,697,468$ 1.87%Accommodated Costs
B Benefits 19,088,534 3.6%19,837,500 3.9%20,682,688 4.3%21,762,666 5.2%22,917,330 5.3%
C Capital 3,955,000 71.6%3,086,000 -22.0%2,963,000 -4.0%3,009,500 1.6%2,994,000 -0.5%
Debt (inside levy)1,963,844 -8.5%3,250,958 65.5%3,380,694 4.0%3,538,338 4.7%2,958,275 -16.4%
D Debt (excluded)2,792,043 -2.0%2,727,408 -2.3%2,686,112 -1.5%1,279,700 -52.4%0 -100.0%
E Energy 2,010,550 0.5%2,035,000 1.2%2,290,500 12.6%2,561,218 11.8%2,657,939 3.8%
F Financial 1,010,000 -1.9%1,092,000 8.1%1,132,000 3.7%1,157,000 2.2%1,182,000 2.2%
G Education - Out of district 5,446,250 2.3%5,580,000 2.5%5,803,200 4.0%6,035,328 4.0%6,276,741 4.0%
H Education - Vocational 788,000 43.3%870,000 10.4%904,800 4.0%1,140,992 26.1%1,186,632 4.0%
J Miscellaneous 3,340,650 -5.6%3,430,054 2.7%3,508,805 2.3%3,589,822 2.3%3,698,169 3.0%
K Community Priorities 150,000 0.0%0 0.0%150,000 0.0%150,000 0.0%150,000 0.0%
L1 Accommodated Costs 40,544,871$ 3.72%41,908,920$ 3.36%43,501,799$ 3.80%44,224,564$ 1.66%44,021,086$ -0.46%
L2 Net Accommodated Costs 40,544,871$ 3.72%41,908,920$ 3.36%43,501,799$ 3.80%44,224,564$ 1.66%44,021,086$ -0.46%
9,229$ 3,022$ 1,610$ 2,500$ Operating Costs
OC1 Municipal Gov't Operating 23,888,374 3.20%25,262,939 3.85%26,457,537 4.00%27,251,263 3.00%28,069,931 3.00%
adjustments 438,000 177,000 1,097
adjustments (EF+RF)1,150,727 3.20%1,196,040 3.94%1,243,882 4.00%1,281,199 3.00%1,319,635 3.00%
TOTAL Muni Govt OPER 25,477,101 5.01%26,635,979 4.55%27,701,419 4.00%28,533,558 3.00%29,389,565 3.00%
OC2 School Operating 44,249,748 3.20%45,953,363 3.85%48,051,498 4.00%49,493,042 3.00%51,134,317 3.00%
adjustments 250,000 151,925 150,000
TOTAL School OPER 44,249,748 3.20%46,203,363 4.41%48,051,498 4.00%49,644,968 3.32%51,284,317 3.30%
OC4 Operating Budgets 69,726,849$ 3.85%72,839,343$ 4.46%75,752,916$ 4.00%78,178,526$ 3.20%80,673,882$ 3.19%
Municipal Gov't Operating 36.5%36.6%36.6%36.5%36.4%
School Operating 63.5%63.4%63.4%63.5%63.6%
TOTAL SPENDING 110,271,719$ 3.80%114,748,263$ 4.06%119,254,715$ 3.93%122,403,090$ 2.64%124,694,968$ 1.87%`
Muni Govt OPER 25,477,101$ 5.01%26,635,979$ 4.55%27,701,419$ 4.00%28,533,558$ 3.00%29,389,565$ 3.00%
Muni Govt ACCOM 5,401,050$ -2.41%5,577,000$ 3.26%5,931,750$ 6.36%6,288,495$ 6.01%6,498,075$ 3.33%
Muni Govt TOTAL 30,878,151$ 3.63%32,212,979$ 4.32%33,633,169$ 4.41%34,822,053$ 3.53%35,887,640$ 3.06%
School OPER 44,249,748$ 3.20%46,203,363$ 4.41%48,051,498$ 4.00%49,644,968$ 3.32%51,284,317$ 3.30%
School ACCOM 5,446,250$ 2.28%5,580,000$ 2.46%5,803,200$ 4.00%6,035,328$ 4.00%6,276,741$ 4.00%
School TOTAL 49,695,998$ 3.10%51,783,363$ 4.20%53,854,698$ 4.00%55,680,296$ 3.39%57,561,058$ 3.38%
