June3meeting

Reading Strategic Economic Development Action Plan Public Meeting #2

Wednesday, June 3, 2015, 6:30 - 9:00 pm

Meeting Materials Packet

Attendees visited four discussion stations organized by topic and spoke with MAPC and Town staff about each element of work that is informing the development of the Action Plan. This PDF packet contains posters and handouts that were provided at the June 3rd public meeting and are inserted in the following order:

Priority Development Areas (PDAs) Handouts - existing conditions and potential in the four PDAs

Project Overview Presentation (PowerPoint)

Market Potential Station - Posters

Development Potential Station - Poster

Connectivity Station (Streetscape/ Infrastructure) - Basemap for mark-up

Urban Design Station - Posters Important notes:

1. Priority Development Area #3: New Crossing Road Redevelopment District was expanded

after the April 1st public meeting in order to include additional parcels on Ash Street that

would facilitate more of a transition in development types between PDA #2 and #3.

Inclusion of Ash Street parcels enable the Town to explore the potential for this area to

accommodate not only commercial but mixed use development, which is in greater

alignment with the market potential identified in the market analyses that have been

produced for the Town of Reading. The Town of Reading mailed notices of the public

meeting to property owners in the expanded PDA #3 area to promote this meeting. The

hand drawings of development potential in PDA #3 that were presented at this meeting

also included the Ash Street parcels.

2. Most materials -- particularly the hand drawings of redevelopment potential in PDA #3 --

were presented in draft form. The exception to this is the information provided in the

Market Potential posters.

www.mapc.org/ReadingEDActionPlan

PDA #1 includes 46 parcels in the downtown

that are adjacent to the current downtown

40R Smart Growth Overlay District. The

Town would like to expand the 40R zoning

to the remainder of the downtown to

facilitate redevelopment of these parcels.

Based on our analysis and its proximity to

the commuter rail station, the market

potential for this site is mixed-use infill. This

could include multi-family housing, ground

floor retail, and smaller upper floor offices.

READING STRATEGIC ECONOMIC DEVELOPMENT ACTION PLAN

Priority Development Area #1: Proposed 40R Expansion Area

PDA #1: Proposed 40R Expansion Area Parcel Characteristics

Total acres: 8.59

Number of parcels: 46

Parcel size range: .06 acres to 1.21 acres (average .19)

Age of Structures: 10 (21.7%) built before 1900

27 (58.7%) built 1900-1950

7 (15.2%) built after 1950

(missing data for two parcels)

Stories: 24 (52.2%) one-story

17 (37.0%) two-story

2 (4.3%) three-story

1 (2.2%) four-story


Building value per

parcel range:

$57,700 to $2,598,100

Average: $301,936

Improvements to land

value ratio range:

.02 to 1.82

Average: .9

Current Uses: Office, Residential, Commercial

Current ownership: 39 different owners of 46 parcels, 36

owners from Massachusetts

Data Source: 2015 Reading Assessor’s Data


PDA#2: South Main Street is located in the southern portion of

Reading. The northern end of the corridor is within walking distance

of the downtown and commuter rail station. Based on our analysis,

the market potential for the northern end of the corridor is for

mixed use that can support and blend into the commercial already

located in downtown Reading. The addition of some residential in

the central and southern portions of the corridor holds some promise

to support future retail growth as well.


Priority Development Area #2: South Main Street

PDA #2: South Main Street Parcel Characteristics

Total acres: 50.9

Number of

parcels:

82

Parcel size

range:

.1 acres to 3.97 acres (average .62)

Age of

Structures:

9 (11.0%) built before 1900

27 (32.9%) built 1900-1950

39 (47.6%) built after 1950

(missing data for seven parcels).

Stories: 33 (52.2%) one-story

34 (37.0%) two-story

8 (4.3%) three-story

1 (2.2%) five-story

(missing data for seven parcels, two parcels have two

buildings)

Building

value per

parcel range:

$19,500 to $7,141,700

Seven parcels have missing data or no buildings

Average: $635,760

Improvements

to land value

ratio range:

.02 to 1.82

Average: .9

Current Uses: Office, Residential, Commercial

Current

ownership:

69 different owners of 78 parcels, 63 owners from

Massachusetts; 90 owners of condo units



PDA #3 includes New Crossing Road Redevelopment

District and several adjacent parcels on Ash Street.

