HomeMy WebLinkAbout1992-11-09 Subsequent Town Meeting Warrant Report
i
TABLE OF CONTENTS
WARRANT - Subsequent Town Meeting
November 9, 199
2
Article Title
Sponsor
Page
1
Reports
Bd. of Selectmen
1
2
Instructional Motions
Bd. of Selectmen
1
3
Amend Capital Impr. Program
Bd. of Selectmen
2
4
Budget Modifications
Bd. of Selectmen
2
5
Capital Funding-Roof (2/3 vote)
School Committee
3
6
Capital Funding-Gas Heat(2/3)
School Committee
3
7
Capital Funding-Hand. Access (2/3)
School Committee
3
8
Funding School Building Comm.
School Committee
4
9
Cemetery Lot Repurchase
Cem. Bd. of Trustees
4
10
Acceptance of Library Gift
Bd. of Selectmen
5
11
Rubbish Enterprise Fund
Bd. of Selectmen
5
12
Equipment Trade-in
Bd. of Selectmen
5
13
Sanborn Village Bond Taking
CPDC
6
14
Batchelder Estates Bond Taking
CPDC
7
15
Fairwood Acres Bond Taking
CPDC
7
16
Land Donation-Village/Washington
Bd. of Selectmen
8
17
Land Donation-near Batchelder Fld.
Bd. of Selectmen
9
18
Transfer Batchelder Field to
Cemetery Div. & Cons. Comm.
Bd. of Selectmen
9
19
Land Transfer-Harper & Cons.Comm.
Conservation Comm.
10
20
Land Swap-Read. Rifle & Cons.Comm.
Conservation Comm.
11
21
Petition-Vacate/modify Benton
Circle Easement (2/3 vote)
By Petition
12
22
Vacate Easement-Pine Grove
Est.(Haverhill St)(2/3 vote)
Bd. of Selectmen
13
23
Zoning Amendment-Lot Width
(2/3 vote)
CPDC
14
24
Zoning Amendment-PUD Text
re Bio-tech (2/3 vote)
CPDC
15
25
Zoning Amendment-Temporary
Signs (2/3 vote)
CPDC
17
26
Zoning Amendment-PRD
Amendments (2/3 vote)
CPDC
19
27
Zoning Amendment-Table of
Uses - PRD (2/3 vote)
CPDC
32
28
Zoning Amendment-Corner
Lots (2/3 vote)
CPDC
32
29
Zoning Amendment-Rescinding
Townhouse Sections (2/3 vote)
CPDC
33
30
Zoning Map Amendment-PRD M
(2/3 vote)
CPDC
33
31
Zoning Map Amendment-PRD G
(2/3 vote)
CPDC
34
32
Zoning Map Amendment-PRD A
(2/3 vote)
CPDC
34
33
Amend. Gen. By-Law - Wetlands
Conservation Comm.
35
34
Amend. Gen. By-Law - Wetlands
Conservation Comm.
35
35
Audit Committee Bylaw
Town Accountant
36
36
Reorganization
Bd. of Selectmen
37
37
Junk Car By-Law
Bd. of Selectmen
37
ARTICLE 13
a
AR71CLE 13-- '
i
ARTICLE 17 & 18
ARTICLE 14
ARTICLE 32
15
ARTICLE C
TILE 22
l•-l.
ARTICLE 20
ARTICLE 21
.ooo
l~\y
-71 o N
p JQ ART- 16
~ o`er
a ~
ARTICLE
V;\ TOWN OF READING
,,yam MIDDLESEX COUNTY
MASSACHUSETTS
PREPARED BY TDB
BOARD OF PUBLIC WORKS
6 r 0 ,1 E rl A ,a ENGINEERING DIVISION
_ loon
ARTICLES AND RECOMMENDATIONS FOR THE SUBSEQUENT TOWN MEETING
Town of Reading
COMMONWEALTH OF MASSACHUSETTS
November 9, 1992
Middlesex, ss.
To either of the constables of the Town of Reading,
Greetings:
In the name of the Commonwealth of Massachusetts you are
hereby required to notify and warn the inhabitants of the Town of
Reading, qualified to vote in elections and Town affairs, to meet
at the Reading Memorial High School Auditorium, 62 Oakland Road
in said Reading, on Monday, November 9, 1992, at seven-thirty
o'clock in the evening, at which time and place the following ar-
ticles are to be acted upon and determined exclusively by Town
Meeting Members in accordance with the provisions of the Reading
Home Rule Charter.
ARTICLE 1 To hear and act on the reports of the Board of
Selectmen, Town Accountant, Treasurer-Collector, Board of Asses-
sors, Director of Public Works, Town Clerk, Tree Warden, Board of
Health, School Committee, Contributory Retirement Board, Library
Trustees, Municipal Light Board, Finance Committee, Cemetery
Trustees, Community Planning & Development Commission, Town
Manager and any other Boards or Special Committees.
Board of Selectmen
Background
Reports - Reports will be given on the status of the Water
Emergency, the status of the landfill, an update on the
status of the Town's finances, and under this article,
recognition will be given to Town employees who worked so
hard on mitigating the water emergency.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 2 To choose all other necessary Town Officers and
Special Committees and determine what instructions shall be given
Town Officers and Special Committees, and to see what sum the
Town will raise by borrowing or transfer from available funds, or
otherwise, and appropriate for the purpose of funding Town Of-
ficers and Special Committees to carry out the instructions given
to them, or take any other action with respect thereto.
Board of Selectmen
Background
Instructions - Article 2 provides an opportunity for Town
Meeting members to give instructions to Town staff and/or
Boards,•Committees, and Commissions. The expansion of the
1
Article 2 (continued)
membership of the school building committee is expected to
come up under this article.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 3 To see if the Town will vote to amend the Capital
Improvement Program as provided for in Section 7-7 of the Reading
Home Rule Charter and as previously amended, or take any other
action with respect thereto.
Board of Selectmen
Background
Amend Capital Improvement Program - Article 3 amends the
Capital Improvements Program. Amendments are required for
Articles 5, 6, and 7. An amended Capital Improvement Plan
is attached as Appendix A, with changes in the plan for FY
1993 underlined.
Bylaw Committee Report No Report
Finance Committee Report Recommend B-0-0
ARTICLE 4 To see if the Town will vote to amend one or more
of the votes taken under Article 31 of the Warrant of the Annual
Town Meeting of April 13, 1992, relating to the Fiscal Year 1993 \
Municipal Budget, and to see what sum the Town will raise by bor-
rowing, or transfer from available funds, or otherwise and ap-
propriate as the result of any such amended votes for the opera-
tion of the Town and its government, or take any other action
with respect thereto.
Board of Selectmen
Background
FY93 Budget Modification - Article 4 amends the FY93 Budget
that we are currently in. There is approximately $95,000
worth of increases needed, and approximately $50,000 worth
of surplus funds in various accounts. The remaining amount
of $44,000 will be needed from the Town's "free cash." In
addition, between $100,000 and $200,000 in water capital ex-
penses will be needed to effectuate a permanent emergency
connection between the Town of Reading and the MWRA water
supply in Woburn. These monies will need to be paid out by
the Town, and we anticipate recovering at least some of
these costs from other sources. The details of these trans-
fers are shown on exhibit B.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
2
ARTICLE 3
TOWN OF READING MASSACHUSETTS
FIVE YEAR CAPITAL IMPROVEMENT PROGRAM
Fiscal Years 1993 through 1997
(cost in 0001s)
Cost by year and
source
of
funding
Project
Project Description
FY93
FY94
FY95
FY96
FY97
TOTAL
FIN-2
Replace Data Proc Equip
0.0
15.0
A
15.0
A
15.0
A
15.0
A
60.0
PS-F-5
Replace Bucket Truck
0.0
37.0
D
0.0
0.0
0.0
37.0
PS-F-6
Replace Pickup Truck
0.0
0.0
15.0
A
0.0
0.0
15.0
PS-F-7
Replace/Refurbish Pumper
0.0
10.0
A
200.0
D
0.0
0.0
210.0
PS-F-8
Replace Ambulance
0.0
0.0
0.0
0.0
85.0
A
85.0
SUBTOTAL - FIRE
0.0
47.0
215.0
0.0
85.0
347.0
PW-B-2
Reconstruct Lib Park Lot
0.0
42.0
A
0.0
0.0
0.0
42.0
PW-B-8
+
Repl.Fuel Sup.-Pol.Sta.
7.5
A
0.0
0.0
0.0
0.0
7.5
PW-B-9
Remodel./Addition.Pol.Sta.
0.0
50.0
D
0.0
0.0
0.0
50.0
SUBTOTAL - BUILDINGS
7.5
92.0
0.0
0.0
0.0
99.5
PW-C-3
Cemetery Development
0.0
75.0
C
75.0
C
75.0
C
75.0
C
300.0
PW-C-6
Replace Backhoe
0.0
20.0
C
0.0
0.0
0.0
20.0
PW-C-7
+
Cem.St.Reconstruction
6.0
C
8.1
C
9.5
C
9.5
C
0.0
33.1
SUBTOTAL - CEMETERY
6.0
103.1
84.5
84.5
75.0
353.1
~PW-E-1
Replace Backhoe/loader
0.0
45.0
A
0.0
0.0
45.0
S
90.0
PW-E-4
Replace Dump Trucks
0.0
55.0
A
55.0
S
55.0
S
55.0
S
220.0
PW-E-5
Replace Pickup Truck
0.0
12.0
A
0.0
0.0
0.0
12.0
PW-E-7
Reptcmt. Other Equip.
0.0
30.0
A
100.0
S
100.0
S
100.0
S
330.0
SUBTOTAL - EQUIPMENT
0.0
142.0
155.0
155.0
200.0
652.0
PW-P-1
Renovation of Pool
0.0
100.0
D
0.0
0.0
0.0
100.0
PW-P-2
Park Development
0.0
50.0
D
50.0
D
50.0
D
0.0
150.0
SUBTOTAL - PARKS
0.0
150.0
50.0
50.0
0.0
250.0
PW-R-1
Street Overlay
0.0
75.0
A
75.0
A
75.0
A
75.0
A
300.0
PW-R-2
+
St.Reconstruction
250.0
G
250.0
G
250.0
G
250.0
G
250.0
G
1,250.0
PW-R-3
Drainage Improvements
0.0
300.0
D
0.0
300.0
D
0.0
600.0
PW-R-4
+
St. Acceptances
0.1
A
15.0
B
15.0
B
15.0
B
15.0
B
60.1
PW-R-5
Walkers Brook Drive
0.0
440.0
G
0.0
0.0
0.0
440.0
Improvements
0.0
145.0
B
0.0
0.0
0.0
145.0
PW-R-6
+
West Side Imp.
70.0
G
1,500.0
G
0.0
0.0
0.0
1,570.0
PW-R-7
Curb/Sdewlk Const/Recon
0.0
200.0
G
100.0
G
100.0
G
100.0
G
500.0
PW-R-8
East Side Neigh. Imp.
0.0
100.0
G
0.0
0.0
0.0
100.0
PW-R-9
Depot Parking
0.0
80.0
G
0.0
0.0
0.0
80.0
PW-R-10
Realign/Reconst. Ash/Main
0.0
320.0
G
0.0
0.0
0.0
320.0
PW-R-11
+
Signals/Imp. - Square
270.0
G
750.0
G
0.0
0.0
0.0
1,020.0
SUBTOTAL - STREETS
590.1
4,175.0
440.0
740.0
440.0
6,385.1
PW-S-1
+
Inflow/Infiltration
77.5
E
75.0
E
75.0
E
75.0
E
75.0
E
377.5
PW-S-2
Main Reconstruction
0.0
450.0
G
0.0
0.0
0.0
450.0
0.0
50.0
E
0.0
0.0
0.0
50.0
PW-S-4
Vehicle Replacement
0.0
14.0
E
0.0
0.0
0.0
14.0
SUBTOTAL - SEWER
77.5
589.0
75.0
75.0
75.0
891.5
28-Oct-92 2a
TOWN OF READING MASSACHUSETTS
FIVE YEAR CAPITAL IMPROVEMENT PROGRAM
Fiscal Years 1993 through 1997 \
(cost in 0001s)
Cost by year and source of funding
Project Project Description FY93 FY94 FY95 FY96 FY97 TOTAL
PW-W-2
+ Treat.Plant Mod./Imp.