A Town of Reading One Yr One Yr One Yr One Yr One Yr
Revenues - Details Projected Chng Projected Chng Projected Chng Projected Chng Projected Chng
No.1/4/23 6:36 PM FY22 FY22 FY23 FY23 FY24 FY24 FY25 FY25 FY26 FY26
Property Taxes
Tax levy (within levy limit)77,955,852 3.9%81,558,766 4.6%84,536,301 3.7%87,623,459 3.7%90,941,545 3.8%
New Growth 1,613,676$ 66.8%915,674$ -43.3%950,000 3.7%1,100,000 15.8%1,075,000 -2.3%
Tax levy (debt exclusion)2,784,925 -2.2%2,727,408 -2.1%2,686,112 -1.5%1,279,700 -52.4%- -100.0%
Abatements and exemptions (784,290)4.7%(803,897)2.5%(823,995)2.5%(844,595)2.5%(865,709)2.5%
A1 Total Property Taxes 81,570,163 4.5%84,397,951 3.5%87,348,419 3.5%89,158,564 2.1%91,150,836 2.2%
Other Local Revenues
Motor Vehicle Excise 3,750,000 1.4%3,945,000$ 5.2%4,180,000 6.0%4,480,000 7.2%4,675,000 4.4%
Meals Tax 365,000 46.0%440,000$ 20.5%515,000 17.0%560,000 8.7%585,000 4.5%
Penalties/interest on taxes 200,000 25.0%270,000$ 35.0%325,000 20.4%355,000 9.2%380,000 7.0%
Payments in lieu of taxes 375,000 -2.6%400,000$ 6.7%435,000 8.7%465,000 6.9%475,000 2.2%
Charges for services 1,870,000 -6.5%2,125,000$ 13.6%2,300,000 8.2%2,475,000 7.6%2,650,000 7.1%
Licenses & permits 125,000 -10.7%165,000$ 32.0%180,000 9.1%195,000 8.3%215,000 10.3%
Fines 30,000 -60.0%80,000$ 166.7%100,000 25.0%110,000 10.0%125,000 13.6%
Interest Earnings 200,000 -46.7%235,000$ 17.5%585,000 148.9%675,000 15.4%700,000 3.7%
Medicaid Reimbursement 80,000 -20.0%130,000$ 62.5%155,000 19.2%165,000 6.5%165,000 0.0%
A2 Total Other Local Revenues 6,995,000 -2.6%7,790,000 11.4%8,775,000 12.6%9,480,000 8.0%9,970,000 5.2%
Intergovernmental Revenue
State Aid 14,777,471$ 1.6%15,165,883 2.6%15,545,030 2.5%15,933,656 2.5%16,331,997 2.5%
A3 Total Intergov't Revenues 14,777,471 1.6%15,165,883 2.6%15,545,030 2.5%15,933,656 2.5%16,331,997 2.5%
Operating Transfers and Available Funds
Cemetery sale of lots 25,000 0.0%25,000 0.0%25,000 0.0%25,000 0.0%25,000 0.0%
RMLD payment 2,300,000 -6.8%2,527,442 9.9%2,587,000 2.4%2,575,000 -0.5%2,600,000 1.0%
Enterprise Fund Support 1,150,727 3.2%1,196,040 3.9%1,243,882 4.0%1,281,199 3.0%1,319,635 3.0%
School Revolving Funds 100,000 100%100,000 0.0%100,000 0.0%100,000 0.0%100,000 0.0%
Premiums Reserve for Debt 6,957 -20%5,175 -26%3,407 -34%1,281 -62%0 -100%
Overlay surplus 300,000 -14.3%325,000 8.3%350,000 7.7%350,000 0.0%350,000 0.0%
A4 Total Transfers & Available 3,882,684 -3.4%4,178,657 7.6%4,309,289 3.1%4,332,480 0.5%4,394,635 1.4%
OPERATING REVENUES 107,225,318 3.28%111,532,491 4.02%115,977,738 3.99%118,904,700 2.52%121,847,468 2.47%
A5 Free Cash 3,400,052 63.3%3,225,000 -5.1%3,280,000 1.7%3,350,000 2.1%2,600,000 -22.4%