Current uses range from vacant lots, and derelict

buildings to commercial uses on parcels on Ash Street

that abut residential parcels. Based on our analysis,

the market potential in this area is for multifamily

development that would generate additional

spending needed to support retail in close proximity.

There may be some opportunities for mixed use and

creative flex/office space as well. The area is a half

mile walk from the Commuter Rail.


Priority Development Area #3: New Crossing Rd Redevelopment District

PDA #3: New Crossing Road Redevelopment District

Parcel Characteristics

Total acres: 8.77


Parcel size range: 0.23 acres to 2.49 acres (average .97)

Age of Structures: 3 built before 1950

4 built after 1950


Stories: 4 one-story

3 two-story


Building value per

parcel range:

$0 to $6,870,400

Average: $1,215,100

Improvements to land

value ratio range:

0 to 19.73

Average: 2.71

Current Uses: Office, Industrial, Warehouse, Garage

Current ownership: 7 different owners, all from Massachusetts.

2 parcels owned by the Town of Reading.



PDA #4: 1 General Way is one large

parcel consisting of 20 acres. It consists of

a mix of single story commercial uses with

ample parking and a Market Basket. The

area is about a half-mile walk from the

Reading Commuter Rail station. This area

is identified as suitable for office space

with residential to blend the site in with

surrounding residential uses. Build-to-suit

office space could be successful in this

location.


Priority Development Area #4: One General Way

PDA #4: One General Way Parcel Characteristics

Total acres: 20


Parcel size range: n/a

Age of Structures: Built in 1910

Stories: two - story building

Building value per

parcel :

$8,436,800

Improvements to

land value ratio:

0.87

Current Uses: Shopping Center

Current ownership: 1 owner based in Massachusetts


Town of Reading

Strategic Economic Development Action Planning

Public Meeting #2

Wednesday, June 3, 2015, 6:30 – 9:00 pm

Sponsored by the Town of Reading and the Metropolitan Area

Planning Council (MAPC) with funding provided by the Massachusetts District Local Technical Assistance Program and Town of Reading

resources

Agenda

6:30 – 6:50 pm: Meeting Goals and Project Overview

6:50 – 8:30 pm: World Café Discussion Stations:

Learn/provide feedback at discussion

stations:

• Market Potential

• Development Potential

• Connectivity

• Urban Design

8:30 – 8:45 pm: Discussion Station Report-Outs

8:45 – 9:00 pm: Next Steps and Next Meeting:

September 23, 2015, 6-9pm

3

MAPC and the MetroFuture Vision

3

Tonight’s Goals

Learn about the market for retail, office, mixed use, and

residential development in Reading and the

redevelopment potential of four areas in Town

Learn about how we are using preferences voiced about

design, density, and uses to inform modeling of

development potential and urban design work

Provide feedback on draft design concepts in two priority

redevelopment areas and suggest actions that will

facilitate economic development in Town

Town of Reading

PROJECT GOALS AND

OVERVIEW

Project Goal

Produce a Strategic Economic Development Action Plan

for the Town, which will include a focus on how four

regionally significant priority development areas (PDAs)

can be built out to support local and regional housing

and economic development goals

PDA_1: Downtown 40R District – Potential Expansion

PDA_2: South Main Street

PDA_3: New Crossing Road Redevelopment District

PDA_4: 1 General Way

• Town staff identified local priorities for development

and preservation and specific development types they

thought each priority development area could be

suitable to accommodate.

• Development types: mixed-use: infill; mixed use:

master planned; multifamily; commercial:

medical/office; commercial: retail, entertainment,

hospitality; commercial: industrial

Development and Preservation Priorities in the North Suburban Planning Council Subregion

Priority development areas are suitable for accommodating different development types

MAPC referenced available data to consider current

assets and constraints in order to identify regionally

significant priority development areas.

Considerations:

1. Travel choices

2. Walkable communities

3. Open spaces

4. healthy watersheds

5. Current assets

6. Growth potential

Town of Reading

MARKET ANALYSIS FINDINGS

Interview Highlights

• Reading has strong community/demographics.

• Most retail businesses were doing fairly well.

• Minimal turnover, low vacancy, competitive rents.

• Residential would be good for retail business.

• Single Family (or alternatives) market is strong

• Demand for well-located multi-family housing

• Potential for small professional offices downtown.

• Potential for limited new office development.

Retail Market Opportunities

• Gap Analysis:

• Local market can likely support

6 stores; Regional 18

• Food stores, health stores, used

merchandise, restaurants

• Strategies:

• Fill in downtown vacancies

• Concentrate new retail and

restaurants in downtown.