82.0
E
0.0
0.0
0.0
8,000.0
ED
8,082.0
PW-W-3
Vehicle Replacement
0.0
55.0
E
0.0
0.0
0.0
55.0
PW-W-4
New Well Development
0.0
100.0
E
0.0
100.0
E
0.0
200.0
PW-W-5
Woburn Water Interconnect
264.0
E
0.0
0.0
0.0
0.0
264.0
SUBTOTAL - WATER
346.0
155.0
0.0
100.0
8,000.0
8,601.0
SD-1
Computer/Wd Proc Equip
100.0
A
100.0
A
100.0
A
100.0
A
100.0
A
500.0
SD-2
Roof Replacement
46.0
A
206.0
D
0.0
0.0
395.0
SD-3
Space Remod.-Elem.Sch.
0.0
1,400.0
D
0.0
1,400.0
D
0.0
2,800.0
SD-4
Chp 504-lifts-Toilet Rem
L3t'o~
15.0
A
15.0
A
0.0
0.0
61.0
SD-5
Space Remod. - Middle Sch.
0.0
50.0
D
0.0
20.0
A
1,000.0
D
1,070.0
SD-6
Energy Related Proj
15.0
A
15.0
A
15.0
A
15.0
A
15.0
A
75.0
SD-7
Vehicle Replacement
12.0
A
12.0
A
15.0
A
15.0
A
15.0
A
69.0
SD-8
Floor Tile Replacement
15.0
A
15.0
A
15.0
A
15.0
A
15.0
A
75.0
SD-9
Install Suspnded Ceiling
22.0
A
0.0
25.0
A
0.0
0.0
47.0
SD-10
Window Replace. - Parker
0.0
175.0
D
30.0
A
0.0
0.0
205.0
SD-11
Refurbish Kitchen
0.0
0.0
50.0
E
0.0
0.0
50.0
SD-12
Rplce Ctsrm/Cafe Furn.
18.0
A
18.0
A
20.0
A
20.0
A
20.0
A
96.0
SD-13
Gate/Zone Vlve Replcmt
10.0
A
10.0
A
10.0
A
10.0
A
10.0
A
50.0
SD-15
Oil Tank Remov./Gas Conv.
t
]
10.0
G
50.0
G
50.0
G
50.0
G
160.0
SD-16
Asbestos Abatement
0.0
0.0
0.0
0.0
0.0
0.0
SD-18
Track Renovation
0.0
30.0
A
0.0
0.0
0.0
30.0
SD-19
Boiler Replacement-H.S.
0.0
65.0
A
0.0
130.0
D
0.0
195.0
SD-22
+ Refurbish Elev. RMHS
38.0
D
0.0
0.0
0.0
0.0
38.0
SUBTOTAL - SCHOOLS
404.0
1,961.0
551.0
1,775.0
1,225.0
5,916.0
LD-1
+ Ongoing Capital Projects
4,950.0
ED
0.0
0.0
0.0
0.0
4,950.0
LD-2
Distribution System Imp.
0.0
7,000.0
ED
0.0
0.0
0.0
7,000.0
SUBTOTAL - ELECTRIC
4,950.0
7,000.0
0.0
0.0
0.0
11,950.0
GRAND TOTALS
6,381.1
14,429.1
1,585.5
2,994.5
10,115.0
35,505.2
+
Included in 1992 Town Meeting Warrant as Art
icles
or in Budget
SUMMARY OF CAPITAL IMPROVEMENT PROGRAM BY YEAR BY SOURCE OF FUNDS
(Cost in 0001s)
SOURCE OF FUNDING
FY93
FY94
FY95
FY96
FY97
TOTAL
A
Annual Appropriation
199.6
610.0
350.0
285.0
350.0
1,794.6
B
Betterment
0.0
160.0
15.0
15.0
15.0
205.0
C
Sale of Cemetery Lots
6.0
103.1
84.5
84.5
75.0
353.1
D
Debt to be Authorized
1212.91
2,162.0
456.0
1,880.0
1,000.0
5 710.0
E
Enterprise Appropriation
423.5
294.0
125.0
175.0
75.0
1 092.5
ED
Enterprise Debt
4,950.0
7,000.0
0.0
0.0
8,000.0
9,950.0
G
Grant or Outside Funding
590.0
4,100.0
400.0
400.0
400.0
5,890.0
S
Sale of Real Estate
0.0
0.0
155.0
155.0
200.0
510.0
6 381.1
14,429.1
1,585.5
-
2,994.5
10,115.0
35,505.2
28-Oct-92 Not-S CdANGES FRow_ 1 (LCV 10V5L (1~oPl'tJ }~(LUGRt~~
2b
ARTICLE 4
( MODIFICATIONS TO FY 1993 BUDGET
LINE ADD. FUNDS
NUMBER ACCIT # DESCRIPTION NEEDED
C3 022 FINCOM RESERVE FUND $0
C5
031
BD. OF ASSESSORS SAL.
C12
035
FINANCE SAL.
D8
051
TOWN CLERK SAL.
810
062
COMM. DEV. SAL.
B11
062
COMM. DEV.EXP.(MAST.PLAN)
H1
080
BUILD. MAINT. SAL.
H2
080
BUILD. MAINT. EXP.
G2
111
POLICE EXP. (VEHICLE)
G2
111
POLICE EXP. (COMPUTER)
G6
121
FIRE SAL.
B8
141
INSPECTIONS SAL.
H4
302
ENG. SAL.
H7
312
WASTE COLL/DISP.(MRF)
E1
511
HEALTH SAL. (NURSE)
E3
541
ELD. SERV. (VAN DRIVER)
K1
710
DEBT SERVICE
L3
815
UNEMPLOYMENT
D12
850
PROP./CAS. INSURANCE
TOTALS
M4 061-400 WATER CAPITAL
WATER SURPLUS
GRAND TOTALS
i j
28-Oct-92
$1,000
$1,050
$837
$250
$10,818
$14,000
$5,780
$50,000
$2,962
$1,460
$2,209
$0
$0
$5,188
FUNDS
AVAILABLE
$11,000
$10,818
$23,000
$2,000
$95,554 $46,818
$264,000
$264,000
$359,554 $310,818 $48,736 FROM FREE CASH
$264,000 FROM WATER SURPLUS
$46,818 FROM TRANSFERS
2c
ARTICLE 5 To see what sum the Town will raise by borrowing
or from the tax levy or transfer from available funds, or other-
wise, and appropriate for the purpose of repairing or replacing
sections of the roof at Reading Memorial High School, 62 Oakland
Road, Reading, Massachusetts, such appropriation to include all
engineering fees and preparation costs required to complete the
purpose of this Article, all monies to be expended under the
direction of the Reading School Committee, or take any other ac-
tion with respect thereto.
School Committee
Background
High School Roof - Article
portions of the Reading High
Arts and foreign language
bonded.
Bylaw Committee Report
Finance Committee Report
of $143000.
5 requests $143,000 to replace
School Roof in the Industrial
areas. This amount will be
No Report
Recommend 7-0-1 in the amount
ARTICLE 6 To see what sum the Town will raise by borrowing
or from the tax levy or transfer from available funds, or other-
wise, and appropriate for the purpose of removal of underground
fuel tanks and for the conversion to gas heat at Coolidge Middle
School, 89 Birch Meadow Drive, Birch Meadow School, 27 Arthur B.
Lord Drive, and Reading Memorial High School, 62 Oakland Road,
Reading, Massachusetts, such appropriation to include all en-
gineering fees and preparation costs required to complete the
purpose of this Article, all monies to be expended under the
direction of the Reading School Committee, or take any other ac-
tion with respect thereto.
School Committee
Background
Gas Conversion at Schools - Article 6 would provide for con-
version of school buildings in the Birch Meadow area (Birch
Meadow School, Coolidge Middle School, and Reading Memorial
High School) to gas heat. The gas company will run the
supply into the sites, right up to the buildings. However,
the Town will be responsible for removing oil tanks and con-
verting burners to the natural gas supply. This item is on
the capital program, and is part of an ongoing effort by the
Town to eliminate underground oil storage tanks in public
buildings throughout the community. At the time of this
report, the cost is not known. A complete report will be
given to Town Meeting.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 7 To see what sum the Town will raise by borrowing
or from the tax levy or transfer from available funds, or other-
wise, and appropriate for the purpose of installing chair lifts
r
3
ARTICLE 7 (continued)
at Coolidge Middle School, 89 Birch Meadow Drive, Reading, Mas-
sachusetts, such appropriation to include all engineering fees
and preparation costs required to complete the purpose of this
Article, all monies to be expended under the direction of the
Reading School Committee, or take any other action with respect
thereto.
School Committee
Background
Coolidge Chair Lifts - Article 7 requests funding to provide
chair lifts at the Coolidge Middle School to access the gym-
nasium and the art and tech-ed areas of the building in or-
der to make them handicapped accessible. The total amount
requested is $31,000.
Bylaw Committee Report No Report
Finance Committee Report Recommend 6-1-1, with the
funding coming from unexpended excess bond funds.
ARTICLE 8 To see what sum the Town will raise from the tax
levy or transfer from available funds, or otherwise, and ap-
propriate for the purpose of further evaluating the methods of
meeting the future space needs of the Reading Public Schools; all
monies to be expended under the direction of the School Building
Committee.
School Committee
Background
School Building Needs - Article 8 requests funding for the
School Building Committee to evaluate building needs in the
school system to deal with increased enrollment and struc-
tural obsolescence. $25,000 in funding is requested.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 9 To see what sum the Town will raise from the tax
levy or transfer from available funds, or otherwise, and ap-
propriate for the purpose of purchasing unwanted grave spaces, or
take any other action with respect thereto.
Board of Cemeterv Trustees
Background
Repurchase of Cemetery Lots - Article 9 provides for, the
re-purchase of cemetery lots from people who have previously
purchased the lots but want to sell them back to the Town.
The $2,000 requested is from the Sale of Lots Fund. The
lots are repurchased at their initial sales price and are
sold at the current sales price.
Bylaw Committee Report No Report
Finance Committee Report _Action Pending
4
ARTICLE 10 To see if the Town will vote to accept one or
more gifts to be administered by the commissioners of Trust
Funds, such gifts to be used for the purposes for which they are
given to the Town, or take any other action with respect thereto.
Board of Selectmen
Background
Gift Acceptance - Article 10 would accept a gift to the
Library that was left in the will of Roderick G. McKay in
the amount of $7,452.84.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 11 To see if the Town will vote to accept the provi-
sions of General Laws Chapter 44, Section 53F 1/2 to establish an
enterprise fund relating to the collection or disposal of refuse,
garbage and solid waste, or take any other action with respect
thereto.
Board of Selectmen
Background
Rubbish Collection Enterprise Fund - Article 11 would estab-
lish an enterprise fund for rubbish collection and disposal.
Currently, the rubbish fee is collected, based on the Town's
best estimate of what the rubbish collection and disposal
costs will be. Any surplus that is collected in this ac-
count, if there were to be any, would have to go into free
cash and be available for appropriation into the General
Fund of the Town. The purpose of the fee is to offset only \
the cost of rubbish collection and disposal. This article
would allow the Town to keep revenues from rubbish collec-
tion and disposal fees in an account to be used only for
that purpose, should there be a surplus.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 12 To see if the Town will vote to authorize the
Board of Selectmen to sell, or exchange; or dispose of, upon such
terms and conditions as they may determine, various items of Town
tangible property, or take any other action with respect thereto.
Board of Selectmen
Background
Disposal of Surplus Property - Article 12 requests Town
Meeting to authorize the trade-in of Finance Department com-
puter equipment with an estimated value of $2,000. The
Finance Committee can approve trade-ins of up to $500. Ad-
ditionally, the School Department would like approval to
dispose through sale of the Compugraphic typesetting equip-
ment and supplies, since they have been replaced by a new
system used in the graphic arts area of the High School.
