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HomeMy WebLinkAbout2025-07-14 Community Planning and Development CommissionC-A RECEIVED Town of Reading By AC at 10:01 am, Dec 04,2025 Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-07-14 Time: 7:00 PM Building: Town Hall Location: Hybrid Meeting - Zoom and Select Board Meeting Room Address: 16 Lowell Street Session: Open Session Purpose: Hybrid Meeting Version: Final Attendees: Members In person: Heather Clish, Chair; John Arena; Tom Armstrong Members Present on Zoom: Guy Manganlello Members Not Present: Hillary Mateev, Secretary Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Hank Bardol; Jim Rush; Jessica Rush; Matt Westgate; Bethann Matathia; Sandy Matathia; Shaun Neville; Eileen McTaggard; Adrienne Stulck; Scott D'Entremont; Chris Mearn; Brian McGrail; Sergio Musto, Green International; Tom McCord; George Kapodlstrias; Joy Apostolou; Kyle Skinner; Lisa Mayes; Stephen K. Mayes; Stephen L. Mayes; Allison Fusco; Christine Arseneau; Alison Evangelista; Marissa Monagle; Christopher Merin; Lori ; Lori McKenna; Carla Nazarro Present on Zoom: Angela Mayes; H.P; Keith D'Entremont; Matt Taylor; Seven DeFurla; Melissa Kelly; Gina Scioli-Brett; Kit Leonard; Christine Strack; JLM; Peter Sandorse; La Bear; Mary Beth Neville; Heather; Joyce; Gina Scioli-Brett; Michelle Jones; Ethan Dively, Town Counsel; Hannah; Katie Hefferon;'Carlo Bacci; Jacqueline Doyle; Ellen's iPhone; Jonathan Silverstein; McGarvey; Christopher Mearn; John McEleney; Andy Donahue; Andrea Duffy Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 420 Haverhill Street, Cobblestone Corner; 885 Main Street, Primrose School MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Clish called the meeting to order at 7:00 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Public Hearing Minor Site Plan Review for Child Care Facility 420 Haverhill Street. Cobblestone Corner Academy Mr. Armstrong read the public hearing legal notice into the public record. Michelle Souza, the applicant and business owner, Introduced herself and presented the proposed layout and operational plan for the daycare business. She stated that the school will run from 8:00 am to 5:00 pm Monday through Friday, operating only Monday through Thursday in the summer months. O,Nn OrNF� �, q Town of Reading 9 Meeting Minutes "',,,� `.. fir; John "Jack" Sullivan, the applicant's engineer, addressed the proposed parking lot on site and drainage mitigation plan. He stated that they will utilize the existing horseshoe driveway, using the north curb cut as the entrance and the southern curb cut as the exit for vehicles. He stated that he conducted a site distance analysis, finding 295 feet in the northerly direction and 370 feet of stopping site distance to the southerly direction, meeting the highway standards of 250 feet of safe stopping distance on a 35-mph road. Mr. Sullivan stated that they will work with the fire department on parking lot configurations to accommodate the fire engine. He noted that the town permits one curb cut, where the current site has two, and the applicant is requesting that the curb cuts both remain. Mr. Sullivan is proposing a paved two-way parking lot with a 24-foot-wide drive aisle. There will be 13 conventional parking spaces that are 9R by 18ft and one handicap accessible space. He stated that they received a variance from the ADA commission and will now need to add ramp access to the lower level and may relocate the handicap space to be closer to the accessible point. Mr. Sullivan stated that there Is a proposed rain garden on site for drainage that will be about 18 inches deep and feature water tolerant plants. He said It will be sized to handle a 10-year stone event and will overflow into the backyard during events in excess of this. He added that the post development scenario does not increase water volume or velocity. He stated that the wetlands on site were flagged and surveyed to ensure that all work Is outside of the 100-foot buffer zone and does not require conservation review. He stated that the parking lot is graded at a 2% pitch to drain into the rain garden. John Arena asked about the current horseshoe driveway width and if the board received any comment from the Fire Department. Ms. Souza stated that she has been in contact with the FD on the best route for a fire truck to enter and exit the site. Mr. Arena stated that a turning radius diagram would be helpful to see, and he asked If they have an emergency evacuation plan. Ms. Souza stated that she Is working with the Department of Early Education and Care (EEC) to determine the safest location. Mr. Arena asked if there is fencing around the lot and Ms. Souza said that there would be. Mr. Arena asked how many curb cuts are present and Mr. Sullivan confirmed two. Mr. Arena stated that he wants to see an emergency access plan and Ms. Souza stated that they are