TOTAL REVENUES 110,625,370 4.46%114,757,491 3.74%119,257,738 3.92%122,254,700 2.51%124,447,468 1.79%
Town of Reading
Acc. Costs - Summary One Yr One Yr One Yr One Yr One Yr
1/4/23 6:36 PM Projected Chng Projected Chng Projected Chng Projected Chng Projected Chng
No.FY22 FY22 FY23 FY23 FY24 FY24 FY25 FY25 FY26 FY26
B Benefits 19,088,534 3.6%19,837,500 3.9%20,682,688 4.3%21,762,666 5.2%22,917,330 5.3%
C Capital 3,955,000 3,086,000 2,963,000 3,009,500 2,994,000
Debt (inside levy)1,963,844 33.0%3,250,958 7.1%3,380,694 0.1%3,538,338 3.2%2,958,275 -9.1%
D Debt (excluded)2,791,882 2,727,408 2,686,112 1,279,700 -
E Energy 2,010,550 0.5%2,035,000 1.2%2,290,500 12.6%2,561,218 11.8%2,657,939 3.8%
F Financial 1,010,000 -1.9%1,092,000 8.1%1,132,000 3.7%1,157,000 2.2%1,182,000 2.2%
G Education - Out of district 5,446,250 2.3%5,580,000 2.5%5,803,200 4.0%6,035,328 4.0%6,276,741 4.0%
H Education - Vocational 788,000 43.3%870,000 10.4%904,800 4.0%1,140,992 26.1%1,186,632 4.0%
J Miscellaneous 3,340,650 -5.6%3,430,054 2.7%3,508,805 2.3%3,589,822 2.3%3,698,169 3.0%
K Community Priorities 150,000$ 150,000$ 150,000$ 150,000$
TOTAL Accomm. COSTS 40,544,710$ 3.7%41,908,920$ 3.4%43,501,799$ 3.8%44,224,564$ 1.7%44,021,086$ -0.5%
Town of Reading One Yr One Yr One Yr One Yr One Yr
Acc. Costs - Details Projected Chng Projected Chng Projected Chng Projected Chng Projected Chng
B FY22 FY22 FY23 FY23 FY24 FY24 FY25 FY25 FY26 FY26
B1 Contributory Retirement 5,568,534 6.5%5,785,500$ 3.9%6,140,000 6.1%6,539,100 6.5%6,964,142 6.5%
B3 OBRA fees & OPEB study 40,000 0.0%40,000$ 0.0%40,000 0.0%40,000 0.0%40,000 0.0%
B4 OPEB contribution 100,000 0%500,000$ 400.0%500,000 0.0%500,000 0.0%500,000 0.0%
B5 Workers Compensation 375,000 6.5%385,000$ 2.7%390,000 1.3%400,000 2.6%405,000 1.3%
B6 Unemployment Benefits 75,000 -21.1%75,000$ 0.0%75,000 0.0%80,000 6.7%85,000 6.3%
B7 Group Health / Life Ins.11,800,000 2.7%11,922,000$ 1.0%12,397,688 4.0%13,048,566 5.3%13,753,189 5.4%
B8 Medicare / Social Security 1,000,000 1.3%1,000,000$ 0.0%1,005,000 0.5%1,015,000 1.0%1,025,000 1.0%
B9 Police / Fire Indemnification 130,000 1.6%130,000$ 0.0%135,000 3.8%140,000 3.7%145,000 3.6%
B99 Acc. Costs - Benefits 19,088,534$ 3.6%19,837,500$ 3.9%20,682,688$ 4.3%21,762,666$ 5.2%22,917,330$ 5.3%
C99 Acc. Costs - Capital 3,955,000$ 71.6%3,086,000$ -22.0%2,963,000$ -4.0%3,009,500$ 1.6%2,994,000$ -0.5%
D1 Debt Service - Principal 4,085,000 -1.7%4,919,000 20.4%5,220,000 6.1%3,900,000 -25.3%2,200,000 -43.6%
D2 Debt Service - Interest 670,726 -19.2%1,059,366 57.9%846,806 -20.1%918,038 8.4%758,275 -17.4%
D3 Excluded debt (2,791,882) -2.0%(2,727,408) -2.3%(2,686,112) -1.5%(1,279,700) -52.4%- -100.0%