5
Article 12 (continued)
There will be two motions under this article.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 13 To see what sum the Town will raise by borrowing
or from the tax levy or transfer from available funds or other-
wise and appropriate for the purpose of completion of subdivision
roadway and right-of-way work in Sanborn Village Phases III and
IV in accordance with the terms of certain Covenant Agreements
dated October 4, 1985 and July 11, 1988 executed to the benefit
of the Town of Reading by The Bank For Savings and Rivers
Development Corp. pursuant to the Rules and Regulations Governing
the Subdivision of Land of the Town of Reading in accordance with
Massachusetts General Laws Chapter 41, such funds to be expended
by and under the direction of the Board of Selectmen, or take any
other action with respect thereto.
Community Planning and Development Commission
Background
Sanborn Village Bond Taking - In 1985 and 1988 Rivers
Development Corporation, the Bank for Savings, and the Town
of Reading entered into Tri-Party Agreements to bond all
work, particularly street right-of-way and utility improve-
ments, required in the Sanborn Village Phases III and IV
Subdivisions. In 1991 the Bank for Savings, as construction
lender, took over the subdivisions from the developer and
thereby assumed responsibility for the completion of remain-
ing subdivision work. However, this past spring the Bank
for Savings was taken over by the Federal Deposit Insurance
Corporation. Unsure of the status of the bond funds, the
Town Planner, with the approval of the Community Planning
and Development Commission, revoked the releases on the two
remaining unsold lots thereby rendering them legally unbuil-
dable. In order to sell these lots, the FDIC worked with
the Town Planner and the Town Engineer, and as a result
remitted, from the proceeds of sale of the two lots, to the
Town of Reading the sum of $45,020, which is sufficient to
complete all remaining subdivision work; in return the Town
restored the lot releases and assumed the responsibility for
completing the street, utility, and associated work. This
money, now held by the Town, may only be used for these pur-
poses, and only upon appropriation by Town Meeting, which is
the purpose of this Article.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
6
ARTICLE 14 To see what sum the Town will raise by borrowing,
or from the tax levy, or transfer from available funds, or other-
wise, and appropriate for the purpose of completion of construc-
tion of roadways and associated improvements, known as Partridge
Road, in the Batchelder Estates Subdivision, in accordance with
the terms of a certain Covenant Agreement dated March 27, 1990
between the Town of Reading and Edward G. Knudsen and Robert W.
Murray as Trustee of Batchelder Estates Trust, pursuant to the
Rules and Regulations Governing the Subdivision of Land of the
Town of Reading in accordance with Massachusetts General Laws
Chapter 41, such funds to be expended by and under the direction
of the Board of Selectmen, or take any other action with respect
thereto.
Community Planning and Development Commission
Background
Batchelder Estates Bond Taking - In 1990, the developer of
the Batchelder Estates Subdivision bonded remaining subdivi-
sion utilities and street work. Following subsequent bond-
amount reductions, remaining bond funds equal $9500, held by
the Town in a joint passbook account with the developer.
Most of the work has been completed and all the lots have
been sold, but the Community Planning and Development Com-
mission and lot-purchasers, have become frustrated at the
level of quality of some of the work, particularly that of a
stone wall retaining an abutter's land, and at the lack of
timeliness exhibited by the developer in completing the
relatively small amount of remaining work. This Article has
been placed on the Warrant by the Commission as a precau-
tion. Should unreasonable delays in the completion of work
continue, the Commission would be able to use the bond if it
deems necessary and utilize the bond funds to have the Town
to finish such work.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 15 To see what sum the Town will raise by borrowing,
or from the tax levy, or transfer from available funds, or other-
wise, and appropriate for the purpose of completion of construc-
tion of roadways and associated improvements, known as Fairchild
Drive, Lindsey Lane, and a portion of Ashley Place, in the Fair-
wood Acres Subdivision, in accordance with the terms of certain
Covenant Agreements dated April 18 and May 16, 1988 between the
Town of Reading and Felix Quinn and Mary Ann Cerat, Trustees of
Fairwood Acres Realty Trust and a certain Tri-Party Agreement
dated August 10, 1989 between the Town of Reading, Mary Ann Cerat
and David J. Carlberg as Trustees for Fairwood Acres Realty Trust
II, and the Danvers Savings Bank, pursuant to the Rules and
Regulations Governing the Subdivision of Land of the Town of
Reading in accordance with Massachusetts General Laws Chapter 41,
such funds to be expended by and under the direction of the Board
of Selectmen, or take any other action with respect thereto.
Community Planning and Development Commission
7
Article 15 (continued)
Background
Fairwood Acres Bond Taking - In 1988, the original
developers, the Danvers Savings Bank, and the Town of Read-
ing entered into a Tri-Party Agreement bonding the comple-
tion of street, utility, and associated work in the Fairwood
Acres Subdivision. In 1989, the original developer went
bankrupt, and the Danvers Savings Bank assumed the role of
subdivision developer. By mid-1991, when the original
completion date for the subdivision expired, the improve-
ments had been substantially finished, but since then these
improvements have become severely damaged in the course of
construction of houses or have deteriorated through lack of
maintenance. In addition, despite repeated requests by the
Town, the developer has not taken any steps to have the
completion date extended and has not provided the Community
Planning and Development Commission with any revised comple-
tion schedule. The Commission has requested this Article as
a precaution. Should these matters not be resolved in a
reasonable period of time, appropriation of these bond funds
would enable them to be used by the Town for completion and
repair of subdivision streets and utilities if the Commis-
sion should deem it necessary to utilize the bond.
Bylaw Committee Report No Report
Finance Committee Report Action Pending
ARTICLE 16 To see if the Town will vote to accept the gift
from John McMillan of easements for sidewalks and sight lines in,
to and over a portion of his land at the intersection of Village
and Washington Streets, or take any other action with respect
thereto.
Board of Selectmen
Background
Acceptance of Property Gift - Article 16 accepts a donation
of an easement at Village and Washington Street from the
neighboring property owner. The Town is improving
Washington Street from Lakeview Avenue to Main Street, in=cluding curbing, sidewalks, and repaving. At Village and
Washington, residents in the neighborhood requested some
modifications to reduce the cut-through traffic. The dona-
tion by John A. McMillan will allow some modification to the
intersection to take place, which will cut down on the
through traffic. The sketch attached shows the proposed im-
provements and the area of the easement.
Bylaw Committee Report No Report
Finance Committee Report No Report
8
ARTICLE 16
SMV" AREA
SIGHT- LIFE AREA -
PROPOSED
CURBING
'RN STREET
50.00
PAML 39
9800 SF
MacMi I I ion Property
129 Green Street
Map 56 Parcels 228139
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A=1270-48'-00
T= 40.83. ~AREA=370.56 s.f.
ENGINEERING DIVISION 10.92
ARTICLE 17 To see if the Town will vote to accept the gift of
all of the owner's right, title and interest in and to the fol-
lowing described parcels of land currently believed to be owned
by the Trustees of the Batchelder Estates Trust for the following
described purposes, or take any other action with respect
thereto:
Those certain parcels of land situated off of Partridge Road
and shown as Lots 5A-1, 5A-2 and 5A-3 on the plan entitled: "Plan
of Land in Reading, Mass. Prepared For: Batchelder Estates Trust
Scale 1" = 40' August 24, 1992" by Commonwealth Engineering, Inc.
Lot 5A-1 is shown on said plan as containing 31,282 square feet
(.72 acres) and is proposed to be acquired by the Town of Reading
for general municipal purposes including use by the Board of
Cemetery Trustees; Lot 5A-2 is shown on said plan as containing
189,764 square feet (4.36 acres) and is proposed to be acquired
by the Town for conservation purposes; and Lot 5A-3 is shown on
said plan as containing 13,508 square feet (.31 acres) and is
proposed to be acquired by the Town for general municipal pur-
poses including drainage purposes.
Board of Selectmen
Background
Acceptance of Land Donation - Article 17 accepts the dona-
tion of land from Batchelder.Estates for three purposes: a
portion is to be attached to adjacent property for cemetery
purposes (..72 acres); 4.36 acres to conservation purposes;
and .31 acres for drainage purposes. This is in accordance
with the development plan of Batchelder Estates, which is
Partridge Lane off of Franklin Street. The attached sketch
details this proposed land transfer.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 18 To see if the Town will vote to transfer the care,
custody, management and control of the following described land
or portions thereof, which is commonly known as Batchelder Field,
from the School Committee and/or Board of Selectmen to the Board
of Cemetery Trustees for cemetery purposes and to the Conserva-
tion commission for conservation purposes; and to see if the Town
will vote to file a petition and/or approve the filing of a peti-
tion to the General Court, if necessary, for a special act or for
leave of the General Court, pursuant to Articles 49 and 97 of the
Articles of Amendment to the Massachusetts Constitution, or any
other enabling authority, authorizing the Town to transfer the
care, custody and control of any portion of the following
described land currently being held for conservation purposes to
the Board of Cemetery Trustees, or take any other action with
respect thereto: .
The land shown as Lot 1 on Town of Reading Board of Asses-
sors' Map 227, Revised January 1, 1984, and consisting of ap-
proximately 37.14 acres situated on the northerly side of
9
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AR-na-ES r7, 18 & 19
ENG S DMSM 10-92
BARE MEADOW
CONSEFtV4TI0N AREA
..J 1 1 1 .J_
NG OFEN LAND TRUST
FR
BAFE MEADOW CO(VSER1/ATION
ARTICLES 17,18 8k 19
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Article 18 (continued)
Franklin Street, said land being shown as Parcels B, C and E on
the plan of land entitled: "Plan of Land in Reading, Mass. Scale: (1" = 100' March 9, 1983" recorded at the Middlesex South District
Registry of Deeds as Plan 295 of 1983.
Board of Selectmen
Background
Transfer of Batchelder Field Property - Article 18 would
transfer portions of the Batchelder Field property to Con-
servation and to the Cemetery. 8.9 acres would go to the
cemetery, which would be the front portions along Franklin
Street. The remainder of which would be approximately 28
acres would go to conservation purposes. Because portions
of the property have previously been accepted by the Town
for Conservation and Recreation purposes, this article makes
the transfer and requests legislative approval for portions
of the transfer. The front portions of the property were
initially accepted by the Town for school purposes, and
released by the School Committee for other use in 1984. The
attached sketch details this proposal.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 19 To see if the Town will vote to file a petition
and/or approve the filing of a petition to the General Court for
a special act or for leave of the General Court, pursuant to Ar-
ticles 49 and 97 of the Articles of Amendment to the Mas-
sachusetts Constitution, or any other enabling authority,
authorizing the Town to transfer the care, custody and control of
the following described land from the Board of Selectmen and/or
Conservation Commission to the Board of Selectmen and/or Conser-
vation Commission for the purposes of conveying it to Richard and
Arlene Harper of 695 Pearl Street, Reading, MA for consideration
of the transfer by Richard and Arlene Harper to the Town of Read-
ing of an equal or greater amount of land for conservation pur-
poses; and to determine the minimum amount to be paid for such
conveyance; and to authorize the Board of Selectmen and/or Con-
servation Commission to convey all or any part of said property
for such amount or a larger amount, and upon such other terms and
conditions as the Board of Selectmen and/or Conservation commis-
sion shall consider proper, and to deliver a deed therefor to
said purchaser; and to see what sum the Town will raise by bor-
rowing, or transfer for available funds or otherwise and ap-
propriate to carry out the purposes of this article, or take any
other action with respect thereto:
Approximately 22,737.6 square feet of land in the Bare
Meadow Conservation Area off of Pearl Street being a portion of
Lot 2 on Town of Reading Board of Assessors' Map 238, revised
January 1, 1978. ,
Conservation commission C_
10
Article 19 (continued)
Background
Land Swap - Article 19 would petition the General Court for
authorization to transfer control of 1/2 acre of conserva-
tion land; authorize Selectmen to convey said land; and set
the amount of payment for such conveyance. Richard and Ar-
lene Harper have offered to exchange approximately 3.72
acres of land to the Town for conservation purposes, in
return for approximately 1/2 acre (22,737.6 square feet) of
Bare Meadow Conservation Area which abuts their house lot,
and which has approximately twenty feet of frontage on Pearl
Street, for the purpose of creating another house lot.
