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HomeMy WebLinkAbout2026-01-12 Community Planning and Development Commission MinutesflPfl Town of Reading 9 cph Meeting Minutes ✓�' C'_ ¢ lr( Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2026-01-12 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; Guy Manganiello Members Not Present: Hillary Mateev; Secretary; John Arena; Andrew McLaughlan Others Present in person: Lucas Lemes Present on Zoom: None Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: Sign Permit Applications, 505 Main Street and 233-235 Main Street MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM The meeting was called to order at 7:00 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Public Hearina. Small Lane Definitive Subdivision Application Ms. Clish made a motion to continue the public hearing for the Definitive Subdivision Application for the Small Lane Extension to February 9, 2026 and it was seconded by Mr. Armstrong. It was approved 3-0-0 (Clish, Armstrong, Manganiello). Sian Permit Application. 505 Main Street, InsurePlus Inc. Lucas Lemes, applicant and owner of InsurePlus located at 505 Main Street, presented his sign permit application proposing wall mounted 3D lettering with halo lighting. Ms. Clish stated that the signage is a significant departure from the Master Signage plan that was previously approved by the board. She asked about the location of the signage. Ms. Lemes stated that there are neighboring businesses on each side of the doorway which is the entrance to his business. Mr. Lemes stated that gooseneck lighting does not have the modern aesthetic that he is seeking for his business, and that gooseneck lighting would be more costly. Ms. Clish stated that the halo lighting on his plans does not appear to be halo illuminated. Mr. Lemes confirmed the lighting details with the graphic designer and stated that there was a limitation in representing halo illumination on the plans. He stated that the lettering will be stainless steel letting that won't be illuminated by the lighting, creating a halo effect. ��OfN Town of Reading Meeting Minutes Mr. Armstrong asked if "Auto Home and Business" are the only text on the sign and Mr. Lemes confirmed that no additional lettering would be on the sign along with the name of the business. Mr. Armstrong asked if the signage could be red, and Mr. Lemes stated that this would impact the branding of the business. Mr. MacNichol stated that the Master Signage Plan specifically shows a black and red color scheme but there are not specific conditions aside from coloring and dimensions. Mr. Lemes stated that he is on Main Street for visibility and would like to have signage for the business. Mr. Manganiello stated that the signage plan is to bring continuity to the town center, and when they deviate from one application then this furthers the goal. Mr. Manganiello asked if the applicant would have opted out of the location if he was informed of the signage plan, and Mr. Lemes stated that he would have. Ms. Clish stated that this district is part of the Downtown Smart Growth District, and that cohesiveness is important here. She expressed her preference for conforming to the signage plan and downtown design guidelines. Ms. Clish asked for the sign to be centered over the door, possibly sized down, gooseneck lighting, and expressed hesitancy for halo lighting and white lettering to fit into the neighborhood. Mr. Armstrong asked if the sign size is conforming. Mr. MacNichol stated that for multi - tenant businesses where there is a shared facade that the sign conforms to the bylaw. Ms. Clish stated that the sign needs to be centered on the door and should not deviate from the master signage plan. Mr. Lemes asked if two gooseneck light posts would be acceptable and asked for clarity on the sign materials. Ms. Clish stated that the wooden materials at Sounds Unlimited would be preferred. Mr. Lemes said that the signage material should be durable and that he would prefer metal or acrylic. Mr. MacNichol stated that other material examples can be provided. Mr. Manganiello suggested the proposed signage be adapted to the Master Signage Plan and that halo lighting would be acceptable to him. The board continued to discuss the proposed business signage and Mr. Lemes stated that he would continue to work on it. Ms. Clish stated that the board would allow an extension of the temporary signage at the business until they work out the signage details. Tony D'Arezzo, 130 John Street, requested that the applicant includes the dimensions for the depth of the signage. Ms. Clish made a motion to continue the discussion of the sign permit application to February 9, 2026 and it was seconded by Mr. Armstrong. It was approved 3-0-0 (Clish, Armstrong, Manganiello). Siyn Permit Application, 233-235 Haven Street. Fox and Fable T Sam Pitino, Letter Luxe Signs, presented on behalf of the applicant. He stated that the business occupies two spaces and that the sign conforms to the linear frontage of the building. Mr. Pitino stated that the sign will be flat and painted on medium density plywood. Ms. Clish stated that the signage area conforms and that she has no further questions. Mr. Manganiello commented on the height of the sign, and Mr. Pitino stated that they could reduce the sign size to be