required to perform fire drills during state inspections. Mr. Arena asked where snow storage could go, and Mr. Sullivan pointed out grassy areas and emphasized that it cannot go in the rain garden area. Mr. Manganiello asked about rain garden capacity and Mr. Sullivan stated that he completed a stormwater report and still needs to run additional calculations for a 25-year storm. Mr. Manganiello asked why a cultech system was not proposed and Mr. Sullivan stated cost was the factor. Mr. Manganiello asked if it would be fenced off and Mr. Sullivan said that they would propose a guardrail. Ms. Clish asked about the maintenance of the rain garden area. Mr. Sullivan stated that he submitted an Operations and Maintenance Plan and that the garden will be inspected annually with a report provided to the town engineering department. Mr. Armstrong asked where the fencing is proposed, and Mr. MacNichol stated that there Is fencing along property lines. Ms. Souza said that the back of the lot will have black chain link fence six feet in height, and the sides will have solid vinyl fencing. Mr. Armstrong asked what would protect the students from the rain garden and Mr. Sullivan stated they would add guard rails. Mr. Arena asked how pick-up and drop-off will work, and Ms. Souza said that parents will park in the lot and that parents are not allowed to park in the horseshoe driveway. Town of Reading Meeting Minutes Christine Arseneau, 53 Line Road, expressed her support for the applicant and school. Beth Ann Matathia, 10 Stonewell Road, expressed concern for evacuation of the site during emergencies. She stated that although the speed limit Is 35 mph cars travel over the posted speed limit. She is concerned that the site distance is not adequate for the speed at which vehicles travel on the road. Ms. Matathia stated that she is concerned that the sight distance from the south entrance does not apply to the north entrance. She expressed concern for snow removal and requested landscaping buffers for the property. She added that she hopes mitigation can occur for the parking area through the site plan review process. Hank Pardo, 60 Sanborn Street, expressed support for the application and stated that Michelle has run the daycare next door to him for 14 years and has not experienced any issues or problems over the years. Sandy Matathia, 10 Stonewell Road, stated that Haverhill Street is dangerous and this project will add more traffic. He said that a 35-mph road requires 250 feet of stopping distance and suggested that the board consider the need for a traffic study by a traffic engineer to calculate the safe stopping distances and to determine whether one or both driveways meet those requirements. Mr. Matathla commented on the parking management plan which indicates that traffic backup may occur on Haverhill Street during pick-up and drop-off hours and that there would be a staff person to meet cars in the parking lot and escort children. He stated it is hard to determine peak demands for a flexible schedule daycare and that the parking plan does not address traffic congestion. He added that landscaping could be increased if the driveway is reduced to the southerly curb cut. He spoke about the lot having received a variance for frontage in the past for a subdivision application and that this was granted because a business use was being eliminated for residential use. Ms. Clish stated that it is an educational facility and is protected by the Dover Amendment, so it is not bound by the single-family zoning district or previous business use. Mr. Arena asked him to elaborate on the southern entrance being perceived as safer. Mr. Matathia said that the curve of the road creates a blind area and that the sight line is more impeded for the northern driveway. Ms. Clish stated that the site is under minor site plan review and that the board is limited to dimensional requirements. Mr. MacNichol stated that the full site plan trigger is associated with gross floor area of the facility which does not apply here and the change of use and proposed parking trigger a minor site plan review. The board opened for public comment. Melissa Kelly expressed her support for the application. Jessica Lavy Rush, 434 Haverhill Street, stated that she supports expanding access to childcare but that she does not support the proposed site due to traffic and safety concerns. She stated that 35 mph traffic is rarely observed or enforced. Ms. Rush requested that a traffic study be conducted for the proposal. Allison Evangelista, 49 Bear Hill Road, expressed her support for the project. Sean Neville, 1 Stonewall Road, stated that there is a lot of pavement proposed on site and asked the board to ensure that the site is landscaped properly. He asked if there could be a condition to prohibit parking on neighboring streets. 4os• orx� �0 �.