CPDC Plans for MBTA Communities

Reading, MA — The Community Planning and Development Commission (CPDC) reviewed plans for public engagement in the MBTA Communities process on Monday. The MBTA Communities law requires communities such as Reading, which have access to commuter transit, to provide zoning for additional multi-family housing in the areas near the train stations. Senior Planner Mary Benedetto explained that Reading must provide zoning for a 1,493-unit capacity with by-right multi-family units for the area within a half mile of the Reading Depot. She explained that the law treats each lot as if nothing is built on it, then examines the existing zoning to determine what is allowed to be built on them. Benedetto continued to explain that no zoned district in Reading currently complies with the law. Development Director Andrew MacNichol added that the new regulations tie directly into what is allowed by zoning, not what will be or needs to be built.

“It is not what is built, what will be built, but what could be built,” CPDC member Tony D’Arezzo clarified. MacNichol affirmed D’Arezzo’s understanding, adding that the new law aims to create “transit-oriented development.” 

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The Planning Department has a survey on the town website that seeks input and will host several forums in September to further engage the public in the process. The department’s goal is for new zoning regulations to be presented to Town Meeting in April of 2024.

MacNichol also reported to the CPDC that newly available census data indicates that Reading has fallen below the required ten percent affordable housing threshold. Reading is now listed as having a housing stock of which 9.7% is considered affordable. This change is primarily due to the fact that the already-approved Eaton-Lakeview 40B development has been delayed in applying for building permits. MacNichol assured the commission that once those permit applications are approved, the town will refile its housing data with the state. Once this is done, Reading will again fall above the ten percent threshold and be immune from 40B development.

MacNichol also reported that a permit application had been submitted for a Dollar Tree at the former Walgreens site at 5 Harnden Street. Because the usage of the site is to remain as a retail establishment, no site plan review will be needed.

CPDC reopened a continued hearing for a preliminary subdivision plan at 45 Beacon Street. There is currently one single-family home on the site, and developer Angelo Salamone proposes adding two additional lots for single-family homes. MacNichol had explained previously that the site was approved for a ten-unit 40B development in the early 2000s that was never built. He also shared that the inactivity of the site is currently under review by the state. All three lots of the newly proposed subdivision would meet zoning requirements for lot size, frontage, and setbacks.

Project Engineer Phil Christianson shared a proof plan that indicates that a 60-foot-wide right of way to the proposed cul-de-sac is possible, though CPDC chair John Weston expressed doubts that the proof plan was legitimate. “If we were to actually build a 60-foot roadway into that cul-de-sac, we couldn’t do it, and that is the intent of this exercise,” Weston proclaimed. Weston then asked MacNichol to have the town’s engineering department evaluate the proof plan.

CPDC member Thomas Armstrong also raised concerns about whether a small two- or three-house homeowners association will be able to maintain the proposed road. Weston also stated that he would be disinclined to grant a waiver for granite curbing when the definitive subdivision plan waivers are submitted.

CPDC continued the public hearing to their meeting on September 11.

CPDC voted 4-0 to approve major modifications to the definitive subdivision plan and stormwater permit for a proposed small subdivision on Grandview Road extension. The definitive subdivision plan was initially approved in February of 2021. The final proposal included an additional double catch basin for stormwater at the end of the cul-de-sac as well as additional fencing on lot four near the retaining wall. An existing shed on the property will be moved to allow for proper setbacks of the proposed new property lines.

By votes of 4-0, CPDC withdrew, without prejudice, the 40R proposal for 25 Haven Street as well as a proposal for a veterinary clinic at 1312 Main Street. The commission also reviewed materials for the project’s exterior at 18 Woburn Street.

CPDC adjourned at 10:00 pm.