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HomeMy WebLinkAbout2025-03-31 Community Planning and Development Commission MinutesTown of Reading RECEIVED Meeting Minutes 701101 CLERK rr.`-,.�7'...:G. NIA. Board -Committee -Commission -Council: i0 PH 5 1'0 Community Planning and Development Commission Date: 2025-03-31 Time: 7:00 PM Building: Town Hall Location: Hybrid Meeting - Zoom and Conference Meeting Room Address: 16 Lowell Street Session: Open Session Purpose: Hybrid Meeting Version: Final Attendees: Members In person: Heather Clish, Chair; Hillary Mateev, Secretary; Tom Armstrong, Associate; John Arena; Guy Manganiello Members Present on Zoom: N/A Members Not Present: John Weston Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Jonathan Weber; Dave McKee; Dave Raucer; Robert Coulter; Christy Mckee; Rita Resca Present on Zoom: John Barmoy, Karen Rose -Gillis, Jeremy Cayton, Joseph Anoli, Marie's iPad, John, Charlene Belcher, Rita Robertson, John Arena, Abhijit Mathur, Tony D'Arezzo, Keith D'Entremont, Karen, Paula Boyle, Silvana Mariani, Joe Madden, Dneshat, Peter Macaulay, Christopher R. Cook, User 1, Jerry and Gail, Karen Pinette, Maureen, Reading Public Services, Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: Floodplain Bylaw Update MEETING HELD IN THE TOWN HALL CONFERENCE ROOM AND REMOTELY VIA ZOOM Ms. Clish called the public hearing to order at 7:00 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Public Hearing, Zoning Amendment Floodolain Bylaw Update Ms. Mateev read the public hearing notice into the record. Mr. Armstrong asked if attendees at the meeting own property located in the floodplain. Ms. Mateev noted that there is limited ability to review individual properties during the meeting. Mr. MacNichol presented on the floodplain bylaw amendments and stated that it is a local overlay district that governs land use allowances. He stated that the town needs to update the local regulations and ordinances that the state and federal levels have enacted so that the town can remain in compliance with the National Flood Insurance Program. He said that property owners within the floodplain can purchase National Flood Insurance if they desire to, and that the bylaw must be updated before July for residents to remain eligible. Mr. Arena asked if individuals will be notified by their insurance providers and Mr. MacNichol said homeowners are likely to be notified by insurance but not by FEMA. Town of Reading F g Meeting Minutes Robert Colter, 91 Arcadia Ave, asked if it would be mandatory for homeowners within the floodplain to purchase flood insurance. Mr. MacNichol said some lenders can require you to have flood insurance, but it is not required through the National Flood Insurance Program administered under FEMA and that the goal of the policy changes is to keep the town eligible for the flood Insurance program. Mr. MacNichol reiterated that the goal of the update is to ensure that local regulations refer to and incorporate the required zoning language and reflect the map changes. He added that the maps are determined at the federal level. He stated that the overlay district bylaw language remains similar and that the uses that are allowed, restricted, and prohibited within the floodplain district remain consistent with what It allowed today. He added that no prohibited uses are being removed, and no new prohibited uses are being added. Language is being added to clarify that uses not described in the by -right or special permit allowances are prohibited. Mr. MacNichol said that Conservation review is required for applications within the 100-year flood zone and all wetland regulations are maintained. Mr. MacNichol reviewed the changes to the floodplain overlay map. Mr. Arena asked if the map changes have been tabulated for residents to look up their address, and Mr. MacNichol said this has not been done because the GIS data has not been finalized, and that the Town needs to enact the bylaw changes before July so resident can remain with the National Flood Insurance Program. Mr. Clish said that the best way for anyone to find out how their property has been affected is if they use the FEMA map changes viewer, or contact planning staff. Mr. Manganiello advised residents to call their insurance provider because the maps are not 100% accurate, and that a flood zone overlay must physically touch your structure to require flood insurance. Robert Coulter, 91 Arcadia Avenue, asked if the point of the bylaw in Reading is to conform with the state or if the intention is to be more restrictive and prohibitive on land use, and further asked for clarification about what the bylaw changes mean. Ms. Clish said the Intention of the update is for the Town's bylaw to comply with state model bylaw, which is driven by federal programs so that homeowners who need flood insurance can access the national flood insurance program. She added that properties moving from 500 to 100-year floodplain may have more restrictive bylaws that apply now. Mr. Coulter added that he is concerned about restrictions and that he believes the bylaw should not be more restrictive and that the Conservation Commission should regulate the floodplain. Ms. Clish said this is not new and is not more restrictive than what is required by the state. Mr. Manganiello said that if the town does not comply, people who have national flood insurance will lose their coverage. Jonathan Weber, 84 Hartshorn Street, expressed concern that this will require people to have flood Insurance and asked how this will Impact easements and waterways. Ms. Clish said that the town is not the entity making floodplain determinations and the Town's role is to ensure our bylaw complies, but the town does not decide who is in or out of the floodplain. Mr. Manganiello said that adapting the bylaw is not going to change the floodplain. Ms. Clish asked if the new maps are nationwide, and Mr. MacNichol confirmed they are. Mr. Arena said that unless a property is changing from the 500-year floodplain zone to the 100-year floodplain, the risk level is reduced. Ms. Clish said every