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HomeMy WebLinkAbout2025-11-03 Community Planning and Development Commission MinutesTown of Reading cV D Meeting Minutes PC Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-11-03 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: Approved Attendees: Members In person: Heather Clish, Chair; Tom Armstrong, Associate; Members Present on Zoom: Hillary Mateev, Secretary; Guy Manganiello; Andrew McLauchlan Members Not Present: N/A Others Present in person: lack Sullivan Present on Zoom: Steven Frederickson; Peg Tannian; Joe Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: Small Lane Definitive Subdivision MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Clish called the meeting to order at 7:04 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Public Hearina, Small Lane Definitive Subdivision Application Jack Sullivan, the applicants engineer, presented the plans. He stated that the driveway turnaround was changed to a hammerhead turnaround per conservation commission request. He stated that there is an existing access easement over 22 Small Lane which will become part of the roadway to create frontage. He stated that there is a stream crossing in the area where a box culvert is proposed. Mr. Sullivan stated that they are requesting several waivers including a 24-foot roadway instead of 30. Ms. Clish asked if the Conservation Commission has reviewed the plans and further asked if a basement will be constructed and what the ground water levels are on the property. Mr. Sullivan said that there will be a basement at an elevation of 82.33 with water elevations at 79.5 and 80. Ms. Clish asked about the dewatering area and Mr. Sullivan said that it is for pumping water out if necessary, during construction. Ms. Clish asked if water and sewer would be brought under the roadway and Mr. Sullivan said they would be brought in under the road and culvert. Ms. Clish asked if the bridge would be maintained by the homeowner and Mr. Sullivan confirmed it would be as it is a private way. Mr. MacNichol said that it should be reflected in the Deed and Mr. Manganiello said that the order of conditions from the conservation commission would be recorded as well. Mr. Armstrong asked if there would be enough depth to run a sewer line and Mr. Sullivan confirmed. Town of Reading i Meeting Minutes Mr. MacNichol asked about the proposed catch basins and Mr. Sullivan said that during peer review pre-treatment was not deemed necessary. Mr. MacNichol asked if there would be emergency overflow and Mr. Sullivan said that he will be storing the 20-, 10-, and 100-year storm on site. Ms. Clish asked if the water and sewer utilities will be brought in through the road, Mr. Sullivan said that they would be brought in under the road and under the culvert, underground. Ms. Clish asked if the culvert will be maintained by the owner and Mr. Sullivan said that it would be. Mr. Sullivan stated that under single ownership the responsibility falls onto the property owner, as well as operation and maintenance for the catch basins. Ms. Clish asked how this gets transferred to future property owners, Mr. MacNichol said that the maintenance can be transferred through the deed. Mr. Manganiello said that the Order of Conditions from the Conservation Commission will also be associated with the deed. The board further discussed on site drainage plans and asked clarifying questions. Ms. Clish asked if the fire department is satisfied with the proposed turnaround. Mr. Sullivan stated that they are awaiting review and comments from the fire department. Mr. MacNichol said that a memo from engineering will also be requested once the application gets through the Conservation Commission review. Mr. Armstrong asked if the property owner understands that there would be no further subdivision and Mr. MacNichol said that this is typically conditioned in decisions. Ms. Clish asked that additional topographic contours be added to the plans and Mr. Sullivan stated that he usually does not show topo lines within wetland areas and that the property moves upland. Mr. Manganiello asked if the retaining blocks will be used as a retaining wall and Mr. Sullivan stated that the block wall will not exceed four feet in height or retain any water or soil. Mr. Sullivan stated that all work is now outside of the 35-foot wetland buffer with the hammerhead turnaround. Ms. Clish asked if part of the road is within the 35-foot buffer and Mr. Sullivan said that it is and they will be replicating wetlands for any impacted areas. Mr. Armstrong stated that any Operations and Maintenance plan would need to be tied to the deed. Mr. Sullivan stated that the applicant is requesting a waiver on the roadway length, width, and asphalt curbing. Mr. Armstrong made a motion to continue the application to December 8, 2025. It was seconded by Guy Manganiello, and it was approved 5-0-0 (Manganiello; Mateev; McLauchlan, Clish; Armstrong). Other Business Administrative Fees Mr. MacNichol provided an update on administrative fees for the town and stated that Reading is slightly behind other communities for subdivision fees. He stated that he can begin compiling other information and rates from similar communities and that this would be administered by the CPDC to amend local regulations. He stated that site plan fees and sign permit fees appear standard, and there is not much of a need to change these. Town of Reading i Meeting Minutes Eastern Gatewav Update and Discussion Mr. MacNichol provided an update on the Eastern Gateway industrial district along Walkers Brook Drive and the ongoing initiative to explore potential future zoning for the district. He stated that the town has been working to collect feedback about the district and new development standards and allowances for the area, which have predominantly reinforced confidence for mixed -use allowance in the area. Mr. MacNichol presented a PowerPoint to the board on the process to date and stated that this is not a development proposal and is intended to help the public understand what new development opportunities may look like and how zoning can help to foster new opportunities in the district. He proposed to the board that this could be a priority for the CPDC to implement in the future, if they choose to consider reviewing zoning language for the area. Ms. Clish asked if there have been community discussions for the district to the south and Mr. MacNichol said that recent efforts have been focused on the north side as the south side was a focus in the 2019 study and because of evolving discussion with RMLD. The board had a discussion about future land use considerations and right of ways in the district and surrounding areas. Ms. Clish stated that it may be helpful to further conversations with other boards and committees in town to help build consensus around the Eastern Gateway District. The board continued their discussion about the district and Mr. MacNichol stated that staff can collect more details and information to help address the reasoning for this initiative. 2026 Zoning Considerations Mr. MacNichol provided an overview of potential zoning considerations that the board could address in the next year. The board had a brief discussion about zoning priorities. 2026 Meeting Schedule Mr. MacNichol presented the upcoming 2026 CPDC Schedule. Review and Approve Meeting Minutes Mr. Armstrong made a motion to approve the meeting minutes of July 14, as amended. It was seconded by Ms. Mateev, and it was approved 5-0-0 (Mateev, Clish, McLauchlan, Manganiello) Adiournment Mr. Armstrong made a motion to adjourn at 9;00 PM and it was seconded by Ms. Clish. It was approved 5-0-0 (Manganiello, Mateev, Clish, McLauchlan, Arena). Documents Reviewed at the Meetin Small Lane Definitive Subdivision Application • Small Lane Subdivision Application 9-30-25 • 22 Smale Lane Owners Authorization 9-23-25 • Post Development Drainage Plan 9-23-25 • Predevelopment Drainage Plan 2-23-25 6Orq O Town of Reading n) Meeting Minutes • Small Lane Drainage Report 2-23-25 • Small Lane Lot Subdivision Plan 9-23-25 Meeting Minutes • Draft Minutes dated 7/14/25