Total Included Debt 1,963,844$ -8.1%3,250,958$ 65.5%3,380,694$ 4.0%3,538,338$ 4.7%2,958,275$ -16.4%
Premiums for general fund -$ -100%-$ #DIV/0!-$ #DIV/0!-$ #DIV/0!-$ #DIV/0!
D99 Acc. Costs -Debt 4,755,726$ -4.8%5,978,366$ 25.7%6,066,806$ 1.5%4,818,038$ -20.6%2,958,275$ -38.6%
E1 Street Lighting (DPW)150,000 3.4%130,000$ -13.3%135,000 3.8%140,000 3.7%145,000 3.6%
E2 Electricty (FacCORE)873,000 -0.2%890,000$ 1.9%1,080,000 21.3%1,112,400 3.0%1,156,896 4.0%
E3 Natl Gas (FacCORE)635,000 0.0%650,000$ 2.4%676,000 4.0%899,080 33.0%935,043 4.0%
E4 Water/Sewer (FacCORE)187,550 4.2%200,000$ 6.6%209,500 4.8%214,738 2.5%221,000 2.9%
E6 Fuel - vehicles (DPW)165,000 0.0%165,000$ 0.0%190,000 15.2%195,000 2.6%200,000 2.6%
E99 Acc. Costs - Energy 2,010,550$ 0.5%2,035,000$ 1.2%2,290,500$ 12.6%2,561,218$ 11.8%2,657,939$ 3.8%
F1 Casualty Ins (AD SVC)660,000 17.9%767,000$ 16.2%787,000 2.6%807,000 2.5%827,000 2.5%
F2 Vet's Assistance (PUB SVC)150,000 -11.8%125,000$ -16.7%145,000$ 16.0%150,000$ 3.4%155,000$ 3.3%
F3 FINCOM Reserve Fund 200,000 -33.3%200,000$ 0.0%200,000 0.0%200,000 0.0%200,000 0.0%
F99 Acc. Costs - Financial 1,010,000$ -1.9%1,092,000$ 8.1%1,132,000$ 3.7%1,157,000$ 2.2%1,182,000$ 2.2%
G1 SPED transp OOD (Sch)1,391,250 5.0%1,035,000$ -25.6%1,076,400 4.0%1,119,456 4.0%1,164,234 4.0%
G2a SPED tuition OOD (Sch)5,355,000 5.0%5,575,000$ 4.1%5,798,000 4.0%6,029,920 4.0%6,271,117 4.0%
G2b SPED contingency 470,000$ 100.0%488,800 4.0%508,352 4.0%528,686 4.0%
G3 SPED offsets OOD (Sch)(1,300,000)18.2%(1,500,000)$ 15.4%(1,560,000)4.0%(1,622,400)4.0%(1,687,296)4.0%
G99 Acc. Costs - OOD SPED 5,446,250$ 2.3%5,580,000$ 2.5%5,803,200$ 4.0%6,035,328$ 4.0%6,276,741$ 4.0%
H1 Voc School - NERMVS 572,000 25.7%640,000$ 11.9%665,600 4.0%892,224 34.0%927,913 4.0%
H2 Voc School - Minute Man 46,000 31.4%50,000$ 8.7%52,000 4.0%54,080 4.0%56,243 4.0%
Voc School - Essex North 170,000 183.3%180,000$ 5.9%187,200 4.0%194,688 4.0%202,476 4.0%
H99 Acc. Costs - Vocational 788,000$ 43.3%870,000$ 10.4%904,800$ 4.0%1,140,992$ 26.1%1,186,632$ 4.0%
J1 Rubbish (DPW)1,905,500 3.0%1,975,000$ 3.6%2,034,250 3.0%2,095,278 3.0%2,158,136 3.0%
J2 Snow and Ice Control (DPW)675,000 0.0%675,000$ 0.0%675,000 0.0%675,000 0.0%700,000 3.7%
J3 State Assessments 760,150 3.4%780,054$ 2.6%799,555 2.5%819,544 2.5%840,033 2.5%
Cemetery (DPW)
J99 Acc. Costs - Misc.3,340,650$ -5.6%3,430,054$ 2.7%3,508,805$ 2.3%3,589,822$ 2.3%3,698,169$ 3.0%
2023
DRAFT - SELECT BOARD
AGENDAS
1/5/2023
Staff
Responsibility Estimated start time
January 10, 2023 Tuesday
Overview of Meeting Dockser 7:00
Public Comment Board 7:05
SB Liaison & Town Manager Reports Board 7:15