beneath the soldier brick detailing, but that the sign will shrink considerably horizontally. Ms. Clish asked if the applicant would be amenable to modifying the sign so that it sits beneath the solider brick course detailing and Mr. Pitino agreed. Ofp . Town of Reading Meeting Minutes Mr. MacNichol reviewed the Certificate of Appropriateness for the signage, detailing the condition related to reducing the signage size. Ms. Clish made a motion to approve the Certificate of Appropriateness, as amended, for the sign permit application for 233-235 Haven Street and it was seconded by Mr. Manganiello. It was approved 3-0-0 (Clish, Armstrong, Manganiello). Other Business Veteran's Wav Bond Reduction - Form M and O Mr. MacNichol reviewed the subdivision bond reduction request, stating that the bond was reduced in April 2024 and that funding was still held for some remaining needs related to the bounds and street trees. He stated that trees were replanted and the applicant has reached an agreement with the tree warden that the warden would replace any failed trees. Mr. MacNichol stated that the bounds were redone and replaced and the as -built plans were recertified. He stated that the town engineering division is satisfied with the bond request. The remaining bond currently held is $45,115.95 and the developer is seeking a full bond reduction and certificate of completion. Mr. Armstrong asked if there is an unbuildable lot in the development. Mr. MacNichol stated that it is a five -lot development and that there is some conservation area to the north, and a drain easement to the east. Mr. Armstrong asked about the future proposed stone path on the conservation land, and Mr. MacNichol stated that the trail improvements were completed. The board opened for public comment and there was none. Mr. Armstrong made a motion to endorse the Form M, Request for Reduction or Release of Surety Amount dated November 5, 2025. It was seconded by Ms. Clish and it was approved 3-0-0 (Clish, Armstrong, Manganiello). Mr. Armstrong made a motion to endorse the Form O, Certificate of Completion, and it was approved 3-0-0 (Clish, Armstrong, Manganiello). Subdivision Fee Update and Process Mr. MacNichol presented the subdivision and pre -building permitting fee schedule for the town in comparison with peer communities. The board had a brief discussion on the subdivision fees and agreed to schedule the first public hearing in February. Accessory Apartment Bylaw Considerations Mr. MacNichol stated that the new state ADU regulations have been active for a year and stated that the number of applications for Accessory Dwelling Units has increased, and that 14 were permitted in 2025 alone. The board agreed that a bylaw update would be beneficial and had a brief discussion about the ADU permitting process. Mr. MacNichol stated that the bylaw could be brought to November town meeting and that a public hearing schedule can be drafted for summer. ��cvTown of Reading a F..Meeting Minutes Eastern Gatewav Considerations Mr. MacNichol briefed the board about the Eastern Gateway Planning Initiative. The board had a discussion about planning an approach to drafting a zoning bylaw for the district, and how the zoning may begin to take shape. Ms. Clish requested the project consultant from Form and Place provide a presentation to CPDC on the process to date and how the town can further this effort. Mr. MacNichol stated that an update will be provided to the Select Board. Mr. MacNichol stated that he will request the consultant to attend the next meeting to talking about the zoning language and allowances and offer time for the board to ask questions. He added that the board should consider design guidelines for the district. Tony D'Arezzo stated that there are a select few parcels that would likely see redevelopment in the medium to long term future but that It is unlikely for others to see redevelopment. He cited the Woburn Mall redevelopment lifestyle center and that... Master Plan Discussion Mr. MacNichol stated that the board has pursued grants to complete a Master Plan update but have been unsuccessful to date. He said that the cost would be on the town to locally fund a master plan, ranging up to $150,000 and that there appears to not be an appetite to request this funding amount in 2026. He stated that grants can be reapplied for in the spring of 2026. Ms. Clish stated that the board should provide an update at spring town meeting related to the prior instructional motion, and provide details on cost. Review and Aoorove Meeting Minutes Ms. Clish made a motion to approve the meeting minutes of August 11, 2025 as amended. It was seconded by Mr. Armstrong and it was approved 3-0-0 (Manganiello, Clish, Armstrong). Ms. Clish made a motion to approve the meeting minutes of August 25, 2025. It was seconded by Mr. Armstrong and it was approved 3-0-0 (Manganiello, Clish, Armstrong). Adiournment Ms. Clish made a motion to adjourn at 9:31 PM and it was seconded by Mr. Manganiello. It was approved 3-0-0 (Manganiello, Clish, Arena). Documents Reviewed at the Meetin 505 Main Street, Sign Permit • Sign Permit Application, dated 11-8-25 • Draft Certificate of Appropriateness, dated 12-8-25 233-235 Haven Street, Sign Permit • Sign Permit Application, dated 12-9-25 • Draft Certificate of Appropriateness, dated 12-8-25