CPDC Reviews Proposed Redevelopment of 348 Main Street

Proposed Mixed-Use Project Faces Scrutiny Over Parking, Commercial Space

Reading, MA — CPDC continued to review the proposed redevelopment of 348 Main Street on Monday. Park Realty Trust, owner of the property, proposes to demolish the current three-story office building on the site and replace it with a four-story mixed-use development, with commercial space on the first floor and fifteen residential units on the upper three floors.

Speaking for the proponent, Attorney Brian McGrail shared that the current building is the home of Boardwalk Real Estate, which has been in business in Reading for over forty years and would continue to occupy the new commercial space once completed. Project architect Peter Sandouse provided a revised plan that increases the depth of the building by one foot while eliminating balconies on the front and sides of the building. Sandouse indicated that the added depth helps align the parking on the site. The building has increased by one and a half feet to allow the second-floor windows to be above a cornice. Despite this change, the building is still under the allowable height for the zoning district.

CPDC member Hillary Mattev suggested that the new plan’s number of sconces, though dark sky compliant, may be “overkill.” She also expressed concern that the entryway into the building may not be sufficient for moving furniture.

Engineer Chris York shared that the area for snow storage has been increased; the dumpster area has been tweaked, and the parking spaces next to columns in the garage have been made slightly wider. He noted that the project has eleven outdoor parking spaces and nine in the garage, for a total of 20 parking spaces on site. There are also three street spaces adjacent to the building proposed for Park Avenue, a private way.

Attorney Brian McGrail provided CPDC with a list of requested waivers, including parking spaces and the percentage of space developed for commercial use. McGrail argued that the intended use for the commercial space is for Boardwalk Real Estate, which, due to changes in the industry, now needs minimal office space, though it requires significant storage space. He noted that the bylaw allows for waivers that help maintain current viable businesses in a space. He also said that Park Realty Trust could develop a parking management plan that would limit renters to one vehicle or allow for the use of the residential spaces for commercial use during the day.

CPDC member John Arena suggested that the CPDC should look not just at current proposed usage but at future usage as well. CPDC chair Heather Clish added that allowable use of the private way for the parking proposed needs to be documented. Member John Weston noted that the proposed commercial use of 16 percent of the total building is significantly lower than the 25 percent required by the bylaw. He also presented his interpretation that the lack of action by Town Meeting to change the zoning in this area suggests that this is not the type of development Town Meeting wants on South Main Street.

“[Town Meeting’s decision] flavors both the parking and commercial space waivers,” Weston indicated. Clish agreed. “We’re trying to cram too many things in here and not getting the commercial space we are hoping for with a special permit,” she added.

James Joly, property owner, responded, “To build 4,000 square feet [of commercial space], knowing it will be vacant, I don’t know if I can do that.”

McGrail added, “When you look at where the property is situated and the current business that is there, 40 years viable, I think there is justification to do this.”

CPDC continued the public hearing to March 10.

CPDC voted 5-0 to declare modifications to the subdivision plan, including allowing for overhead utilities at 246-248 Walnut Street, as minor, it then voted 5-0 to approve the modifications. Due to litigation regarding the development, CPDC also voted 5-0 to extend the time to develop for an additional six months for the previously approved 6-16 Chute Street project.

After discussing potential 2025 zoning changes, the CPDC adjourned at 9:35 pm.