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HomeMy WebLinkAbout2026-03-09 Community Planning and Development Commission MinutesTown of Reading C Meeting Minutes I� Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2026-03-09 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: Draft Attendees: Members In person: Hillary Mateev, Secretary acting as Chair; John Arena Members Present on Zoom: Andrew McLauchlan; Guy Manganiello Members Not Present: Heather Clish, Chair; Tom Armstrong, Associate Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Saverio Fulciniti; Jesse Schomer; Stefano Basso; Carlton Quinn; Lucas Lemes Present on Zoom: Heather Dudko; Carlo Bacci; Michael Wang; Linda M; Brandon Currington; Mike Porter Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 505 Main Street Sign Permit Application; 31 Hamden Street Sign Permit Application; 281 Main Street Continued Public Hearing; Eastern Gateway Zoning; Subdivision Regulations Fees MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Mateev called the meeting to order at 7:00 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. 505 Main Street Sian Permit Application InsurePluc Inc Lucas Lemes, business owner and applicant, presented his revised sign plans to the board. He stated that the reason for his reappearance before the board is to approve halo lighting. The board discussed the Master Signage Plan for the site and the sign proposal for 505 Main Street. It was discussed that the property owner could amend the Master Signage Plan to allow for halo illumination if they desired. Mr. Arena made a motion to approve the proposed signage with the condition that the applicant shall install gooseneck in conformance with the Master Signage Plan OR the property owner shall amend the Master Signage Plan to allow halo illumination. It was seconded by Mr. Manganiello, and it was approved 3-0-0 (Manganiello, Arena, Mateev). Town of Reading a Meeting Minutes 31 Hamden Street Sion Permit Application, Tru North Bank Heather Dudko, National Sign, stated that the existing North Shore Bank Signs will be replaced with TruNorth Bank Signs. She stated that there is an external light bar that will be repaired and the letters themselves are non -illuminated acrylic pin lettering. The board reviewed and discussed the signage plans. Ms. Dudko stated that the existing sign at the rear entrance will be removed and not replaced, and a new sign will be installed on the drive through canopy to the side of the building. Ms. Mateev asked if the signs are compliant with the bylaws and Mr. MacNichol confirmed they are. Ms. Dudko stated that the letters will be individually mounted to the aluminum background. Mr. Arena made a motion to approve the Certificate of Appropriateness, as amended, for the Sign Permit Application and it was seconded by Mr. Manganiello, It was approved 3-0-0. (Manganiello, Arena, Mateev) Continued Public Hearing, Site Plan Review / Special Permit for Mixed Use Application, 281 Main Street, 281 Reading LLC Ms. Mateev recused herself from the discussion and Mr. McLaughlan joined the meeting remotely at this time. Jesse Schomer, the applicants legal counsel, introduced the application to the board and stated that the revised plans that were submitted to accommodate the fire truck turning movements and double as a loading zone. He stated that the fire department has reviewed these plans and Mr. MacNichol said that the assistant chief noted that this is acceptable, but the board is awaiting a memo. Mr. Schomer presented the plan revisions. He stated that the ground floor has been reduced by 15% down to 4,560 sf and of this 2,400 sf if commercial. The remaining space includes ancillary space, utility space, bike and trash room as requested by the health department. He stated that the commercial space requires a waiver from the 25% commercial requirement. The above residential floors have been reduced in square footage, and the unit mix has been modified. Mr. Schomer said that the new commercial percentage is 10.6%, previously 9.85%. He stated that the remainder of the site is podium parking. Due to proximity of the perennial stream behind the property and that the site is subject to the state's riverfront protections under the state wetland protection act and local wetlands bylaw, there is a significant restriction on the rear of the property and limiting the commercial area. Mr. Shomer provided justification for the commercial waiver request, retaining the commercial tenant across the street and providing additional