Below is a summary of the meeting, organized with timestamps to highlight key points of the discussion. The meeting involves Andrew McNichol, the Community Development Director, and Supriya Kelkar from Innes Associates, presenting a new visual “pattern book” tool for downtown development in relation to Section 3A (MBTA Communities Act) compliance in Reading. The focus is on making zoning and design guidelines more accessible and visually oriented.
Summary with Timestamps
- 0:28 – 7:31: Introduction by Andrew McNichol
Andrew welcomes attendees to a hybrid meeting (in-person and Zoom) to discuss a new tool: a “pattern book” evolving from existing downtown design guidelines. He explains technical difficulties with Zoom and introduces the purpose of the meeting. - 7:37 – 8:37: Purpose of the Pattern Book
The pattern book targets Downtown Development and MBTA Community compliance, using grant funding to create a visual, user-friendly guide based on Reading’s history and context. It aims to assist the public, boards, staff, and developers in understanding appropriate development styles. - 8:45 – 9:40: Transition to Supriya Kelkar’s Presentation
Andrew hands over to Supriya Kelkar from Innes Associates, a senior planner and urban designer, who has collaborated with Andrew and Olivia to develop the pattern book as an extension of zoning and design guidelines. - 9:47 – 11:50: Background and Intent of the Pattern Book
Supriya explains that the pattern book simplifies zoning without changing it, presenting it visually (like a menu) to make it accessible. It aims to clarify what the town wants in development, match community needs, involve residents, and improve design quality for all stakeholders. - 12:10 – 14:20: Draft Table of Contents and How to Use the Guide
The draft includes sections on purpose, town context, architectural styles, and a step-by-step process for development (e.g., allowed uses, dimensional requirements, architectural styles, building components, and site placement). It starts with the Downtown Smart Growth District (DSGD) but can expand. - 14:30 – 17:48: District Characteristics and Dimensional Requirements
Supriya details how the book explains allowed uses (e.g., mixed-use encouraged, standalone commercial not allowed) and dimensional concepts (e.g., FAR, height, setbacks) visually, without specific numbers, to guide users to official regulations. - 18:00 – 19:50: Architectural Styles and Building Components
Ten prevalent architectural styles in Reading (e.g., Colonial New England, Federal) are identified, with visual examples (3D and modern interpretations). A library of building components is introduced, with a call for input on selecting suitable elements. - 19:59 – 21:06: Site Placement and Development Standards
The least developed section, this part aims to show scenarios (e.g., mixed-use on corner lots) using fit studies that integrate design guidelines (e.g., massing, setbacks), encouraging reference to full regulations. - 21:19 – 22:46: Q&A: Who is the Document For?
An attendee asks about the audience and purpose. Andrew clarifies it’s for developers/applicants to understand expectations and for the Community Planning and Development Commission (CPDC) and public to evaluate proposals or waivers. - 22:52 – 24:05: Application to DSGD and MBTA Districts
The pattern book applies to both the Downtown Smart Growth District (DSGD) and MBTA 3A compliance district, as they overlap, with some upzoning adjustments. - 24:11 – 25:19: Integration with Zoning and Building Officials
An attendee suggests consulting the Building Commissioner on specifics (e.g., setbacks on corner lots, awnings). Andrew agrees to involve them for clarity. - 25:26 – 26:40: Request for Copies and Numbering
An attendee requests copies of slides and notes the lack of numbering (e.g., 1-5, A-D) on visuals. Supriya confirms the draft book will be numbered and more detailed. - 26:46 – 30:34: Design Authority Concerns
An attendee praises the inclusion of architectural elements but pushes for CPDC to have authority to enforce or reject designs. Andrew and Supriya note the book provides options, not mandates, due to legal limits on requiring specific styles (e.g., masonry, Victorian). - 30:39 – 34:38: Subjectivity and Enforcement
Discussion continues on why specific designs can’t be required, citing subjectivity and zoning limits. The pattern book serves as a negotiation tool, with waivers balancing developer needs and public benefits (e.g., historic preservation). - 34:44 – 36:46: Timeline and Updates
Andrew targets completion by spring, with drafts shared for feedback via a Miro board. An attendee suggests periodic reviews (e.g., every 5 years) to keep it relevant, which Andrew ties to potential expansions (e.g., Main Street). - 37:24 – 39:24: Height Representation Concerns
Tony raises concerns about height definitions (e.g., angled roofs, average grade). Supriya and Andrew agree to refine visuals and avoid specific numbers, linking back to zoning. - 39:30 – 41:46: Garage Doors and Component Selection
An attendee notes garage doors are missing from building components, impacting aesthetics and parking. Supriya agrees to add them, and discussion highlights challenges in mixing components cohesively. - 42:00 – 44:33: Distribution to Applicants
An attendee asks if developers will receive the guidelines/book early. Andrew confirms they’re provided as early as possible, though some applicants fully formed plans, with waivers flagged during review. - 44:39 – 46:28: Individual vs. Developer Projects
Most recent projects are from developers, not individuals. An attendee from a historic commission notes different dynamics with homeowners seeking specific approvals. - 46:36 – 48:17: Contractor Challenges
Contractors often present fixed plans, complicating adjustments (e.g., a four-story building seen as “three over one”). Negotiation is key, as with a roof overhang issue resolved after pushback. - 48:23 – 50:46: Applicability to Historic Districts
An attendee asks if the book applies to historic district residents. Andrew says it’s DSGD-focused but could expand with funding. Supriya notes it starts with a town history overview, aiding awareness. - 50:53 – 52:03: Closing and Feedback Process
Andrew promises to share slides and a comment link (Miro board) within weeks, encouraging input to refine the draft. - 52:10 – End: Thanks and Sign-In
Gratitude expressed, with a sign-in sheet mentioned for draft distribution.
Key Takeaways
The pattern book is a visual, user-friendly evolution of Reading’s downtown design guidelines, aimed at developers, residents, and officials. It simplifies zoning and design concepts without changing regulations, focusing initially on the Downtown Smart Growth District (DSGD) and MBTA compliance area. Attendees appreciate the effort but raise concerns about enforceability, component selection (e.g., garage doors), and applicability to historic districts. The draft is set for spring completion, with ongoing feedback welcomed.
