Reading, MA — The Community Planning and Development Commission (CPDC) reviewed plans for the upcoming Birch Meadow Master Plan Phase One project on Monday night. The proposal, explained by landscape architect Stephen Crisafulli, will create an upgraded parking facility in the location that once hosted the “imagination station” and includes accessible parking, three electric vehicle charging stations, curbed walkways, and path lighting. Crisafulli explained that a second curb cut off of Birch Meadow Drive is also planned to allow for buses from visiting teams to access and use the lot.
CPDC member John Weston indicated concern regarding the second curb cut and its proximity to the crosswalk that gives pedestrian access to Coolidge Middle School. He shared that turning out of the new parking lot at that cut could be hazardous to those utilizing the crosswalk at pick up and drop off times for the school. He requested input on the issue from the police department as well as the Coolidge principal. Weston suggested that the school develop a plan to use the lot during those high traffic times. He did affirm that the plan is “a huge improvement over the [current] gravel parking lot.” CPDC chair Heather Clish also asked questions regarding stormwater mitigation, given the parking lot’s proximity to the Aberjona River. Crisafulli explained that most stormwater runoff would be collected in the middle landscape island, which is designed as a swale.
The second part of Phase One is the development of a ten-foot wide accessible paved pathway that will connect Birch Meadow Drive to the high school. Along this walkway will be benches, trash and recycling receptacles, lighting, and other landscape improvements.
Along this path is a proposed building between turf two and Morton Field which will house restrooms, storage, and a picnic pavilion. Directly behind turf two, a 12-foot high by 26-foot wide lacrosse practice wall set on a synthetic turf area is also planned.
Weston questioned whether or not the utility poles located at the edges of the softball field will be relocated or eliminated, given their proximity to the proposed pathway and the playing area of the field. Crisafulli suggested that this could be considered in Phase Two as new lighting for the field is proposed in that phase. Clish shared surprise at the pavilion location, given the difficulty there will be in observing it from the street and the likelihood that it could become a “hangout spot” for kids in the darker hours. “It’s an obvious attractive nuisance to me,” Clish noted. Weston also pointed out that the location where the pavilion is planned is often covered with water. Crisafulli indicated that the planned location for the pavilion is central relative to phases two and three of the master plan and that alternate areas considered for the pavilion have other amenities planned for them.
CPDC voted 5-0 to continue the public hearing on the project until January 9 at 7:30 pm, which will give time for the Conservation Commission to weigh in on the plans.
CPDC voted 5-0 to approve a certificate of appropriateness for a new awning sign at 605 Main Street for a new children’s clothing store: Love Struck. CPDC also reviewed plans for a sign to be placed at the entrance of the Bare Meadow parking area and trailhead. CPDC voted 5-0 to continue the public hearing for the 40R site plan review for a proposed development at 25 Haven Street to January 9 at 8:00pm at the request of the applicant.
Community Development Director Andrew MacNichol gave the commission an update on the MBTA communities legislation. This legislation was passed in 2021 with the intent of creating zoning districts of reasonable size which allow multi-family housing units within half a mile of the train station. Units must be suitable for families with children.
MacNichol reported that Reading is in interim compliance with the law, having met pre-compliance criteria set by the state. To remain compliant, Reading must submit a non-binding action plan by the end of January. Zoning changes must allow for 15 units per acre by right, but there is no affordability component to the law. MacNichol explained that final compliance must be achieved by the end of December 2024.
Weston chimed in, reminding the commission, “It’s all about the zoning, not what is actually built.”
MacNichol continued sharing that Reading must zone for an additional 600 units within half a mile of the train station and for 1,493 units overall. CPDC member Tony D’Arezzo expressed the opinion that the simplest way to comply is to rezone 315 properties in the S-15 area west of the depot, suggesting that the area has a capacity for 2,000 units.
CPDC will revisit the issue on January 9 and adjourned at 10:15 pm.