The 3.72 acre parcel includes significant wooded uplands and
wetlands and abuts Bare Meadow, the 4.36 acre parcel in Ar-
ticle 17 (Lot 5A-2), and the 37.14 acre parcel in Article 18
(Lot 1). It would be added to Bare Meadow. The 1/2 acre
parcel is wooded upland between two house lots on Pearl
Street (between 695 and 701 Pearl Street). A buffer strip
with ten feet of frontage and width would be retained along
the side of 701 Pearl Street as part of Bare Meadow, to con-
tinue to provide foot access to Bare Meadow (Bare Meadow has
a parking lot nearby, behind 739 Pearl Street).
Because this portion of Bare Meadow was acquired in part
with State and Federal money, the exchange, if approved
here, must also be approved by the Massachusetts Division of
Conservation Services and the National Park Service. The
major test applied by the two agencies is that land of equal
monetary value and recreational use be acquired in exchange.
This Article would do four things:
(1) It would allow the Selectmen to transfer 1/2 acre of
Bare Meadow out of conservation control for the purpose of
the land exchange, subject to the General Court's (the
Legislature's) approval;
(2) It would set the minimum payment for conveyance of the
1/2 acre to the Harpers;
(3) It would authorize the Selectmen to convey the 1/2 acre
parcel to the Harpers in exchange for an equal or larder
amount (the Harpers have agreed to exchange 3.72 acres), and
it would authorize the Selectmen to set terms and conditions
for the exchange; and
(4) It would set a sum to be raised by the Town to carry
out the purposes of this Article. No costs to the Town are
associated with this article.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 20 To see if the Town will vote to file a petition
and/or approve. the filing of petition to the General Court for a
special act or for leave of the General Court, pursuant to Ar-
ticles 49 and 97 of the. Articles of Amendment to the Mas-
sachusetts Constitution, or any other enabling authority,
authorizing the Town to transfer the care, custody and control of
11
ARTICLE 20
RIFLE CWB-CONSERVATION
SWAP
ENGR. DIM 10-92
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AREAS C & D TO RI CLUB = 6391 acres
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Article 20 (continued)
the following described land from the Conservation Commission
and/or Board of Selectmen to the Conservation Commission and/or
Board of Selectmen for the purposes of conveying it to the Read-
ing Rifle and Revolver Club, Inc. for consideration of the trans-
fer by the Reading Rifle and Revolver Club, Inc. to the Town of
Reading of an equal or greater amount of land for conservation
purposes; and to determine the minimum amount to be paid for such
conveyance; and to authorize the Board of Selectmen and/or Con-
servation Commission to convey all or any part of such property
for such amount or a larger amount, and upon such other terms and
conditions as the Board of Selectmen and/or Conservation Commis-
sion shall consider proper, and to deliver deed therefor to said
Reading Rifle and Revolver Club, Inc.; and to see what sum the
Town will raise by borrowing or transfer from available funds or
otherwise, and appropriate to carry out the purposes of this ar-
ticle, or take any other action with respect thereto:
The land off of Haverhill Street shown as Parcels C and D on
a plan of land entitled: "Plan of Land in Reading, Mass., Scale:
1" = 100' dated June 9, 1992 prepared by Gerrit Consulting." Par-
cel C contains 270,254 square feet (6.204 acres) and Parcel D
contains 25,581 square feet (.587 acres) all as shown on said
plan. Parcels C and D are portions of Lot 1 on Town of Reading
Board of Assessors' Map 125, revised October 10, 1972.
Conservation Commission
Background
Haverhill Street Land Swap - Article 20 would petition the
General Court for authorization to transfer control of con-
servation land; authorize the Board of Selectmen to convey
said land; and set amount of payment for such conveyance.
The Reading Rifle and Revolver Club has a license agreement
with the Town to maintain its 600 yard firing line on a por-
tion of South Cedar Swamp Conservation Area. The firing
line existed prior to the Town's acquisition of South Cedar
Swamp. This article would swap an equal amount of.land be-
tween the Reading Rifle and Revolver Club and the Town.
The bulk of the land to be acquired by the Town (6+ acres)
would provide a better buffer corridor along the Dead River,
which flows into North Cedar Swamp Conservation Area. Buff-
ers like this one are a priority reason for acquisition of
conservation land.
Conveyance to the Club will eliminate the need for the
license, and straighten out the boundary between the two
owners.
The attached sketch outlines the details of this transfer.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 21 To see if the Town will vote to authorize the
Board of Selectmen to convey and/or abandon certain rights of
easements for emergency access and pedestrian access in Reading,
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Article 21 (continued)
Middlesex County, MA, situated on Lots 16 and 17 shown on a plan
entitled: "Definitive Plan Benton Circle & Aurele Circle, Read-
ing, Mass." dated August 28, 1979 and recorded in the Middlesex
South District Registry of Deeds, which were conveyed to the Town
in a "Conveyance of Easements and Utilities" dated October 17,
1979 recorded at said Registry of Deeds in Book 13824, Page 84,
including authorizing the reduction of the size of said thirty
(301) foot wide easement and/or the size of the ten (101) foot
wide paved emergency access located thereon, and to determine the
minimum amount to be paid for such conveyance and/or abandonment,
and to authorize the Board of Selectmen to convey or abandon all
or any part of said rights of easements for such amount or larger
amount and upon such other terms and conditions as the Selectmen
shall consider proper and to deliver a deed therefore if neces-
sary; or take any other action with respect thereto.
By Petition
Background
Modify Easement By Petition - Article 21 is a petition ar-
ticle which would vacate or modify an easement between the
end of the cul-de-sac on Benton Circle and the end of the
dead end street on Margaret Road. There has been con-
siderable discussion about this easement and its use for
pedestrian access and for public safety purposes. Both the
Police and Fire Chief have indicated that it is no longer
needed for public safety purposes.
1 The attached sketch details the proposed change.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 22 To see if the Town will vote to authorize the
Board of Selectmen to convey and/or abandon a certain forty (401)
foot right of way and easement in Reading, Middlesex County, MA
situated on Lot 8 on a plan entitled: "Final Subdivision Plan of
Pine Grove Estates, Reading, Mass. Scale 1" = 4011' dated June 1,
1973, as revised, recorded at the Middlesex South District
Registry of Deeds as Plan No. 516 of 1974; to determine the mini-
mum amount to be paid for such conveyance and/or abandonment, and
to authorize the Board of Selectmen to convey or abandon all or
any part of said right of way and easement for such amount or
larger amount and upon such other terms and conditions as the
Selectmen shall consider proper and deliver a deed therefor if
necessary; or take any other action with respect thereto.
Board of Selectmen
Background
Vacate Pine Grove Estates Easement - Article 22 would vacate
an easement on Haverhill Street that was formerly part of
the Pine Grove Estates Development. This subdivision was
re-worked and the easement is no longer required.
13
13a
Article 22 (continued)
The attached sketch shows the details of this easement.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 23 To see if the Town will vote to amend the Reading
Zoning By-Laws as follows, or take any other action with respect
thereto:
1. Amend Section 2.2.13. definition of "Frontage" by ad-
ding the phrases "a lot line along" and "having a depth into the
lot of not less than twenty (20) feet," so that Section 2.2.13.
shall read as follows:
2.2.13 FRONTAGE: the continuous length of a lot line
along a street line, having a depth into the lot
of not less than twenty (20) feet, not burdened by
access easement at the time of subdivision, across
which access is legally and physically available
for pedestrians and vehicles. The end of a street
without a cul-de-sac shall not be considered
frontage."
2. Add the following new Section 2.2.21.1.:
112.2.21.1 LOT WIDTH: the width of a lot governed by the
diameter of a circle, said circle fitting entirely
within the lot and being tangent with the front
lot line."
3. Amend Section 5.1.2. "Table of Dimensional Controls" by
adding under "Minimum Lot" a new column entitled "Lot Width,
Circle Diameter, feet" and by inserting the following figures
into said new column in the following rows:
"Lot Width
Circle Diameter
One or Two Family Dwelling feet
in S-10 District 60
in S-20 Districts 60
in S-40 Districts 60"
Community Planning and Development Commission
Background
Zoning By-Law Amendment on Lot Width - The Community Plan-
ning and Development Commission has noticed that as land in
Reading has become scarcer, property owners and developers
have become increasingly creative in subdividing existing
properties for the purpose of maximizing the number of lots.
Often this has occurred with larger parcels in established
neighborhoods. The Commission has heard complaints about
this trend from residents in various parts of Town. While
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Article 23 (continued)
such lots have the requisite lot size and street frontage,
the configuration of the new lots is often unusual or ir-
regular. Examples are hourglass-shaped lots, or porkchop-
shaped lots. These result in unconventional siting of
houses on such lots and in a higher development density than
is either intended by zoning or than what a neighborhood
could reasonably expect. The purpose of this article is to
reduce, if not eliminate, the ability to create these non-
standard types of new lots. It does so by requiring that
frontage have not only a length, as it does now, but also a
depth (20 feet), and by establishing a geometric standard
for the shape of new lots, through requiring that a lot must
be of a shape that will contain, inward from the frontage, a
circle of at least a 60-foot diameter.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 24 To see if the Town will vote to amend Section 4.9
of the Reading Zoning By-Laws as follows, or take any other ac-
tion with respect thereto:
1. Amend Section 4.9.2.1. by inserting the following
definitions in proper alphabetical order in said section:
( I Article 24 (continued)
"DNA: Deoxyribonucleic acid"
"RDNA technology: The industrial science of molecular con-
struction outside living cells by join-
ing natural or synthetic DNA segments to
DNA molecules that can replicate in a
living cell."
2. Amend Section 4.9.3.2. by inserting the following sen-
tence after the first sentence of the third paragraph thereof:
"The need for a three-dimensional model for large projects shall
be discussed by the developer and CPDC and a determination shall
be made as to whether such a model shall be an application
requirement."
3. Amend Sections 4.9.3.3. and 4.9.3.10. by deleting from
the last sentence of each section the phrase "in the CPDC's
regulations"
4. Amend Section 4.9.3.4. by deleting from the second sen-
tence thereof the phrase "or in a fee schedule for PUD review
specifically adopted and amended by the CPDC from time to time"
5. Amend Section 4.9.3.6. by adding at the end of the
first sentence thereof the phrase and whose fees are paid for
by the developer."
15
Article 24 (continued)
6. Amend Section 4.9.4.2 by deleting the subsection com-
mencing with the words "Research and Development uses" in its en-
tirety and substituting therefor the following: "Research and
Development uses, such as electronic and computer laboratories;
biotechnology laboratories including those which utilize RDNA
technology; light manufacturing related to electronic or computer
laboratories or biotechnology laboratories including those which
utilize RDNA technology, but excluding activities which ex-
clusively possess, use or transfer licensed nuclear materials
(including source materials, special nuclear materials, or by-
product materials as defined in Title 10, Chapter 1 of the Code
of Federal Regulations, Part 20, "Standards for Protection
Against Radiation"), or other toxic or hazardous materials;"
7. Add the following new Section 4.9.5.7.:
114.9.5.7. Special Requirements for Biotechnology Uses
The following provisions shall apply to any establishment involv-
ing the use of biotechnology:
a. Biotechnology exclusion: Any RDNA technology use re-
quiring P4 level of containment or involving the use of
insect viruses to propagate DNA sequences, as clas-
sified by.guidelines or regulations promulgated by the
National Institutes of Health (NIH) of the United
States Department of Health and Human Services, includ-
ing those contained in 46 F.R. 34463-34487 on July 1,
1981 as may be amended and 45 F.R. 24968-24971 on April
11, 1980 as may be amended, shall be prohibited.
b. Safety Requirements: Any use of RDNA technology shall
require compliance with the administrative safety re-
quirements of Section IV-D of the "Guidelines for
Research Involving Recombinant DNA Molecules" (46 F.R.