property owner should seek information through their insurance provider if they have questions or concerns. Mr. Weber said his primary concern is about more restrictive land uses for property owners and Mr. MacNichol said that they are not adding or taking away any uses that are already allowed in the floodplain and that there are ways to build in the floodplain by compensating with flood storage and drainage. He said that most flood zones in town are Town of Reading Urg Meeting Minutes wetlands, and he has not observed any structures in the 100-year floodplain that were not already within a designated flood area. Ms. Clish said the bylaw updates will be in minimal compliance with the state and federal requirements and that this doesn't change anything for wetlands administered by the conservation commission. Mr. MacNichol said there is no buffer zone for floodplains like there are for wetlands. John Barmoy asked if the changes comply with state and federal requirements for residents to maintain National Flood Insurance coverage and asked if FEMA made these designations. Ms. Clish confirmed yes to both. Rita Resca, 31 Latham Lane, asked who received mail notices. Mr. MacNichol said that the town tried to notify anyone who has property partially within the existing floodplain district or directly abutting the floodplain district, in hope of notifying as many people as possible although it is not required. Mr. Manganiello said that there is a process to have a property removed from the floodplain through a Letter of Map Amendment (LOMA). Robert Coulter asked if consideration can be given to property owners who now have property in the floodplain. Mr. MacNichol said that the variance criteria are set at the state level, and that wetlands, floodplain, or other non -buildable areas are good justification for variance criteria. Mr. MacNichol reviewed the proposed zoning bylaw text amendments with the board. Mr. Arena requested that the FEMA Flood Insurance Study (FIS) report be made available for town meeting members. Dave Raucer, 117 Arcadia Ave, asked where the most change to the floodplain is going to occur and if there is going to be town or federal money to correct flood zones. Mr. MacNichol said he is not sure and that he is unsure whether certain properties have needed to use the National Flood Insurance more than others. Ms. Clish said that there have been other studies that the town has conducted to identify vulnerable areas, including the Municipal Vulnerability Preparedness Program. Mr. MacNichol said that if there is a culvert of concern then residents should inform the town. Mr. MacNichol continued the presentation, and the board had brief discussions about specific sections and asked questions. The board directed planning staff to seek clarification and review from DCR on the preferred bylaw amendments. Mr. Manganiello asked if other communities have adopted the floodplain updates and Mr. MacNichol said that North Reading, Wilmington and other communities are bringing copies of the model bylaw to town meeting. Mr. Manganiello asked who will approved the permits and asked what training they are receiving. Mr. MacNichol said that the Building Commissioner will review the permits, and they are receiving floodplain training and certification. Mr. MacNichol proceeded to present the proposed bylaw amendments, and the board continued to discuss the proposal. Mr. MacNichol said that residents can seek a Letter of Map Amendment (LOMA) to remove their property from the floodplain. Mr. Manganiello said that this is a filing to study a W Town of Reading Meeting Minutes property to have it removed from a floodplain. Ms. Clish advised planning staff to upload resources and materials for residents to access once the changes are in effect. Mr. Raucer asked how often the bylaws are changed. Mr. MacNichol said that the maps are updated roughly every ten years. Mr. Raucer asked if the floodplain corresponds with conservation land and Mr. MacNichol said that conservation reviews proposals within the 100-year floodplain and a lot of the floodplain overlaps with most wetlands. Mr. MacNichol said that the changes proposed and discussed by the board will be reviewed with DCR for approval. Mr. Manganiello said that he encourages community members to read the FIS report for more information. Mr. Raucer asked how much of the vote is needed to pass at Town Meeting and Ms. Clish said all zoning bylaws require a two-thirds majority and if it does not pass, they will not be eligible for flood insurance coverage through the NFIP. Mr. Raucer asked what type of protection residents have and Mr. Arena said that homeowners should consult with their home insurance or flood insurance providers to determine any changes to that status. Ms. Clish said that the introduction of the bylaw should clarify that the floodplain zoning is not becoming more restrictive and detail what is changing. She added that town meeting members should be encouraged not to focus on who is impacted and who is not and that whether people are affected does not change whether the town should update the bylaw. Mr. MacNichol said that the maps become active July 2025 and that they are likely final. He reviewed a property example to exhibit how to use the mapping tool. Ms. Clish asked what the timeframe is for Town Meeting. Mr. MacNichol said that it is on the warrant and that he would like to get bylaw language to town meeting members as soon as possible. He added that the public hearing could be closed at the April 14 CPDC meeting. Ms. Mateev made a motion to continue the public hearing for the proposed zoning bylaw amendments to the floodplain overlay district to April 14, 2025. It was seconded by Mr. Armstrong, and it was approved 5-0-0 (Arena, Armstrong, Clish, Mateev, Manganiello). Adiournment Ms. Mateev made a motion to adjourn at 9:01 PM and it was seconded by Mr. Armstrong. It was approved 5-0-0 (Arena, Armstrong, Clish, Mateev, Manganiello) Documents Reviewed at the Meeting: • Draft Floodplain Zoning Bylaw Amendments, dated 3/31 25 • Floodplain Bylaw Presentation, dated 3/31/25