commercial space on site. Mr. Arena asked for an overview of parking on site. Mr. Shomer stated that the site provides 39 spaces, meeting the zoning requirement of 1.25 space per residential unit and 1 space for every 300 sf of commercial. He stated that there is one surplus space and added that EV wiring will be provided on site to allow all outdoor spaces to be EV ready. Mr. MacNichol asked the developer to differentiate residential EV spaces from Commercial public EV spaces. Snow storage and removal were briefly discussed. Mr. Schomer said that snow will likely need to be hauled off site. Mr. MacNichol stated that a public comment was received regarding additional street trees along Main Street. He asked if the proposal could provide more shade trees for pedestrians if possible. Mr. Fulciniti said that they can look to add more trees. Mr. Arena asked if there 0 Town of Reading Meeting Minutes is a pedestrian crossing on Main Street by the site. Mr. MacNichol said that the state will review the access permits and provide comments, but this area likely does not warrant a signal, but an RFFB crossing may be recommended. The application was continued to the April 13, 2025 meeting. Eastern Gateway Zoning Proposal and Timeline Discussion Michael Wang from Form and Place, project consultant, stated that the project working group has been working to develop preliminary draft zoning text and presented associated visuals to the board. The board asked clarifying questions and had a discussion about the anticipated pace of development and how to approach developing and adopting a bylaw. Mr. MacNichol presented an anticipated project timeline and meeting schedule for future zoning review and public hearing process. Continued Public Hearing. Subdivision Rules and Regulations Amendments Mr. Arena made a motion to continue the public hearing to the April 13, 2026 meeting and it was seconded by Mr. Manganiello. It was approved 3-0-0 (Manganiello, Arena, Mateev). Other Business ReCAL & PARC Grant Update Mr. MacNichol stated that the town received a PARC grant for $100,000 for FY27 and stated that the acceptance of the grant requires the pickleball land to be dedicated to recreation in perpetuity, which town meeting will need to be voted on. He stated that parking must be located on site, and the town is proposing to move the lot line over the ReCAL parking closest to the pickleball site, as the State wants to ensure sufficient parking for the recreation site in the future. Mr. MacNichol stated that parking is up to the town to enforce. Mr. Arena said that the Burbank parking agreement should remain even if they move the lot line. Mr. MacNichol stated that the CPDC must endorse the subdivision plan, but Town Meeting will need to understand the implications of moving the lot line prior to acceptance of the grant. Mr. Manganiello asked if they can build parking for pickleball. Mr. MacNichol stated that they may lose a court if they try to design and accommodate parking on site, but he wanted to bring this to the board's attention before they endorse a subdivision plan. Carlo Bacci, 494 Main Street, stated that the land behind Burbank is town owned but associated with the lease of Burbank, and suggested that there was additional land to the rear of Burbank that may be able to accommodate future parking. Mr. MacNichol said that parking must be dedicated on site in perpetuity to recreation. Mr. Arena said that in -line parking could be added to the road. Mr. MacNIchol said that moving the lot line is the easiest way to accommodate the PARC grant needs without additional design costs. Ms. Mateev said that there is no access to the parking from the pickleball area and Mr. MacNichol said that an access ramp and ADA parking need to be provided and ensured in the future. Review and Approve Meetino Minutes Town of Reading 0 Meeting Minutes Mr. Arena made a motion to approve the meeting minutes for 9-8-25, 10-6-25, 11- 3-25, and 1-12-26 and it was seconded by Mr. Manganiello. It was approved 3-0-0 (Manganiello, Mateev, Arena), as amended. Adiournment Mr. Arena made a motion to adjourn at 9:44 PM and it was seconded by Ms. Mateev. It was approved 3-0-0 (Manganiello, Mateev, Arena). Documents Reviewed at the Meeting., 505 Main Street • Insure Plus Sign Permit Application, 11-8-25 • Insure Plus Sign Plans, 2-9-26 31 Hamden • Sign Permit Application, 2-27-26 • Tru North Sign Plans, 2-20-26 • Draft Certificate of Appropriateness, 3-10-26 281 Main Street • Revised Plan Set, 2-26-26s • Revised Civil Site Plans, 2-27-26