Site plan for Birch Meadow Phase II moves forward as CPDC reviews proposed mixed-use building and daycare facility amid parking, traffic, and safety concerns
Reading, MA — On Monday night, the Community Planning and Development Commission (CPDC) voted 5-0 to approve the site plan review for the Birch Meadow Phase II improvements. Town Engineer Ryan Percival explained changes made to the proposal since the April 21 CPDC meeting, including adjustments to the crosswalk at Hartshorn and Bancroft, changes to the parking, and some minor walkway changes.
CPDC member John Weston posed questions regarding the proposed position of the relocated modular classrooms in relation to the site, as well as connectivity from the RISE area to the new “Tot Lot” playground, as the school department has made plans to resurface and remove some equipment from the current RISE playground. Percival noted that any plans that the school department is making are not a part of this site plan, though he did point out, using a satellite image of the area, that there is a connection from the RISE parking lot to the current and proposed walkway to the new “Tot Lot.” CPDC chair Heather Clish understood the separation but noted that without the school department’s input, “We’re kind of reviewing a truncated plan.”
After the vote, CPDC reopened the public hearing for a proposed four-story mixed-use development, with commercial space on the first floor at 346-348 Main Street. Park Realty Trust, owner of the property, proposes to demolish the current three-story office building on the site and replace it with the new structure, intending to occupy the commercial space for its real estate offices. The basement area would be set aside for storage.
Attorney Brian McGrail, speaking for the applicant, explained that the number of residential units on the upper three floors has been reduced from fifteen to thirteen without changing the number of affordable units in the building. McGrail stated that this change is “a significant reduction for the owner.” The number of on-site parking spaces remains unchanged, but the reduction in units increases the parking in the development to 1.54 spaces per unit.
McGrail continued to explain that each unit will be assigned one parking space, leaving three full-time visitor spaces and four “flex” spaces for employees of the realty office during the day and for building visitors at other times. Weston pointed out that even though the number of units has decreased, the number of bedrooms has increased from twenty-one to twenty-three due to the different configuration of the proposed two- and one-bedroom units. “It really does not change the density of use,” Weston added.
Clish stated that she was uneasy with the concept of one space per unit, given that there are not a lot of spaces for overflow on or off-site. “I think people will run into problems if we don’t accommodate for more spaces,” Clish indicated.
Questions continued to be raised regarding the percentage of commercial space in the building, the number of parking spaces used, and the fact that the proponent seeks a special permit, which has a different standard of proof that the configuration will work. Weston shared that due to the combination of squeezing residential and the lack of commercial space, “I don’t feel like we are there yet.”
CPDC continued the public hearing to June 9.
CPDC also reopened the public hearing for the application of Primrose Schools to demolish a single-family home located at 885 Main Street and construct a 14,058 square foot two-story daycare facility. The site, which is just under two acres in size, has minimal frontage on Main Street, but opens up to a larger space as it continues east.
Though Primrose only intended to review plans for a peer review of the traffic study and other issues with the CPDC, due to the number of residents attending the meeting, Clish suggested a brief review of what has changed thus far. Primrose preferred to wait until after the peer review is completed before presenting its completed revised plans to the CPDC, but agreed to discuss what has been completed to this point. A peer review can take between four and six weeks.
Due to fire department comments, Primrose has increased the number of parking spaces on site to 53 from 40 and has created the ability for fire apparatus to have full circulation on the site. The proposed building has been shifted slightly to the west, with access paths all around the building. Staff parking will be positioned in the areas closest to Main Street.
CPDC member John Arena expressed concern over the lack of a place on site for children and staff to assemble in the case of a fire, pointing out that the new turning area for fire apparatus leaves no room for error. In a letter to the CPDC dated May 6, Fire Chief Richard Nelson noted that the department “is satisfied” with the proposed site plan changes and “does not have any existing concerns with the updated site plan.”
Multiple residents, however, continued to express concerns over the plan, given its placement on a busy portion of Main Street. Resident Tom McCord questioned if CPDC could require only right-hand turns into and out of the site be allowed, as is done further south where Charles Street joins Main Street. Weston indicated that no such requirement can be placed on private property.
After concern was expressed regarding traffic from the school creating hazards in nearby neighborhoods where children walk to school, CPDC member Gaetano Manganiello asked if Primrose closes operations when the public schools close for weather. Arena requested that the review of the velocity of vehicles on Main Street not simply assess average speeds, but consider the extreme speeds as well.
Resident Lauren Kendrick stated that the new design poses a greater risk, especially due to her expectation that there will be a queuing of cars on Main Street. “[It is] dangerous, reckless and irresponsible,” Kendrick declared.
CPDC continued the public hearing to July 14 and adjourned at 11:10 pm.