34463-34487) promulgated by the National Institutes of
Health on July 1, 1981, as may be amended,.including
but not limited to the following:
(1) Establishment of an Institutional Biosafety Com-
mittee (IBC),
(2) Development of safety plans and manuals,
(3) Appointment of a Biological Safety Officer (only
in establishments using biotechnological research
or manufacturing requiring P3 level of containment
as defined in section 4.9.5.7.a. above).
C. Permits and Inspections: Any use of RDNA technology
within a Zoning Overlay District shall require a spe-
cial permit issued by the Reading Board of Health.
Such permit shall be issued upon certification by the
IBC that the facility is in compliance with this PUD
16
Article 24 (continued)
By-Law and NIH guidelines. The Board of Health shall
conduct annual inspections to ensure compliance. The
IBC shall renew certification annually.
d. Environmental Surveillance Program: The IBC shall es-
tablish medical and environmental surveillance programs
in accordance with NIH guidelines and submit such.
programs to the Board of Health for approval. Such
surveillance programs shall include wastewater sample
monitoring and reporting of test results to the Board
of Health on a periodic basis to ensure that recom-
binant organisms are not released into the environment.
Emergency preparedness training for the Department of
Human Services, Fire Department, Police Department, and
Department of Public Works shall be conducted to train
personnel for emergency response.
Community Planning and Development Commission
Background
Zoning Amendment to Allow Biotechnology Uses in the Planned
Unit Development Zoning Overlay District - As adopted in
1987, the Planned Unit Development (PUD) section of the
Zoning By-Laws prohibits biotechnology uses in the PUD
Zoning Overlay District, which is coterminous with the In-
dustrial District. Since that time, the economic viability
of biotechnology enterprises, and the prospect for these en-
terprises to become a major component of the economic and
employment base of our region, have increased. The purpose
of this Article is both to make specific allowance for per-
mitting such uses in our Industrial/PUD area and at the same
time to impose adequate safeguards to ensure that such en-
terprises operate with no risk to public and employee health
or safety. This proposed amendment incorporates specific,
and extensive, safety and monitoring requirements set forth
by the National Institutes of Health. These standards have
been adopted by other municipalities seeking to allow or en-
courage the establishment or growth of biotechnology uses.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 25 To see if the Town will vote to amend the Reading
Zoning By-Laws by amending Section 6.2.1. thereof as follows, or
take any other action with respect thereto:
1. Delete Section 6.2.1.1. in its entirety and substitute
therefor the following:
116.2.1.1. There shall be no permanent special promotion
signs or banners or temporary or permanent streamers, pennants,
balloons, or placards erected, suspended, posted, or affixed in
any manner outdoors or on the building exterior or premises."
17
Article 25 (continued)
2. Amend Section 6.2.1.2. by adding the phrase except
for temporary special promotion signs as provided in Section
6.2.1.3. hereof" after the phrase "located and" so such Section
shall read as follows:
116.2.1.2. Signs shall relate to the premises on which they
are located and, except for temporary special promotion signs as
provided in Section 6.2.1.3. hereof, shall only identify the oc-
cupant of such premises, the services available, hours of opera-
tion, the products sold and their respective trade names."
3. Add the following new Section 6.2.1.3.:
116.2.1.3. Temporary special promotion signs shall be allowed
in any business or industrial zoning district only under the fol-
lowing conditions:
They shall be allowed only through the issuance of a tem-
porary sign permit issued for a maximum period of sixty (60) days
by the Building Inspector upon his satisfaction that all of the
following conditions are fulfilled; should the Building Inspector
find that one or more of these conditions are not being ful-
filled, he shall revoke said permit, whereupon failure to remove
such sign immediately shall be a violation of these Zoning By-
Laws.
They shall be only for purposes of informing the public of
non-recurring, seasonal or temporary special sales, promotional
events, open houses or grand openings conducted on the premises.
They shall contain no internal illumination or be il-
luminated by any flashing, traveling, intermittent, revolving or
moving lighting.
Not more than three (3) such signs shall be permitted on any
premises at any one time.
They shall not be hand-lettered, but shall be professionally
lettered on paper, cardboard, metal, or plastic signboards, or on
cloth banners, affixed to a building wall, window or pre-existing
permanent post.
Placement and maximum signboard area of any such sign shall
be as follows:
(1) If affixed to a wall, no more than forty-eight (48)
square feet and affixed parallel to the wall;
(2) If affixed to a window, no more than twenty-five per-
cent (25%) of the area of the window; if no temporary
sign permit is in effect for the premises, then there
shall be no limitation as to interior signs on those
premises.
18
Article 25 (continued)
(3) If affixed to a post, no more than twelve (12) square
feet, no closer to the front property line of the
premises than five (5) feet, and no lower than eight
(8) feet above the ground as measured to the bottom of
the signboard."
Community Planning and Development Commission
Background
Temporary Signs - The Zoning By-Laws as written make no al-
lowances for businesses to have temporary signs for inform-
ing potential customers of special sales, promotional
events, and similar non-recurring business activities. This
Article would allow such signs, but only to a limited ex-
tent, and only under specified conditions. Enforcement
would be expedited through issuance of sixty-day temporary
sign permits. These signs would be in addition to the per-
manent business identification signs already allowed in the
Zoning By-Laws.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 26 To see if the Town will vote to amend Section
4.10. of the Reading Zoning By-Laws by making the following dele-
tions and insertions to Sections 4.10.1., 4.10.2., 4.10.2.1.1
( 4.10.3.3., 4.10.3.3.4., 4.10.3.3.8., 4.10.4.1., 4.10.4.2.1.,
4.10.4.2.2., 4.10.4.3., 4.10.4.3.1., 4.10.4.3.2., 4.10.4.4.,
4.10.5.4. and 4.10.6., or take any other action with respect
thereto:
(Proposed insertions are shown in underlined boldface type,
proposed deletions are shown in overstrike.)
4.10. Planned Residential Development (PRD)
4.10.1. Purpose:
The purpose of the Planned Residential District (PRD) is to per-
mit integrated high-quality residential developments with vari-
able densities while permitting preservation of open space and
natural features, allowing reduced infrastructure and site
development costs, to promote a greater diversity of housing op-
portunities within the Town while respecting and enhancing the
existing character of the Town and of the neighborhood, and to
promote attractive standards of appearance and aesthetics consis-
tent with that character.
There shall be three types of PRD Districts:
PRD-A: Affordable Planned Residential Development
PRD-G: General Planned Residential Development
PRD-M: Planned Residential Development on current or
former municipally owned properties.
19
Article 26 (continued)
4.10.2. Planned Residential District as an overlay District:
A PRD Zoning District shall take the form of an overlay district
covering any part of an existing residential 5-19-er-A-~6~9 zoning
district on the Reading zoning map. The A PRD-A or PRD-M Zoning
overlay District shall be applied to a specific parcel or parcels
only through specific action by Town Meeting in a manner identi-
cal to that required to a €eet-any--o-t -=e ra37ge--c}r amendment-te
the Reading Zoning Map. A PRD-G Zoning Overlay District may be
+.w«1 A -A 4-- -1 l - -v -4- 4 .v" ~ O ft. va-nAnr7 u-v -nPf Q4 -neTI n-fnm4 1 V
residential zoning district (that is, 5-10, S-20, or 5-40)
through action by Town Meeting to amend the Reading Zoning Map.
For any land subject to a PRD Overlay District a Developer may
choose to conform either to the zoning regulations which govern
the underlying district or to the PRD overlay regulations and
procedures set forth by this Section, the specific provisions of
which shall supersede all other provisions in the Zoning By-Laws
with respect to the underlying district including, without
limitation, use, intensity, dimensions, parking, signage and site
plan review; however, the provisions of any other overlay dis-
trict shall continue to apply.
4.10.2.1. Definitions:
The following terms shall have for the purposes of this PRD By-
Law the meanings hereby assigned to them:
Developer: one or more entities proposing together to
develop a Planned Residential Development parcel.
Existing: in existence at the time of filing a complete
Preliminary PRD Plan submission.
Floor Area Ratio (or "FAR") : in a PRD, the ratio of total
gross building floor area in a PRD to the area of the
development parcel. Gross floor area shall be measured
from outside wall surfaces and shall include ground
floor areas of interior atriums and lobbies, and
mechanical and utility spaces on habitable floors; but
shall exclude rooftop space, balconies, elevator pits,
or non-habitable areas enclosed by ornamental roofs.
Structured parking and garages shall not be counted in
the determination of Floor Area Ratio. Areas clas-
sified as wetlands in MGL Chapter 131 Section 40 or
Reading General By-Laws Article XXXII, may not exceed
ten percent of the development parcel area eligible to
be used in any computation of FAR.
Height: the vertical distance from the average grade around
the perimeter of a building to the top of a flat roof,
including any parapet, or to a point halfway between
the bottom of an eave and the top of a ridge of a
sloped roof.
20
Article 26 (continued)
Inclusionary_Housing:
(1) Affordable Housing: Housing units available for
purchase by households with annual incomes less
than one-hundred percent (1000) of the median an-
nual household income for the Boston Metropolitan
Area as determined by the most recent calculation
of the U. S. Department of Housing and Urban
Development,
(2)_ Moderately Priced Housing: Housing units available
for purchase by households with annual incomes be-
tween one-hundred percent (1000) and one-hundred-
twenty-five percent (125%) of the median annual
household income for the Boston Metropolitan Area
as determined by the most recent calculation of
the U.S. Department of Housing and Urban Develop-
ment.
Major Street: a street used for through access and carrying
traffic volumes of greater than 10,000 vehicles per
average day.
Minor Street: a street used primarily for access to abutting
properties or carrying traffic volumes of less than
10,000 vehicles per average day.
PRD By-Law: Section 4.10. of the Reading Zoning By-Laws in-
cluding all subsections thereof.
Site: the development parcel upon which a PRD is proposed.
Structured Parking: in a PRD, a parking garage, or all or
l part of building floors above or below grade to be used
for automobile parking.
4.10.3.3. Preliminary Plan:
A Developer who wishes to apply for a Special Permit to construct
a PRD shall submit to the CPDC an application including a
Preliminary PRD Plan submission for the entire proposed project.
If the Developer of the PRD comprises more than one entity, all
participating entities shall be signatories to the Special Permit
application.
Two copies of the Preliminary PRD Plan shall remain available to
the public during the application process and shall be located in
the office of the Community Development Department and the Read-
ing Public Library. -Amy-ire-elnsag--modt-3.--off -tore--p3°o~d
prejee-t--a9- tad-be-Sri- ei --gin-Elie--~FD(~-'~-- eel fat tars--s -fir-be
disp~ayeel-at-a-ettitable-pt~3~lie-l~t~ileline}-~aitl~in-tke-~e6an-
4.10.3.3.4. Town Review:
Between the date a Developer submits a complete application for a
Special Permit to construct a PRD and the date of the first
Public Hearing, CPDC may require the distribution of the Prelimi-
nary PRD Plan for review to Town departments, elected and ap-
pointed boards and commissions, and such professional planning,
architectural, and engineering consultants as the CPDC deems ap-
propriate and whose fees are paid for by the developer. All com-
ments on the Preliminary PRD Plan shall be submitted in writing
21
Article 26 (continued)
to the CPDC no later than five days before the scheduled date of
the first Public Hearing. All written comments shall be made
part of the public record on the application for a Special Permit
and shall remain a public record.
4.10.3.3.8. Submission of Final Plan:
The Final PRD Plan shall be a definitive plan of the proposed
development with design sufficiently developed to provide the
basis for CPDC's review and determinations regarding the.
proposal's satisfaction of the requirements, standards, and
guidelines of this PRD By-Law, and shall conform to the submis-
sion and content requirements specified in sections 4.10.3.3.3.
and 4.10.3.3.9. The Final Plan shall be consistent with the ap-
proved Preliminary PRD Plan except for changes by amendment or in
accordance with conditions attached to the CPDC's approval of the
Preliminary PRD Plan, and shall satisfy all such conditions. The
Developer shall submit a Final PRD Plan no later than 59 days
after the close of the Public Hearing referred to in section
4.10.3.3.5. Failure to submit the Final PRD Plan within the
specified time period shall result in a termination of the ap-
plication for a PRD Special Permit.