Public Health Update Solarin 7:20
Presentation and Discussion on Housing
Production Plan MacNichol 7:45
Discuss/Vote to Terminate Inter-
Municipal Agreement with Wakefield
for POST Program effective 6/30/2023 Board 8:15
Discussion on Town Manager Annual
Review, including approval of
documentation and process Board 8:30
Discussion on Affordable Housing Trust
Fund Board and Start-up Process Board 8:45
Preview FY2024 Town Budget Board 9:00
Discuss Future Agendas Board 9:15
Approve Meeting Minutes Board 9:30
January 24, 2023 Tuesday
Overview of Meeting Dockser 7:00
Public Comment Board 7:05
SB Liaison & Town Manager Reports Board 7:15
Discuss/Vote to Authorize Debt from
the MWRA Local Financial Assistance
Program Board 7:20
Discussion and Vote to Approve
Reading's Housing Production Plan MacNichol 7:45
Discusion and Vote on Town Manager
Annual Review Board 8:00
Potential Executive Session on Multiple
Topics: RFP responses, Town Manager
Contract, etc. Board 8:30
Discuss Future Agendas Board 10:00
Approve Meeting Minutes Board 10:15
February 7, 2023 Tuesday
Overview of Meeting Dockser 7:00
Public Comment Board 7:05
SB Liaison & Town Manager Reports Board 7:15
Town Counsel Discussion Board
Discussion and Vote to Sign Lease
Extension for the Reading Ice Arena
Authority Board 7:25
Discussion on a Master Plan for
Reading Board 8:45
Discuss Future Agendas Board 10:00
Approve Meeting Minutes Board 10:15
February 21, 2023 Tuesday
Overview of Meeting Dockser 7:00
Public Comment Board 7:05
SB Liaison & Town Manager Reports Board 7:15
Discuss Future Agendas Board 10:00
Approve Meeting Minutes Board 10:15
March 7, 2023 Tuesday
March 21, 2023 Tuesday
April 4, 2023 TOWN ELECTION
April 18, 2023 Tuesday
April 24, 2023 ANNUAL TOWN MEETING
April 27, 2023 ANNUAL TOWN MEETING
May 1, 2023 ANNUAL TOWN MEETING
May 4, 2023 ANNUAL TOWN MEETING
May 9, 2023 Tuesday
May 23, 2023 Tuesday
June 6, 2023 Tuesday
June 20, 2023 Tuesday
July 11, 2023 Tuesday
August 1, 2023 Tuesday
August 22, 2023 Tuesday
September 12, 2023 Tuesday
September 26, 2023 Tuesday
October 10, 2023 Tuesday
October 24, 2023 Tuesday
November 7, 2023 Tuesday
November 13, 2023 SUBSEQUENT TOWN MEETING
November 16, 2023 SUBSEQUENT TOWN MEETING
November 20, 2023 SUBSEQUENT TOWN MEETING
November 21, 2023 Tuesday
Novmeber 27, 2023 SUBSEQUENT TOWN MEETING
December 5, 2023 Tuesday
Vote to approve annual licenses
(delegated to TM Office)
Vote to approve Liquor Licenses
December 6, 2023 Wednesday
Department Budget Presentations
December 12, 2023 Tuesday
Department Budget Presentations
Future Meetings - Agenda Items
VASC Policy Changes and
Recommendations VASC
Discuss Early Sunday Hours at