`, Town of Reading �-' �;' Meeting Minutes Ms. Souza said that her parents adhere to the rules of the daycare and will not block driveways. Laurie Haggerty, local business owner, expressed support for the proposal. Ms. Matathia expressed concern about the volume of the site and that they need to address the traffic concerns. Ms. Clish stated that there are remaining questions for the Engineering Department and the Fire Department. Mr. MacNichol said that the fire department prefers to not back up out of the site and that the U-drlveway will allow them to pull in and out of the site safely. He stated that the challenge for the existing driveway is that it does not meet the driveway standards, but it does aid in fire department access. Ms. Clish asked about landscaping and screening on site and Ms. Souza said that they are planning to replant around the site and that nature will be reintroduced to the property. She stated that she provided everything required under site plan review and that she hopes the board can come to a vote. Mr. Matathia stated that traffic is his primary concern and that the northern driveway is unsafe to use. He said that he met with the applicant and pointed out traffic and landscaping Issues and that these have not been addressed. He added that plans do not show landscaping that would screen views and that the driveway is not safe to use. He said that the board would be overlooking a public safety Issue if the plan were approved as it is. Ms. Clish said that a traffic study for a minor site plan review will be challenging. Mr. Matathia said that the bylaw classifies minor and major site plan review the review criteria can apply to both and the board can require further study if applicable, and that traffic is an Issue that has not been adequately addressed. He cited the relevant criteria of collision history, speeds, grades, and sight distance as things to be studied before the board can issue a decision. Matt Westgate, 444 Haverhill, provided anecdotal evidence about the dangers of the curve of Haverhill Street and asked the board to consider this. Mr. Arena asked if it Is possible for the intersection to be signalized. Mr. Sullivan said that there is posted signage indicating a blind driveway. Ms. Clish said that the Select Board are the Roadway Commissioners, and it is out the purview of CPDC. Mr. Manganiello said that the board should consider traffic impact of the Killam School, look at the proposed increased enrollment and account for this In trip generation calculations. Ms. Clish said that the future school should not impact current applications. Mr. Armstrong proposed that the applicant address resident concerns before the board issues a decision, such as trimming shrubbery to improve the line of sight and providing additional plantings for screening the driveway area. Ms. Clish agreed that the applicant should address screening, fire department concerns, and receive town engineer approval. Mr. Armstrong made a motion to continue the application for 420 Haverhill Street, Cobblestone Corner Academy, to August 11, 2025. Ms. Clish seconded the motion, and it was approved 4-0-0 (Manganiello, Clish, Arena, Armstrong). 4q Town of Reading Y Meeting Minutes Continued Public Hearing Special Permit / Site Plan Review for Mixed -Use 346-348 Main Street, Park Realty Trust Brian MCGrail, the applicant's attorney, sought clarification on eligible voting members. It was determined that the applicant needed additional eligible board members present to continue discussion about the application. Mr. Armstrong made a motion to continue the application for 346-348 Main Street, Park Realty Trust, to August 11, 2025. Ms. Clish seconded the motion, and It was approved 3-0-0 (Clish, Arena, Armstrong). Mr. Manganiello abstained. Continued Public Hearina. Site Plan Review 885 Main Street, Primrose School Josh Kline, Stonefield Engineering, presented an updated site plan. He stated that the traffic peer review was completed and that findings have been completed in accordance with MassDOT and Industry Guidelines and concurred with the conclusion that the proposed project will not have an adverse Impact on the operations of the surrounding roadway network. Mr. Kline said that the stormwater peer review, under conservation commission purview, was completed. He said that the Fire Department expressed satisfaction with the plans and had no existing concerns. John Arena asked for clarification on the designated parking spaces. He asked if an emergency access plan will be prepared and Mr. Kline said that this is handled by the Office of Early Education and Care (EEC) during the licensing phase of the project. Mr. Arena said that the board should also review this, and Mr. Kline said that it is not part of the submittal to the board and is required by EEC through building permitting and licensing. Jonathan Silverstein, the applicants legal counsel, stated that building code and licensing