The Developer shall submit complete sets of all plans and all ac-
companying material as specified in subsection 4.10.3.3.9. in ac-
cordance with the procedure set forth in section 4.10.3.3. Two
copies of the Final PRD Plan shall remain available to the public
during the application process and shall be located in the office
of the Community Development Department and in the Reading Public C
Library.
Any-three-elimensienal-meelel-a€-tl~e-prepeseel-pre~eet-as-may-be-re-
qu~~eel-
pt~blie-bt~ileling-within-the-3~ewn-
4.10.4.1. Parcel Size:
~19e-minimum-side-ef-anp-PRH-ele~elepment-paree~-shall-3~e-eight-f 8}
acres. A development parcel may consist of land in more than one
ownership, provided that all lots comprising the parcel lie en-
tirely within a PRD Overlay District and are contiguous.
Proposed PRD developments may include pre-existing buildings
provided that all PRD requirements are satisfied by each new or
existing building and by the PRD as a whole. More than one prin-
cipal building may be located on the parcel.
The minimum size of any PRD development parcel shall be as fol-
lows:
•PRD-A: eight (8) acres,
PRD-G: sixty-thousand (60,000) square feet,
PRD-M: eight (8) acres.
4.10.4.2.1. Required Tnew--anel-Meelerate-lneeme Inclusionary Hous-
ing:
PRD-A: Any PRD-A development shall provide on-site af-
fordable housing units at a minimum equal to ten per-
cent (100) of its total number of housing units and may
provide a larger portion as allowed in section
4.10.4.3.1.
22
Article 26 (continued)
PRD-G: Any PRD-G development may provide affordable andjor
- moderately priced housing units as allowed in section
4.10.4.3.1.,
PRD-M:Any PRD-M development shall contain or provide off-
site in a manner acceptable to the Reading Housing
Authority affordable housing units at a minimum equal
to ten percent of its total units (both on-site and
off-site).
4.10.4.2.2. Standards for on-Site Inclusionary Housing Units:.
Inclusionary housing units shall have a minimum gross floor
area of nine-hundred (900) square feet,
Inclusionary housing units shall be integrated into the PRD
.a-- 1 r..n.n--4- --A --4- A 4-^rY'e*1h or- _ nra *h = 4 r =%r-
rerior appearance snail De aesignea to Ae inaista-n-
guishable from the market-rate units in the same
development,
The developer shall provide adequate guarantee, acceptable
to the CPDC, to ensure the continued availability of
the inclusionary units in perpetuity; such guarantee
may include deed restrictions, recorded deed covenants
relative to equity limitation, or other acceptable
forms,
No more than eighty percent (80%) of the building permits
for the market-rate units shall be issued for any PRD
development until construction has commenced on all the
j inclusionary units in the PRD development; no more than
eighty percent (80%) of the occupancy permits for the
market-rate units shall be issued until all of the oc-
cupancy permits for the inclusionary units have been
issued.
4.10.4.3. Intensity of Development:
For al+ PRD developments, the following basic intensity factors
shall apply:
Maximum coverage of the parcel by the aggregate ground area
of all buildings: 25%,
Maximum floor area ratio: 0.40,
minimum separation between buildings: equal to the height of
the taller building but in no case less than 40 feet,
Maximum building height:
(1) PRD-A and PRD-G: as allowed in the underlying
zoning district,
(2) PRD-M: 48 feet, not to exceed four stories,
Minimum setbacks as measured between bounds of the parcel
and any portion of any building or structure: 60 feet
in all directions,
Parking: an
enclosed garage for an individual residential unit may
count as one required parking space and a driveway for
an individual residential unit may count as one re-
quired parking space provided said driveway has minimum
dimensions of 10 feet by 20 feet:
23
Article 26 (continued)
(1) PRD-A and PRD-M• 1.75 spaces per residential unit,
(2) PRD-G° 2 spaces per residential unit. CLoading and unloading:
(1) PRD-A and PRD-M: one space per building containing
multiple units with a common entrance, except that CPDC
at its discretion and in accordance with section
4.10.5.4. may allow fewer spaces,
(2) PRD-G: none, except that one space shall be
provided for any common building or facility, except
that CPDC at its discretion and in accordance with sec-
tion 4.10.5.4. may allow fewer spaces.
Maximum number of dwelling units per gross area of land con-
tained within the parcel shall be ba9eel-open-tke-ttneler-
~ying-Bening-e~9triet as follows:
(1) PRD-A: Allowable basic development density, ac-
cording to the underlying zoning district in which
the parcel is located, shall be based on the per-
PRD-A development parcel, according to the follow-
ing formula:
percent of maximum
underlying inclusionary development
zoning: housing units: density:
S-10 10%: 3.900 units/acre
each additional 0.065 additional
one percent: units/acre
50%: 6.500 units/acre
51% to 100%: 6.500 units/acre
S-20 and S-40 10%: 2.300 units/acre
each additional 0.105 additional
one percent: units/acre
50%: 6.500 units/acre
51% to 100%: 6.500 units/acre
At least fifty percent (50%) of the total number
of inclusionary housing units shall be affordable
housing units.
(2) PRD-G° Maximum basic development density for a
PRD-G development shall be based on the underlying
zoning district in which the development is lo-
cated as follows:
-S-10: 3.25 units per acre,
-S-20: 1.25 units per acre,
-S-40: 1.00 units per acre;
(3) --S-+G--end- Pr-&OPRD-M: 10 dwelling units per gross
acre, with the additional limitation that no PRD
development may contain more than 100 residential
units.
24
Article 26 (continued)
4.10.4.3.1. Increased Development Intensity and Height:
PRD-A• The basic intensity and height factors specified in
section 4.10.4.3. may not be increased,
PRD-G• The basic intensity, but not heicrht, factors
specified in section 4.10.4.3. may be increased as fol-
lows, provided that in no case-shall the development
density be increased to a level equal to more than
one-hundred=twenty percent (120%) of the basic density:
(1) For every affordable housing unit provided, one
additional market-rate housing unit may be
provided,
(2) For every two moderately priced housing units
provided, one additional market-rate housing unit
may be provided,
PRD-M: The basic intensity and height factors specified in
section 4.10.4.3. may be increased up to the following
levels if the CPDC finds that a proposed provision of
public improvements or amenities by the Developer would
result in substantial benefit to the Town and the
general public:
(1) maximum floor area ratio: 0.65
(2) maximum building height: 72 feet, not to exceed
six stories, except that not more than one-third
of the total number of any PRD development's
residential units may be contained in a building
I or buildings greater than 48 feet in height
(3) maximum number of dwelling units per gross acre of
land contained within the parcel7-based-en-the-un-
elelyine3-~enine3-elistiett-f} 5-8--anel--Pr-88: 16
dwelling units per-gross-aere, with the additional
limitation that no PRD=M development may contain
more than 160 residential units.
The aforementioned improvements or amenities which CPDC
may consider in granting some amount of increased in-
tensity and height shall include one or more of the
following, provided that, in the estimation of the
CPDC, the benefit to be derived from the proposed im-
provements or amenities shall be commensurate with the
amount of increased intensity or height allowed:
(1) significant improvement of the environmental
quality or condition of the site and its surround-
ing areas, including a decrease in runoff,
(2) provision of or contribution to off-site public
facility improvements beyond those necessary to
mitigate the effects of the proposed development
which improvements would enhance the general con-
dition of the surrounding areas,
(3) dedication of open space or recreational
facilities for use by the general public,
25
Article 26 (continued)
(4) active cooperation by the Developer with other
owners in the vicinity to develop and achieve
district-wide and adjacent neighborhood improve-
ment goals and objectives,
(5) provision of public art, distinctive and ap-
propriate design, or other amenities which would
provide unique advantages to the general public or
contribute to achieving Town-wide goals and objec-
tives,
(6) provision of lew---moderate-ieee--elderly
affordable housing within the PRD in conformance
with this PRD By-Law and/or off-site in a manner
acceptable to the Reading Housing Authority in ex-
cess of the amount required in section 4.10.4.2.1.
4.10.4.3.2. Fractional Computations:
For all PRD density calculations which result in a fractional
number, only fractions equal to or greater than x.76 may be
rounded up to the next highest whole number; all other fractional
numbers shall be rounded down to the nearest lower whole number.
4.10.4.4. Limitation of Subdivision:
No lot or development parcel shown on a PRD plan for which a per-
mit is granted pursuant to this PRD By-Law and remains validly in
effect may be further subdivided, and a note to this effect shall
be shown on the plan.
4.10.5.4. Site Circulation and Parking:
Site circulation shall meet accepted standards for private
automobiles, service vehicles, and emergency vehicles. It is
highly desirable to consolidate access to a PRD in a small number
of widely spaced principal access points, which may be driveways
or Town-accepted side streets within or adjacent to the PRD Over-
lay District. Principal access should be consolidated in as few
locations as possible and, if feasible, it is desirable for ad-
jacent developments to share principal access. Principal access
points should be spaced and aligned or alternated according to
good traffic engineering practice, and should be signalized if
necessary.
Parking stall size shall be in accordance with the Reading Zoning
By-Laws and shall be landscaped in accordance with section
4.10.5.5.5. A minimum of five percent of the gross area of each
parking lot shall be devoted to interior landscaped areas, of as
uniform a distribution as practicable throughout the parking lots
and planted intensively with trees and taller shrubs.
Roadways and drives within a PRD shall be constructed in confor-
mance with standards established by the Reading Department of
Public Works, whether if proposed to be dedicated to the publie
Town. The design of the
overall circulation pattern shall be prepared in accordance with
the principles and concepts established in "Recommended Practices
for Subdivision Streets" prepared by the Institute of Traffic En-
gineers (1965) or such other standard as accepted by the CPDC
through duly adopted regulation.
26
Article 26 (continued)
Private on-site roadways shall be allowed in any PRD development,
provided that:
Pavement widths for traveled ways (that is, not including
parallel or perpendicular on-street parking) shall not
be less than twenty (20) feet for two-way traffic or
twelve (12) feet for one-way traffic
Drainage and surface runoff are suitably accommodated if no
curbing is to be provided,
Construction standards referenced above, other than pavement
widths and curbing, shall be adhered to, and
All PRD Plans shall specify that such roadways are proposed
not to be dedicated to the Town but are to remain
private roadways; and all deeds conveying any portion
of land or a structure in any PRD development contain-
ing private roadways shall specify that such private
roadways are and are always to remain private roadways.
All on-site and off-site improvements, which include the instal-
lation of utilities, public lighting, sewers, and other public
improvements shall be constructed in accordance with the stan-
dards of the Reading Department of Public Works and other ap-
propriate departments. Utilities, including water, sewer, or
storm drainage, proposed to be dedicated to the Town shall be
contained in suitable easements which conform to standards set
forth by the Reading Department of Public Works.
~Phe-p~e~isiens-ef-seetien-6-1--a€-tlge-Reading-~enine}-By-ba~as-net-
w4:tkstand4:ng7 --a- -in-i ti-muin--&f--ene- o-f-f-stet- lrced-irr --and-tinlead4:ng
space-per- 49,u-i3e13-ng-bra-1- --bre--pro-,-i-ded- in--a--srxi~al~~c -leeatien7-and
tThe determination as to whether any lesser number of off-street
loading and unloading spaces are allowed shall be determined by
the CPDC as part of its review and approval of the Preliminary
PRD Plan.
4.10.6. Residents Association:
In order to ensure that common open space and common facilities
within the development will be properly maintained, each PRD
development shall have a Residents Association, which shall be in
the form of a corporation, non-profit organization, or trust, es-
tablished in accordance with appropriate state law by a suitable
legal instrument or instruments recorded at the Middlesex South
Registry of Deeds or Registry District of the Land Court. As
part of the Final PRD Plan submission, the Developer shall supply
to the CPDC copies of such proposed instrument, which shall at a
minimum provide the information required by said PRD Plan Submis-
sion and Development Regulations in effect at the time of Final
PRD Plan submission.