Recreational Fields & Parks Rec Comm
Discuss/Vote to adopt Birch Meadow
Master Plan (discuss with Town
Counsel in advance) Rec Comm
Public Safety Quarterly updates Board
Air BnB update CPDC
Update on 186 Summer Ave / Review of
Select Board role (consult with Town
Counsel) Town Counsel
Discuss Police Department Policies with
respect to Police Reform Legislation &
Department Accreditation Board
Discuss and Approve Flag Policy Board
Discuss Tree Lawn Pesticide Policy BOH
Recurring Agenda Items
Close Warrant: Annual Town Meeting March 3/1/2022
Close Warrant: Subsequent Town September 9/27/2022
Appoint Town Accountant March Annual
HEARING Approve Classification & May Annual
Appointments of Boards & Committees May/June Annual
HEARING Approve Tax Classification October Annual
HEARING Approve Licenses December Annual
Liaison: RCTV members Report Annual
Liaison: CAB (RMLD) member Report Annual
Liaison: MAPC member Report Annual
Liaison: Reading Housing Authority Annual
Liaison: Reading Ice Arena Report Annual
Town Accountant Report Qtrly
Economic Development Director Semi-ann
Parking/Traffic/Transportation Task
Town Board & Committee visits
Town Department visits
Review Select Board Goals
Review Town Manager Goals
Select Board Draft Minutes
December 6th, 2022
Public Comment
Carl McFadden informed the board of a movie that is going to be made about Hal Croft.
Reverend Amelia Atridge from the First Congregational Church and the Reading Clergy hopes to inspire
people to be welcoming and nice to all people of all faiths.
Linda Snow Dockser expressed her thoughts about the last meeting and how difficult it was for some
people. She also wanted to clarify her letter to the editor. She would like the common to be a space of
shared beliefs.
Casey Moulten wanted to express her concerns with Karen Herricks treatment of Carl McFadden when
he visited the board to discuss the ice arena lease. She noted other incidents of unacceptable behavior
as well.
Liaison Reports
Haley noted the School Committee finalized school improvement plans.
Bacci noted the ice arena board met last Wednesday. Dennis Hughes will be the new president of that
board.
McCarthy noted she attended a webinar on affordable housing. She also met with the new RMLD
General Manager. Cultural Council met and they are going through applications for grants.
Herrick attended the ribbon cutting of the Reading Animal Clinic.
Dockser noted UMass submitted the survey results regarding a senior center. Council on Aging met and
noted more people are going to the senior center now than pre-pandemic. They are in support of a new
center and programming. Commissioner of Trusts met last night.