conditions and emergency access is not under the board's purview. He stated that under Chapter 40A Section 3, the Dover Amendment, the board's purview is bulk, size of structures, height, area, setbacks, parking, and loading. Mr. Silverstein said that what the board is asking for is beyond what the law would allow the board to request, and that this is not the type of plan that can be finalized until they enter construction and licensing of the project. Ms. Clash asked where the children will congregate during emergencies and Mr. Silverstein said that this will need to be coordinated with local emergency services and the licensing body. Mr. Arena said that matters of life safety concern the board and Mr. Silverstein said that they have not arrived at the point of addressing these issues and will do so when it will be most meaningful and useful. Mr. Silverstein said that they have received a letter from the fire chief stating that there are no objections to the project. Mr. MacNichol asked if local public safety is involved in the licensing process and if It is recorded with local public safety. Mr. Silverstein said that he doubts there is any recorded formal plan, because operations change over time, and he said that they will consult with police and fire on evacuation processes. Mr. Armstrong stated that he disagrees. Ms. Clish asked the applicant to provide a future update on where the evacuation point will be. Mr. Manganiello inquired about line -of -sight concerns with the trees proposed near the entrance. Mr. Kline said there are no concerns and that proper trimming can be conditioned. Ms. Clish asked where snow storage would be on site, and Mr. Klien said that they do not want to store snow within the 100-foot wetland buffer and additional snow on site would be removed. Ms. Clish asked for this to be marked on the plan or condition that all snow will be a Town of Reading Meeting Minutes removed. Mr. Kline said that this is detailed in the Operations and Maintenance Plan. Ms. Clish said that contour lines of abutting properties should be shown on the plans and that there is a low spot present to the front of the site which could cause water to back up on the abutting property, she asked what is being done to address drainage here. Mr. Kline said that there is a reduction In volume and peak flow to all areas, and that a small area drain Is proposed so there is no anticipated issue. Mr. Manganiello asked if they are proposing a concrete block wall with drainage, and Mr. Kline confirmed yes. Mr. Armstrong asked if mounding and increased groundwater Is a concern and Mr. Kline said that this is required for review by MassDEP and that they meet the requirement for the level of separation needed between groundwater and the bottom of the infiltration system, eliminating concern. He added that they are meeting the town's 90% TSS removal requirements and everything is contained within the drainage system. Mr. Kline further detailed the stormwater management plan. Ms. Clish asked that the operations and maintenance plan be updated to specify that snow will be removed from the site. Mr. MacNichol asked if all drainage outlets are directed toward the wetland and Mr. Kline confirmed and said that the peer reviewer is confident in the system design. Ms. Clish asked about the traffic peer review prepared by Green International, indicating that the applicant agreed to creating a parking and management plan to be used by the parents. Mr. Kline stated that the school would be amenable to a parking management plan and that they can provide an example. Ms. Clish asked what other facilities do when vehicles back up onto a busy roadway. Mr. Kline responded that a Parking Management Plan will outline this and that dedicated parking spaces for pick-up and drop-off will be indicated. He added that they are amenable to completing a 12-month post occupancy study to ensure all operations are as Intended. Mr. Armstrong stated that the applicant has insufficient frontage. Mr. MacNichol said that 80 feet exist where 100 is required. Ethan Dively, Town Counsel, stated that to the extent that the property provides 80 feet of frontage where 100 feet of frontage is required, the board would need to find that the inadequate frontage as a significant and consequential problem for the property, so that it becomes a reasonable regulation to require 100 feet. Mr. Dively said that this is an area of discussion for the commission, and that he cannot say that there are no circumstances where the board couldn't strictly require the minimum frontage, but that the protections available to the appllcant under the Dover Amendment are broad and that the board would need clear Justification for strict enforcement of the frontage requirement. Ms. Clish asked for an update on the state highway access permit and Mr. Kline said that they are in the 25% review stage, and that DOT