In cases where the PRD Plan proposes private roadways which do
not meet standards established by the Reading Department of
Public Works, said legal instruments pertaining to the Residents
Association shall specify that the Residents Association shall be
solely responsible for roadway maintenance, snow-plowing, and im-
provements, for all costs associated with the operation and main-
tenance of street lighting, and for reimbursement to the Town of
all costs incurred by the Town relative to such private roadways
in all acts of maintaining or repairing utility lines contained
27
Article 26 (continued)
in utility easements dedicated to the Town. In cases where the
PRD Plan shows private utilities, said legal instruments shall
specify that the Residents Association shall be solely respon-
sible for the operation and maintenance of said utilities.
Community Planning and Development Commission
Background
PRD Amendments - This Article involves major amendments to
the existing Planned Residential Development (PRD) Section
of the Zoning By-Laws (Section 4.10) which were adopted by
Town Meeting in 1988 and applied to the Town-owned Bear Hill
property. The general purpose of this Article is to make
the PRD broadly.applicable to privately-owned properties in
the Town as an alternative to conventional single-family
subdivisions (proposed PRD-G). Other general purposes of
this Article are to retain the existing PRD provisions which
apply to Bear Hill (proposed PRD-M) and to provide a
mechanism for the specific development of affordable housing
(PRD-A) as a more controllable alternative to the Comprehen-
sive Permit (Chapter 774) mechanism allowed by State Law.
As these proposed amendments constitute one of the most
major revisions of residential zoning and land-use regula-
tions ever proposed in Reading, the following series of
Questions and Answers is designed to provide detailed ex-
planations of various aspects of these amendments:
What is a PRD?
A PRD is a type of residential development built according
to an overall, integrated site plan designed according to
specific but flexible standards, featuring one or more types \
of housing units on one original parcel; it is intended to
serve as a feasible alternative to conventional residential
subdivisions.
How does a PRD differ from a subdivision?
Subdivisions are governed by separate Subdivision Regula-
tions promulgated by CPDC in accordance with M.G.L. Chapter
41. A subdivision is characterized by the development of a
public street to provide access and legal frontage for a
series of individual house lots, each of which must conform
to zoning regulations regarding minimum lot size, setbacks,
and length of frontage. A PRD could contain a variety of
individually owned housing types and may include public or
private streets. A PRD can often have common facilities for
use by PRD residents and neighbors, such as tennis courts,
pool, tot lot, community building, playfields. As proposed,
a PRD must feature the preservation of a significant extent
of open space usable by all the residents of the PRD and
have perimeter setbacks greater than those for subdivisions.
The flexibility of site design and layout allowed for a PRD
can usually result in a much lesser extent of impervious
surface and of street pavement, utility runs, grading, and
site disruption, all of which can result in significantly
reduced infrastructure development and maintenance costs.
28
Article 26 (continued)
Does
a PRD necessarily mean townhouse condominiums?_
No. A PRD could have townhouses, but could just as readily
have other home configurations, such as single-family on
reduced-sized lots, zero-lot-line single-family, attached
single-family sharing a common wall, and atrium single-
family. A PRD would more readily allow for the preservation
of any existing homes on a parcel than would a subdivision,
many of which in Reading have entailed the demolition of ex-
isting houses because of the inflexibility of conventional
subdivision layout. A PRD would have common lands and could
have common roadways and facilities, which would be jointly
owned by the PRD homeowners.
Does
a PRD necessarily mean rental housing?
No, in fact the proposed amendments specify that all PRD
homes must be made available by the developer for purchase
only. Beyond the initial sale, there is no guarantee
against rental, just as there can be no guarantee that any
existing single-family house in any old or new subdivision
will not be rented at any time?
What
is the least that PRD homes could sell for?
In a PRD-M it is estimated that the least a market-rate unit
could sell for would be around $125,000, which would qualify
as a "moderately priced" inclusionary housing unit; the
"affordable" inclusionary housing units required in a PRD-M
or given density incentives in PRD-A development would by
EOCD and HUD guidelines sell for as little as $76,000.
j
These prices are enabled by reduced infrastructure costs and
through increased density allowances by reduced land cost
per unit.
In a PRD-G development, it is estimated that the least a
market-rate home would sell for would be around $150,000 to
$175,000, enabled by reduced infrastructure and site
development costs; as there is no density incentive allowed
for market-rate homes, there would be no land cost savings
per home.
What
other Towns have PRD's?
Andover, Lincoln, Concord, Lexington, Weston, Wellesley,
among others.
What
is a PRD By-Law?
A PRD by-law, such as that already in existence as Section
4.10 of the Zoning By-Laws and as that contained through the
proposed amendments, is a set of regulations that allow a
PRD development, set forth the procedures for public review
and approvals, establish allowable parameters of a PRD
development (such as parcel size, height, density,
setbacks), specify mitigation of impacts of the development
on the vicinity of the site and on the Town in general, and
outline design standards and criteria for evaluation of the
proposed development.
What
is a Zoning Overlay District?
All three types of PRD's proposed in Article 26 would be al-
lowed through an overlay district. The underlying zoning,
such as S-10 or S-20, would remain in full force and effect
and still could be utilized for any permitted development.
29
Article 26 (continued)
A PRD overlay district would in addition, allow the use of
the PRD By-Law provisions as an option, subject to com-
pliance with the restrictions and regulations of the PRD
By-Law.
What is the procedure for public review and protection?
Article 26 specifies that a PRD may not be approved except
through a full, two-stage set of public hearings by CPDC ac-
cording to State Law procedures for Special Permits. Full
public hearing notification to the public and to abutting
landowners is required for each stage. The CPDC may not ap-
prove a PRD proposal unless it is satisfied that all
regulatory and environmental requirements are met com-
pletely and that all PRD design guidelines are fulfilled to
the greatest extent practicable. A PRD proposal would also
be subject to review and conditions from the Conservation
Commission if any part of the site falls within their juris-
diction. In addition, a parcel may not be developed as a
PRD-M or as a PRD-A unless Town Meeting specifically votes
to amend the Zoning Map to include that parcel in a PRD
Overlay Zoning District.
What are the major development restrictions on PRD site design?
The following restrictions apply to all types of proposed
PRD's, together with a comparison with conventional subdivi-
sion restrictions:
Maximum PRD lot coverage: 25%;
subdivisions 250
Maximum PRD floor area ratio: 0.4;
subdivisions have no specified limit.
Minimum PRD separation between buildings: equal to
building height with a minimum of 40 feet;
subdivisions 30 feet.
Minimum PRD perimeter setback from abutting properties:
60 feet;
subdivisions 15 feet.
PRD perimeter screening from abutting properties: re-
quired;
subdivisions: none required.
Required PRD open space: 40%, at least 15% must be
upland open space;
subdivisions: none required.
Is there more than one type of PRD proposed?
Yes. The amendments contained in Article 26 propose three
types of PRD's in Reading:
PRD-M (for Municipal),
PRD-A (for affordable), and
PRD-G (for general).
What is a PRD-M?
The PRD-M is simply a renaming of the PRD provisions already
in effect, since 1988, for the Town-owned Bear Hill
property. Basic development density is 10 units per acre;
incentive density cannot exceed 16 units per acre. The
proposed amendments do not change these provisions at all.
30
Article 26 (continued)
The PRD-M could be applied to other Town-owned parcels, but
only by the specific action of Town Meeting, through a
Zoning Map amendment, to do so.
What is a PRD-A?
The PRD-A is designed to provide for inclusionary housing
development both for households which earn less than 100% of
the metropolitan median income ("affordable"), and for
households which earn between 100% and 1250 of the
metropolitan median income ("moderately priced"). Reading's
median household income equals 119% of the metropolitan
median income. The economics of a PRD-A are expected to be
feasible through reduced infrastructure costs inherent in
the PRD approach to land development, and through reduced
land cost per house allowed by increased allowed development
density, on a sliding scale up to 6.5 units per acre (or
167% of the density allowed by current S-10 zoning). At
least 10% of the number of homes in a PRD-A must be inclu-
sionary, and half of these inclusionary must be affordable.
Building heights may not exceed the 35 feet allowed by ex-
isting underlying zoning.
Because the PRD-A does allow for increased densities above
those allowed by current underlying zoning, it is proposed
that any parcel may not be developed as a PRD-A unless Town
Meeting specifically votes to place a PRD-A Overlay District
on that parcel by so amending the Zoning Map.
What is a PRD-G?
A PRD-G could also be called a "cluster" development. It
j allows for the development of a parcel as a PRD, with man-
dated common open space and perimeter screening along abut-
ting properties, reduced land development and infrastructure
costs, private interior roadways, increased site design and
layout flexibility, and increased perimeter setbacks along
abutting properties, but at the same development density
that would be allowed if the same land were to be developed
as a conventional subdivision. Thus, there would be no in-
crease in traffic or other development burdens or effects on
the Town, residents, or neighborhoods. Building heights may
not exceed the 35-foot limit that exists through existing
underlying zoning. Parking requirements are the same.
Existing 5-10 zoning allows a development density of up to
3.9 units per acre. Basic PRD-G density in an S-10 zoning
district is proposed to be 3.25 units-per acre. If a PRD-G
development takes advantage of the incentives for providing
discretionary inclusionary housing in the development, maxi-
mum density may not exceed 3.9 units per acre (3.25 X 120%),
the same as 5-10 already allows.
Existing S-20 zoning allows up to 1.8 units per acre. Basic
PRD-G density in an 5-20 zoning district is proposed to be
1.25 units per acre, or with discretionary inclusionary
housing on site, the maximum density cannot exceed 1.5 units
per acre, less than the 1.8 already allowed.
Bylaw Committee Report No Report
Finance Committee Report No Report
31
ARTICLE 27 To see if the Town will vote to amend Section
4.2.2. "Table of Uses" of the Reading Zoning By-Laws by adding
the phrase S-20, S-40, A-40" after the phrase "5-10" in the
footnote so that such footnote shall read as follows, or
take any other action with respect thereto:
Planned Residential Development may be permitted only
within a PRD Overlay District, which may exist only in an S-10,
5-20, S-40, A-40 or A-80 underlying Zoning District on the Zoning
Map."
Community Planning and Development Commission
Background
Amend Table of Uses - This article is a companion to Article
26, and would amend the Table of Permitted Uses, Section
4.2.2. of the Zoning By-Laws to expand the reference, "SPP",
that a Planned Residential Development would be allowed as a
Special Permit issued by the CPDC in the S-20, S-40, and
A-80 underlying Zoning Districts as well as in the S-10 and
A-40 underlying Zoning Districts in which a PRD is currently
a permitted use.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 28 To see if the Town will vote to amend the Reading
Zoning By-Laws as follows, or to take any other action with
respect thereto:
Add Section 5.2.3.7. to read as follows:
115.2.3.7. Exception on corner lots
Notwithstanding anything in this Section 5.2.3 to the con-
trary, no building, or garage or other accessory structure in a
Residence District shall be located nearer than twenty (20) feet
to any street line."
Article 28 (continued)
Amend Section 5.1.2. Table of Dimensional Controls, by ad-
ding a note at the bottom of the Table reading:
" * See exception on Corner Lots, Section 5.2.3.7.11, and add an
asterisk ( * ) next to the numbers in the Table under the Minimum
Yards, Side, feet column corresponding to any row labeled S-10,
S-20, S-40, A-40, or A-80.