Town Manager Report
Maltez noted Town Meeting wrapped up. The last meeting with the MSBA will be next week to wrap up
the submittal process for the Killam School. Neighbors of the water tank received notice that blasting
would be taking place but that was sent by the contractor without the towns consent. The town has
asked the contractor to put a hold on the blasting until a neighborhood meeting can happen. The first
SWEC meeting is scheduled for December 12th.
Vote to Authorize Short Term Debt – Auburn Water Tank
Town Accountant Sharon Angstrom was present for this item. She first introduced Diane Morabito who
is our new Treasurer. She explained they are going to do a short-term borrowing BAN until Bond
Counsel has time to review documents and we could do internal borrowing later in the year if we wish.
McCarthy noted she will abstain from this vote as she is an abutter to this project.
Haley began the motion: I, the Clerk of the Select Board of the Town of Reading, Massachusetts,
certify that at a meeting of the board held December 6, 2022, of which meeting all members of the
board were duly notified and at which a quorum was present, the following votes were unanimously
passed, all of which appear upon the official record of the board in my custody:
Herrick moved to suspend the reading of the full motion; this was seconded by Bacci and approved
with a 4-0-1 vote with McCarthy abstaining.
Herrick seconded the original motion, and it was approved with a 4-0-1 vote with McCarthy
abstaining.
Holiday Display Discussion
There was a request for an atheist symbol or flag on the common. Dockser noted the discussion in the
packet regarding holiday displays and amplifying what was said at the last meeting.
Haley reiterated government speech vs public speech and read an email he wrote to Fidel asking to
discuss the atheist symbol as a part of being inclusive on the common this holiday season.
McCarthy feels the law tells us we need to handle every request individually and she disagrees with the
notion if they put a menorah and Christmas tree on the common that they then must include every
symbol requested. She doesn’t feel this is the time or manor to approve this request.
Bacci feels this is a much bigger discussion because the process is flawed. He agrees with McCarthy this
is not the time for this request.
The board discussed the permitting process and asked about civic function permits and the parameters
of that. The board noted they need to discuss this process further.
ReCalc Final Survey Update
Caitlin Coyle and Ceara Somerville from UMass Boston gave the board a presentation on the final survey
results regarding a new center for active living. The presentation can be found in the Select Board
packet on the town website.
Director of Equity and Social Justice Update
Sudeshna gave the board a presentation about what she has been working on since coming aboard. She
created a new group called PAIR which stand for Partner and Allies for Inclusive Reading. Sgt. Pat Silva,
the Civil Rights Officer and member of PAIR, gave the board a short presentation on what PAIR does. He
was accompanied by other PAIR members Angela MacIntosh, Michelle Cropper, Carolyn Johnson and
Jordyn Fani. These presentations can be found in the Select Board packet on the town website.
Annual Liquor License Renewals
1. Haley moved that the Select Board renew the All Alcoholic Package Store Liquor Licenses for:
• HT Reading Liquors LLC d/b/a Baystate Liquors, 345 Main Street
• Raksha, Inc. d/b/a Square Liquors, 13 High Street
• Jay and Ricky, Inc. d/b/a Reading Liquors, 214 Main Street
• Anastasi Brookline Inc. d/b/a Reading Fine Wine and Spirits, 25 Walkers Brook Drive
• Kajal and Kevin LLC d/b/a The Liquor Junction, One General Way
• Pamplemousse Inc. d/b/a Pamplemousse, 26 Haven Street
for a term expiring December 31, 2023 subject to the following conditions: All Bylaws, Rules
and Regulations of the Town of Reading and of the Commonwealth of Massachusetts shall be
followed, and subject to a satisfactory inspection of the establishment by the Town Manager
or his designee. The motion was seconded by Herrick and approved with a 5-0 vote.