cannot issue a permit until site plan review has been completed. Ms. Clish asked if there are any additional improvements to site lines on the roadway as recommended by the peer reviewer. Mr. Kline said that there are adequate site lines In both directions but will ensure that no parking occurs on the roadway. Mr. Armstrong asked if any inquiries have been made about a traffic light, and Mr. Kline said that the project does not warrant a traffic signal for the driveway and that there will not be a significant or adverse roadway impact. Janice Berner, 874 Main Street, expressed safety concerns about the site. She stated that the site is constrained and too small. Ms. Berner presented aerial images of other Primrose locations in the area, indicating that other locations have more land to utilize for emergency evacuations. C Town of Reading ' Meeting Minutes Lisa Mayes, 59 Francis Drive, asked for more Information about the Dover Amendment. She stated that the Attorney General's office Issued guidelines for municipalities and questioned whether it applies to this application, because the Primrose franchise is for profit. She asked if EV charging stations are required. Ethan Dively, Town Counsel, said that the project is protected as a childcare facility and does not contain the same limitations as not for profit organizations. Mr. MacNichol said that there are no requirements for EV chargers. Tom McCord, 44 Francis Drive, asked that the fire chief be present at a future meeting to address concerns. He asked the board to reflect on the frontage requirements. Scott D'Entremont, 891 Main Street, asked the board to review the aspects within their purview, such as parking. He stated, in different circumstances, based on the frontage the application would go to the ZBA for zoning relief. Mr. D'Entremont stated that the Dover Amendment does not prohibit the board from further review and added that peer review is not sufficient. He encouraged the board to ask the applicant to fund an Independent traffic study. Lori McKenna, 39 Duck Road, asked the board to consider the safety of the parking spaces near the Main Street entrance. She asked why the board had not asked the applicant to make the building smaller. She stated that the drop off time that she observed at other Primrose locations was 10 to 15 minutes and that there was traffic backup. She requested a meeting with the Reading Police Department and stated that she was not satisfied with the traffic study peer review results. Ms. McKenna asked for accident reports from the last 5 years. She added that the traffic study does not include the covid years and asked the board to investigate the road diet for Main Street. She asked if the driveway would be a right turn only. She stated that other Primrose locations host school wide events and asked if "no parking" signs will enforce safety for the area. She asked if the school will be closed when Reading public schools are. She asked for clarification on the number of kitchen staff. Ms. McKenna asked the board to consider the realistic drop-off and pickup time of the site. Mr. Kline stated that the building meets all dimensional requirements and that they feel comfortable that the building can be safely accommodated as part of the application. He said that for accident reports they included the 2019 to 2023 records and from 2021, finding that this was consistent with previous years' findings. Mr. Kline said that they did not perform a speed study and that they reviewed sight lines in accordance with MassDOT requirements and that the peer reviewer agreed on the findings and methodology. He added that a full movement driveway is being proposed. He clarified that 50% of accidents occur between 30 am and 4 pm, not 8 am and 4 pm. Mr. Kline said that hours of operation are to be 7:30 am to 5:30 pm and the drop-off is 7:30 to 9:30 am window and pickup times are 3:30 to 5:30 pm and that parents follow procedures. Delivery of food is between 12:30 to 1:30 pm and trash is picked up once a week. Regarding special events, graduation is done by classroom separately during the middle of the day. Open house is by appointment only with evening tours. The facility will do a controlled, ticketed spring fling event once a year. One kitchen staff member will be present, working from 7 am to 2 pm, which is accounted for In the parking calculations. Ms. Clish asked what other locations do when parking backs up onto main roads and Mr. Kline did not know. Ms. Clish stated that they can condition that if there is backup on Main Street this needs to be handled in collaboration with the town. Mr. Silverstein addressed public comments. He said that the project is 100% compliant with every requirement in the bylaw, except for frontage. Mr. Silverstein read a land court decision, Dzog Chen Community of America, Inc. versus the Zoning Board of Appeals of Buckland, ruling that