Below is a summarized version of the Community Planning & Development Commission (CPDC) meeting, discussing the Floodplain Overlay notice that residents received, organized by timestamps and speakers, focusing on key points raised during the discussion in Reading, Massachusetts. This summary condenses the discussion into major themes, speaker contributions, and decisions, avoiding excessive detail while retaining the essence of the conversation. Timestamps correspond to the video linked at the bottom.
Meeting Overview
Meeting Date: Monday, March 31, 2025
Start Time: 7:00PM
Format: Hybrid (in-person and Zoom)
Key Participants: Heather Clish, Hillary Mateev, Tom Armstrong, John Arena, Guy Manganiello, Andrew MacNichol (Community Development Director) Olivia Knightly (Senior Planner)
Purpose: Public hearing to discuss zoning bylaw amendments for the Flood Plain Overlay District to align with FEMA and state requirements for the National Flood Insurance Program (NFIP), effective July 8, 2025.
Hearing Notice
5:19 – 7:54 – and Initial Questions
- Speaker: Andrew McNichol (with unnamed volunteer reading notice)
- McNichol confirms the meeting’s purpose: amend bylaws for flood plain compliance ahead of the April 2025 town meeting. A volunteer reads the notice detailing proposed changes (e.g., boundaries, definitions, administrator designation).
- Public Question (9:17): An attendee asks if anyone present owns property in the flood plain. McNichol suggests a map review and offers one-on-one assistance for specific property inquiries.
Flood Plain Bylaw Amendments
9:51 – 14:25 – Presentation
- Speaker: Andrew McNichol
- McNichol explains the need to update local bylaws due to FEMA and state map changes, ensuring NFIP eligibility. Key points:
- Maps are federally controlled, not locally drawn.
- Proposed additions: definitions, variance clarifications, flood plain administrator (Building Commissioner).
- Existing uses (e.g., municipal recreation, agriculture) remain unchanged.
- Public Question (11:55 – Bob Coulter): Is flood insurance mandatory? McNichol clarifies it’s not mandatory via NFIP but may be required by lenders.
Map Changes
14:31 – 20:03 – and Compliance Goals
- Speaker: Andrew McNichol
- McNichol details map updates: Zone X (500-year flood) largely removed, Zone A (100-year flood) boundaries adjusted (e.g., Timberneck Swamp removed, North Cedar Swamp increased). Shows existing vs. proposed maps.
- Goal: Maintain NFIP eligibility by finalizing bylaws for April 2025 town meeting.
Q&A on Map
20:10 – 24:42 – Access and Restrictions
- Speakers: McNichol, unnamed committee member
- Questions: Are new areas added to flood zones? (Yes, some Zone A expansions.) Is there a street-level list? (No, GIS data pending July.)
- McNichol advises checking FEMA’s map viewer (hazards.fema.gov) or contacting insurance providers. Discussion on whether flood zones must touch structures (confirmed by an attendee’s experience).
Bylaw Intent
24:48 – 29:41 – Discussion on Bylaw Intent and Restrictions
- Speakers: Unnamed committee member, McNichol
- Question: Are bylaws becoming more restrictive? Response: No, they align with state/federal requirements, not adding local restrictions beyond compliance. Focus is NFIP eligibility, not new building prohibitions.
Public Comment
29:56 – 36:36 – Jonathan Weber
- Speaker: Jonathan Weber (84 H Street)
- Concerns: Increased insurance costs and property use restrictions (e.g., neighbor denied garage on 60% of lot). Questions impact on easements and waterway maintenance.
- Response (McNichol): Flood designations are federal, not town-driven. Bylaw ensures NFIP access, not direct restrictions. Waterway maintenance can be addressed via email to staff.
36:41 – 40:06 – Additional Public Comments
- Speaker: Unnamed (31 L Lane)
- Asks about notification letters. McNichol explains they targeted properties near flood plains, but maps may not be 100% accurate. Offers follow-up assistance.
- Zoom Question (John Baroy): Confirms changes are for compliance and FEMA sets designations (answered yes).
Bylaw Review
40:13 – 56:05 – (Section-by-Section)
- Speaker: Andrew McNichol (with public/committee input)
- 10.1.2 Boundaries: Updated to July 8, 2025, FEMA maps, removing panel numbers.
- 10.1.3 Definitions: Adds “storage” to development (debated—public objects to vagueness, suggests removal). Questions on RV parking and foundation repair definitions (e.g., 50% cost threshold).
- Public Input: Concerns about restricting land use (e.g., vehicles, sheds). McNichol notes state requirements but agrees to revisit “storage.”
Variance Discussion
56:12 – 1:20:27 – Continued Bylaw Review
- Speaker: McNichol, unnamed speakers
- 10.1.4 Regulations: Clarifies state vs. local variances. Debate on insurance advice in bylaws (e.g., premium rates for below-grade structures). Suggestion: Simplify to “may increase premiums.”
- 10.1.5 Administrator: Building Commissioner appointed.
- 10.1.6 Uses Permitted: No changes to by-right uses; RV rules added (elevated or <180 days).
- Public Concern: Variance process for flood plain properties—McNichol notes state criteria apply, no local additions proposed.
Action Items
1:20:33 – 1:43:55 – Final Bylaw Sections
- Speaker: McNichol, committee members
- 10.1.7 Conditions: Simplified, no new restrictions. Questions on waterproofing clauses (to be checked).
- 10.1.8 Base Flood Elevation: References FEMA data, variance processes clarified.
- Action Items: Review “storage” definition, foundation repair %, new construction date, provide FEMA study to public, clarify insurance notice.
Consequences and Communication
1:44:01 – 1:56:07
- Speakers: McNichol, committee, public
- Discussion: Two-thirds vote needed at town meeting. If not passed, town risks NFIP suspension, leaving homeowners ineligible. Suggestion: Over-communicate affected areas online.
- Public Question: Why Zone X disappeared? Response: Flood frequency increased (study-based).
Map Tool Demo
1:56:13 – 2:01:15 – and Wrap-Up
- Speaker: McNichol
- Demonstrates FEMA map viewer using John Carver Road, showing Zone X to Zone A shift. Suggests a video tutorial for public use. No further questions.
Key Outcomes
- Bylaw Intent: Amendments align with FEMA/state requirements for NFIP eligibility, not to impose new local restrictions.
- Public Concerns: Insurance costs, property use restrictions, and map accuracy raised; staff to provide individual assistance.
- Action Items:
- Refine definitions (e.g., “storage,” foundation repair).
- Provide FEMA Flood Insurance Study and map tutorial online.
- Clarify insurance-related language with DCR.
- Finalize language by April 14, 2025, for town meeting.
- Next Steps: Continued hearing on April 14, 2025, to address revisions and prepare for April town meeting vote.