2. Haley moved that the Select Board renew the All Alcoholic Club Liquor Licenses for:
• Meadow Brook Golf Corp. of Reading, MA d/b/a Meadow Brook Golf Club, 292 Grove
Street
• Home Building Corp. d/b/a Knights of Columbus, 11 Sanborn Street
for a term expiring December 31, 2023 subject to the following conditions: All Bylaws, Rules
and Regulations of the Town of Reading and of the Commonwealth of Massachusetts shall be
followed, and subject to a satisfactory inspection of the establishment by the Town Manager
or his designee. The motion was seconded by Herrick and approved with a 5-0 vote.
3. Haley moved that the Select Board renew the All Alcoholic Veteran Club Liquor Licenses for:
• Reading Veterans’ Association, Inc. d/b/a American Legion Post 62, 37 Ash Street
for a term expiring December 31, 2023 subject to the following conditions: All Bylaws, Rules
and Regulations of the Town of Reading and of the Commonwealth of Massachusetts shall be
followed, and subject to a satisfactory inspection of the establishment by the Town Manager
or his designee. The motion was seconded by Herrick and approved with a 5-0 vote.
4. Haley moved that the Select Board renew the All Alcoholic Restaurant Liquor Licenses for:
• Anthony’s Coal Fired Pizza of Reading LLC d/b/a Anthony’s Coal Fired Pizza, 48
Walkers Brook Drive
• Mecom, Inc. d/b/a Café Capri, 355 Main Street
• CAC Foods, Inc. d/b/a Venetian Moon Restaurant, 680 Main Street
• Pepper Dining Inc. d/b/a Chili’s Grill & Bar, 70 Walkers Brook Drive
• HJB Restaurant Company LLC d/b/a Fuddruckers, 50 Walkers Brook Drive
• RARE Hospitality International, Inc. d/b/a Longhorn Steak House, 39 Walkers Brook
Drive
• Boston Foods Inc. d/b/a Zucca Italian Restaurant and Bar, 601 Main Street
• The VI Incorp. d/b/a Public Kitchen, 530 Main Street
• KOK, Inc. d/b/a Oye’s, 26 Walkers Brook Drive
• Bistro Concepts, Inc. d/b/a Fusilli’s Cucina, 107 Main Street
• RKR Corporation d/b/a Bunratty Tavern, 622 Main Street
• Bertucci’s Restaurant Corp, d/b/a Bertucci’s Brick Oven Ristorante at 45 Walkers
Brook Drive
• Mandarin Reading Inc, d/b/a Mandarin Reading Restaurant at 296 Salem Street
• Haven Street PO, LLC d/b/a The Common District Meeting House at 136 Haven Street
• Reading Foods LLC d/b/a Half & Half at 607 Main Street
for a term expiring December 31, 2023 subject to the following conditions: All Bylaws, Rules
and Regulations of the Town of Reading and of the Commonwealth of Massachusetts shall be
followed, and subject to a satisfactory inspection of the establishment by the Town Manager
or his designee. The motion was seconded by Bacci and approved with a 5-0 vote.
5. Haley moved that the Select Board renew the Wine and Malt Restaurant Liquor License for:
• Palatat Pattenesuan d/b/a Bangkok Spice Thai Restaurant, 76 Haven Street
for a term expiring December 31, 2023 subject to the following conditions: All Bylaws, Rules
and Regulations of the Town of Reading and of the Commonwealth of Massachusetts shall be
followed, and subject to a satisfactory inspection of the establishment by the Town Manager
or his designee. The motion was seconded by Bacci and approved with a 5-0 vote.
Future Agendas
The board discussed future agenda items.
Executive Session
Haley moved to go into Executive Session at 10:13 PM, including staff members Fidel Maltez, Caitlin
Nocella and Ivria Fried from Town Counsel’s office, under Executive Session Purpose 6 to discuss the
acquisition and value of 17 Harnden Street, as the Chair declares that an open meeting could have a
detrimental effect on the bargaining position of the body; and that the board will not reconvene in
open session. The motion was seconded by Herrick and approved with a unanimous roll call vote.