Community Planning and Development Commission
Background
Corner Lot Zoning - This Article seeks to amend the side
.setback requirements on corner lots so that the setback on
the side of any corner lot abutting a street would be the
same, 20 feet, as the required front setback. Currently the
Zoning By-Laws make no distinction about side setbacks for
corner or interior lots, and side setback requirements are
15 feet for a house, 10 feet for a garage to the side of a
house, and 5 feet for a garage, shed, or any other accessory
building on that portion of a lot behind the house. The
CPDC feels that this Article would serve two purposes:
32
Article 28 (continued)
public safety and aesthetics. A garage as close to a side
street as 5 feet poses safety hazards by not allowing enough
stopping room between the garage and the side street. Also,
on corner lots now, sheds and garages can be much closer to
the street than houses on interior lots farther along the
side street which forms frontage for those lots, requiring
those houses to be at least 20 feet from the same street.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 29 To see if the Town will vote to amend the Reading
Zoning By-Laws by deleting Section 4.6. "Townhouse Development"
in its entirety and by indicating that that Section is intention-
ally being left blank, or take any other action with respect
thereto.
Community Planning and Development Commission
Background
Rescind Townhouse Sections - The Townhouse Section of the
Zoning By-Laws, Section 4.6., was adopted in 1985, primarily
to accommodate one proposed development. This section is of
extremely limited applicability, and contains cumbersome
procedures and inferior development standards from those set
forth for other types of Special Permits. If the PRD amend-
ments proposed in Article 26 are adopted, the Townhouse Sec-
tion would become redundant, as such developments could be
accommodated as a type of PRD, at a lesser density and with
more open space than the existing Townhouse Section permits.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 30 -To see if the Town will vote to amend the Reading
Zoning Map by renaming the Planned Residential Development Over-
lay District established under Article 13 of the Warrant for the
1989 Annual Town Meeting as a PRD-M Overlay District, or take any
other action with respect thereto.
Community Planning and Development Commission
Background
Zoning Map Amendment, PRD-M - Town Meeting in 1989 amended
the Zoning Map to apply a PRD Zoning Overlay District to the
Town's Bear Hill property, consisting of about 10.1 acres on
Summit Drive, off Hopkins Street. If Article 26 is adopted,
this Article would redesignate this existing PRD Overlay
District as PRD-M, consistent with the PRD amendments con-
tained in.Article 26.
Bylaw Committee Report No Report
Finance Committee Report No Report
33
ARTICLE 31 To see if the Town will vote to amend the Reading
Zoning Map to establish a PRD-G Zoning Overlay District, as
referenced in Section 4.10. of the Reading Zoning By-Laws, and to
include within that Overlay District all areas of the Town con-
tained in all S-10, S-20 and S-40 underlying Zoning Districts, or
take any other action with respect thereto.
Community Planning and Development Commission
Background
Zoning Map Amendment, PRD-G - This Article is a companion to
Article 26 and seeks to amend the Zoning Map so that a PRD-G
(General) Zoning Overlay District would be applied to the
5-10, 5-20, and S-40 underlying Zoning Districts in their
entirety. The PRD-G requirements and standards contained in
Article 26 stipulate that PRD-G developments would result in
no increase in development density from the densities al-
lowed by the existing S-10, S-20, and S-40 single-family
residential zoning. As compared to conventional subdivision
development, the PRD-G would provide significant benefits to
the Town, such as improved variety in types and costs of
residential development and preservation of upland open
space as well as enhanced protection of wetlands and
natural resource areas. It would also provide strengthened
protections to abutting homeowners and neighborhoods, be-
cause of increased setback requirements and provision of
open space. Thus, the CPDC through this Article, seeks to
provide opportunities for PRD-G development as readily as is
now available for the development of conventional subdivi-
sions.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 32 To see if the Town will vote to amend the Reading
Zoning Map to establish a PRD-A Zoning Overlay District as
referenced in Section 4.10. of the Reading Zoning By-Laws, and to
include in that Overlay District the Nitzche [sic Nitzsche]
property at 453 Haverhill Street shown as Lot 1 on Reading Board
of Assessors' Map 198, dated January 1, 1975, or take any other
action with respect thereto.
Community Planning and Development Commission
Background
Zoning Map Amendment, PRD-A - At the request of the property
owner, the CPDC agreed to sponsor this Article to amend the
Zoning Map to apply a PRD-A Zoning Overlay District to the
parcel of land shown as Lot 1 on Board of Assessors' Map
198. This property is located at 453 Haverhill Street, and
contains 14.9 acres abutting Cedar Swamp. As set forth in
Article 26, any parcel of land may only have the application
of a PRD-A (Affordable Housing) Zoning Overlay District by a
specific action of Town Meeting to so amend the Zoning Map.
Bylaw Committee Report No Report
Finance Committee Report No Report
34
ARTICLE 33 To see if the Town will vote to amend Section 5.7
the General Bylaws of the Town by adding the following two sen-
tences at the beginning of Section 5.7.16 thereof, or take any
- other action with respect thereto:
"The Conservation Commission may issue enforcement orders
directing compliance with the provisions of this bylaw and the
regulations adopted pursuant thereto, and may undertake any other
enforcement action authorized by law. Any person who violates
the provisions of this bylaw or the regulations adopted pursuant
thereto may be-ordered to restore the property to its original
condition and take other actions deemed necessary to remedy such
violations."
Conservation Commission
Background
Amend Bylaws: Art. 5.7, Sec. 5.7.16 - Enforcement - The
1990 Subsequent Town Meeting approved the addition of Sec-
tion 5.7.16 to the Wetlands Protection Bylaws, to allow en-
forcement by non-criminal disposition (tickets). A recent
Supreme Judicial Court decision removed the authority of
Conservation Commissions to perform an enforcement of the
Wetlands Protection Act ("the Act"), because it was not ex-
pressly provided for in the Act. To remedy this interpreta-
tion, the General Court amended the Act in December of 1990
by adding language functionally identical to the wording in
this Article. It is the intent of the Conservation Commis-
sion to amend the Bylaws to remain consistent with the cur-
rent Wetlands Protection Act, and to retain enforcement
authority.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 34 To see if the Town will vote to amend Section 5.7
of the General Bylaws of the Town by renumbering the present
5.7.17 to 5.7.18 and adding the following thereto as Section
5.7.17, or take any other action with respect thereto:
115.7.17. No person shall remove, fill, dredge or alter any
area subject to protection under the provisions of this bylaw
without the required authorization, or cause, suffer or allow
such activity, or leave in place unauthorized fill, or otherwise
fail to restore illegally altered land to its original condition,
or fail to comply with an enforcement order issued pursuant to
the provisions of this bylaw. Each day such violation continues
shall constitute a separate offense except that any person who
fails to remove unauthorized fill or otherwise fails to restore
illegally altered land to its original condition after given [sic
giving] written notification of said violation to the Conserva-
tion Commission shall not be subject to additional penalties un-
der this bylaw unless said person thereafter fails to comply with
an enforcement order or order of conditions."
Conservation Commission
35
Article 34 (continued)
Backcfround
Amend Bylaws: Art. 5.7, Sec. 5.7.17 - The 1990 Subsequent
Town Meeting approved major amendments to the Wetlands
Protection Bylaw to make it more consistent with current
Massachusetts Wetlands Protection Regulations. In response
to the SJC decision discussed in the background statement
for Article 33, the General Court also amended the basic
provisions of the Wetlands Protection Act to clarify the
authority of Conservation Commissions to enforce the Act by
requiring restoration of altered wetlands and removal of il-
legal fill. The wording of this Article is functionally
identical to the language added to the Act. It is the in-
tent of this Article to amend the Bylaws to remain consis-
tent with the current Wetlands Protection Act, and to retain
enforcement authority.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 35 To see if the Town will vote to amend the General
Bylaws of the Town by adding the following as Section 3.8
thereof, or take any other action with respect thereto:
113.8. AUDIT COMMITTEE
3.8.1 There shall be an Audit Committee consisting of five \
(5) members appointed for three (3) year terms so arranged that
as near an equal number of terms as possible shall expire each
year. No member of the Audit Committee shall be a Town employee;
however, notwithstanding the provisions of section 3.4.6 of these
Bylaws to the contrary, a Finance Committee member may be a mem-
ber of the Audit Committee. One (1) member shall be appointed by
the Board of Selectmen, one (1) member shall be appointed by the
School Committee, two (2) members shall be appointed by the
Finance Committee and one (1) member shall be appointed by the
Town Moderator.
3.8.2 The Audit Committee shall recommend to the Town
Manager the firm of independent auditors that is to audit and
report on the financial statements issued by the Town. The Audit
Committee shall review the audit plan with the independent
auditors and, upon completion of the audit, meet with the inde-
pendent auditors to discuss the results of the audit and the an-
nual financial reports. The Audit Committee shall transmit a
copy of the completed annual audit and report to the Board of
Selectmen, the Finance Committee, and the School Committee by the
end of the calendar year within which the Fiscal Year covered by
the audit occurs."
Town Accountant
36
Article 35 (continued)
Background
- Establish Audit Committee - Article 35 would establish an
Audit. Committee as a formal committee of the Town. An Audit
Committee has previously existed informally, with no stan-
dardized responsibilities or duties. This Article would for-
malize this committee.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 36 To see if the Town will vote to approve an Ad-
ministrative code pursuant to Section 6-1 of the Reading Home
Rule Charter, or take any other action with respect thereto.
Board of Selectmen
Background
Reorganization - Article 36 would provide for reorganization
of Town Departments. This is on the warrant in case, as a
result of the evaluation of the Department of Public Works,
some reorganization should be required.
Bylaw Committee Report No Report
Finance Committee Report No Report
ARTICLE 37 To see if the Town will vote to amend the General
Bylaws of the Town by adding the following as Section 5.12, or
take any other action with respect thereto.
5.12 Regulation of Certain Motor Vehicles
5.12.1 No unregistered, uninspected or disassembled motor
vehicle may be kept on any property within view from
any public way, private way or abutting property, un-
less one of the following exceptions applies and such
use or exception is otherwise in compliance with the
General and Zoning Bylaws of the Town.
5.12.1.1 The vehicle is regularly operated on the premises as a
farm or other utility vehicle.
5.12.1.2 The owner is licensed as a dealer of new cars, used
cars, or used parts under G.L. c. 140, Section 58, and
operates such a business at that property location.
5.12.1.3 The owner is in the business of autobody repair a that
property location.
5.12.1.4 The vehicle is insured personal property regularly used
in show or operating competitions or displayed as a
collectible. only one such vehicle shall be allowed
per property.
37
Article 37 (continued)
5.12.2 Enforcement
1
5.12.2.1 Any vehicle(s) maintained on property in violation of
Section 5.12.1 hereof fourteen (14) days after issuance
of notice of such violation from the Building Inspector
or Police Department shall be in violation of this
Bylaw; and any person violating the provisions of this
Bylaw shall be punished by a fine of Twenty-five Dol-
lars ($25) for each offense and each day that such of-
fense continues shall be considered a separate offense.
5.12.2.2 In addition to any other means of enforcement, the
provisions of this Bylaw may be enforced by non-
criminal disposition in accordance with the provisions
of Section 5.11 of these Bylaws and Section 21D of
Chapter 40 of the General Laws."
Board of Selectmen
Background
Junk Car Bylaw - Article 37 is a Junk Car Bylaw which would
restrict the number of junk cars that would be permitted on
any residential lot in the community.
Bylaw Committee Report No Report
Finance Committee Report No Report
C;
38
And you are directed to serve this Warrant by posting an at-
tested copy thereof in at least three (3) public places in each
precinct of the Town not less than fourteen (14) days prior to
November 9, 1992, the date set for the meeting in said Warrant,
and to publish this Warrant in a newspaper published in the Town,
or by mailing an attested copy of said Warrant to each Town Meet-
ing Member at least fourteen (14) days prior to the time of hold-
ing said meeting.
Hereof fail not and make due return of this Warrant with
your doings thereon to the Town Clerk at or before the time ap-
pointed for.said meeting.
Given under our hands this th day of Oc ober, 1992.
Daniel A. Ensminger, Ch rman
Geor V. Hines, Vice Chairman
Sally M. Hoyt, Se retary
Willard J. rditt
Eugene R. Nigro
SELECTMEN OF READING
A TRUE COPY. ATT S,T:
r
L.t.1A'V!
Catherine A. Quimby
Town Clerk
Signature of Constable: , 4&
39