dimensional requirements of section 3 do not encompass frontage and 7 Town of Reading 9 Meeting Minutes that no municipality can limit the use of land for exempt purposes other than for reasonable regulations of the matter specified by the general court i.e. bulk, height, yard size, lot area setbacks, open space, parking, and building coverage. He added that there is no basis for the board to assert jurisdiction over frontage. Mr. D'Entremont said that it is an extension of a non -conforming use and that frontage would be reviewed by the ZBA in different circumstances. Ms. Cllsh asked to see turning radius diagrams for the spaces nearest to Main Street. Leslie John, 27 Duck Road, said that these spaces could cause traffic to back up on Main Street. Mr. Arena said that he is interested in Town Counsels opinion on the board's ability to review emergency evacuation plans. Ms. Clish stated that the board would like an opinion from the Fire Department about the proposed rallying point, and comment from the Police Department on the site plan. She requested Information on how other Primrose locations handle traffic backups. Mr. Armstrong made a motion to continue the application for 885 Main Street, Primrose School, to August 11, 2025. Mr. Arena seconded the motion, and it was approved 4-0-0 (Clish, Arena, Armstrong, Manganiello). Other Planning Business 34 Walkers Brook Drive. Delivery Hours Mr. MacNichol stated that they are seeking an extension on the conditioned delivery times for 34 Walkers Brook Drive. The applicant Is requesting relief from the prior conditions that require delivery no earlier than 9:00 am and is requesting deliveries to be conducted at 6 am and operations to start at 7 am. He added that the general bylaw allows general retail to be conducted from 6 am to 12 am. Mr. Armstrong made a motion to approve the delivery hours of 6 am to 11 pm. Ms. Clash seconded the motion, and It was approved 4-0-0 (Clish, Manganiello, Armstrong, Arena). 186 and 194 Summer Ave. Approval Not Reouired Plan Endorsement The board did not discuss this application during the meeting, at the applicant's request. 19 and 25 Grev Coach Lane. Approval Not_Reauired Plan Endorsement Mr. MacNichol said that 1,900 sf of land is being transferred from 25 to 19 Grey Coach Lane, and this does not impact frontage but changes parcel lines. Mr. Armstrong made a motion to endorse the request for lot line modification for 19 and 25 Grey Coach Lane as set forth in the application. Mr. Arena seconded the motion, and it was approved 4-0-0 (Clish, Manganiello, Armstrong, Arena). Other Topics Mr. MacNichol stated that there are two town projects, Killam and ReCalc, approaching site plan review with the CPDC. He said they are aiming for the August agenda at some point. r orxF� A, Town of Reading Meeting Minutes Mr. Arena made a request for a non -executive session with Town Counsel to clarify legal boundaries, especially around a Dover Amendment and to discuss public safety concerns that are raised for applications. There was Interest in holding an executive session or other meeting to explore legal boundaries further. Meeting Minutes Mr. Arena made a motion to approve the meeting minutes from 4/14/25. It was seconded by Ms. Clish and it was approved 4-0-0. (Manganiello, Clish, Arena, Armstrong). Adiournment Mr. Arena made a motion to adjourn at 11:00 PM and it was seconded by Mr. Armstrong. It was approved 4-0-0 (Manganiello, Clish, Arena, Armstrong). Documents Reviewed at the Meetino: 420 Haverhill Street • 420 Haverhill Lot Survey, 5-18-25 420 Haverhill MSPR Application Posted, 6-17-25 420 Haverhill MSPR Narrative, 6-16-25 • 420 Haverhill Street Drainage Letter, 6-15-25 • 420 Haverhill Street Drainage Plan, 7-9-25 • 420 Haverhill Updated ADA Plans, 7-1-25 • 420 Haverhill Interior Plans, 7-14-25 420 Haverhill Street Drainage Plan, 7-10-25 420 Haverhill Street Floor Plans, 7-10-25 • Lighting Sketch, 7-14-25 • 420 Haverhill St Reading Stopping Site Distance plan, 7-14-25 Cobblestone Corner Academy Parking Traffic Management Plan, 7-9-25 685 Main Street • 885 Main Street, Reading, MA Site Plan Rendering Exhibit, 7-14-25 • Operations and Maintenance Plan, 7-3-25 • Peer Review Response Letter, 7-3-25 • Reading Fire Department Correspondence, 7-3-25 • Site Plans, 7-3-25 • Stormwater Report, 7-3-25 • Traffic Impact Study, 7-3-25 • Turf Informational Packet, 7-3-25 • 885 Main Stormwater Peer Review, 6-10-25 • 885 Main Stormwater Peer Review, 7-8-25 • Peer Review Response Letter 7-3-25 • 885 Main TIS Peer Review Memo, 6-26-25 • 885 Main TIS Peer Review Memo, 7-9-25 19+25 Grey Coach Road • ANR Application 6-30-25 • ANR Certificate 7-14-25 • ANR Plan 5-13-25 • Draft Memo 7-14-25 34 Walkers Brook Drive • Latham Meeting Request 7-3-25 Town of Reading r Meeting Minutes CPDC Draft Finding 7-15-25 39 Walkers Brook Drive Final Decision 3-12-07 Minutes Draft meeting minutes 4-14-25 10