• Make downtown a destination

Source: Reading Shop the Block

Office Market Trends/Opportunities

• Boston market is strong.

• North subregion improving, but not

as successful as other suburban

areas

• Opportunities:

• Small professional offices in

downtown/South Main Street Area

• Large office tenant supported by

regional market but strong

competition.

• Build to suit would be greatest

potential

Source: Loopnet.com

Residential Market Trends/Opportunities

• Reading has strong housing market

• Prices at all time highs

• Condos increasingly popular and expensive

• High Opportunity for residential town wide

– 950 potential total units (town wide) over next 5-10

years (based on MAPC household projections)

• Strong demand for housing in or near downtown

– Seniors not interested in downsizing to outskirts of town

– Younger HHs prefer walkable environments

Town of Reading

VISUAL PREFERENCE POLLING

Visual Preference Polling Results

Height and size: 3-4 stories is preferred

Façade/windows: distinguished bottom floors, variation

in design of façade, and brick details are preferred

Roof: articulated, pitched roofs are preferred

Style/aesthetic: quality signage, contemporary but not

sterile; blending of traditional and modern elements

ideal

Public realm: wide sidewalks, brick crosswalks, more

green/gardens, outdoor seating and windows that open

to street, social activities and social areas in public

spaces

General Comments

Comments about uses voiced during visual preference

polling by priority redevelopment area:

• Like mixed-use (for PDA #1)

• Would like to see commercial on first floor; like the

inclusion of retail (PDA #2)

• Like examples that included mixed uses including artist

gallery space, office/commercial/industrial; priority to

promote commercial (PDA #3)

• Dificult to picture potential for residential in PDA #3

General Comments

Discussion Stations (90 minutes)

• Visit four stations to learn more about project elements

• Every 20 minutes, transition to a new station

• Input will inform development of Economic Development

Action Plan strategies focused on maximizing potential

in the four PDAs.

Stations:

1. Market Potential

2. Development Potential

3. Connectivity

4. Urban Design (2 stations, same content)

• Refine urban design work and scenarios modeling

• Draft of Action Plan strategies; review with Project

Advisory Committee in prep for September meeting

• Public Meeting #3 on September 23, 2015, 6-9pm

• Draft Action Plan released for three-week comment

period in late September

• Presentation to Board of Selectmen in early November

2015

Next Steps

If you have questions about the project, please contact:

MAPC Regional Planner Jennifer Erickson

(617) 933-0759 or [email protected]

Community Development Director Jessie Wilson

(781) 942-6648 or [email protected]

THANK YOU

mailto:[email protected]

mailto:[email protected]

Reading Strategic Economic Development Action Plan

HOUSING MARKET DEMAND Senior households in Reading are expected to grow substantially (+75%). Renter

households have increased since 2000 and there is a growing demand for

condominiums. Home sales and prices are also at all time highs.

Condominiums popular

Single

Family

Multi

Family Condos Apt

# % # % # % # %

2000 6,440 78.8 395 4.8 649 7.9 29 0.4

2015 6,528 76.7 350 4.1 1113 13.1 36 0.4

Change 88 -2.1 -45 -0.7 464 5.2 7 0.0

0

500

1,000

1,500

2,000

2,500

3,000

3,500

4,000

4,500

20-34 35-54 55-64 65+

Household Projections by Age of Householder 2010 - 2030

2010 HHs 2020 HHs 2030 HHs

Growing Rental Demand

2000 2013 Change

# % # % # %

Owner 7,165 83% 7,430 81% 265 4%

Rental 1,523 17% 1,734 19% 211 14%

Total 8,688 9,164 476 6%

0 50

100 150 200 250 300 350 400 450 500

20

00

20

01

20

02

20

03

20

04

20

05

20

06

20

07

20

08

20

09

20

10

20

11

20

12

20

13

1-Fam Condo All

Number of Sales 2000 to 2014

$0

$100,000

$200,000

$300,000

$400,000

$500,000

$600,000

1-Fam Condo All

Sales Prices: 2000 to 2014

Source: Rental Data (ACS), Condo Data (Mass Department of Revenue, 2013), and Sales Data (The Warren Group)


OFFICE MARKET DEMAND The Boston North office market is improving, but not performing as well as other suburban

office markets. There is job growth projected for the Metro North Workforce Investment Area,

but there is also strong competition for these jobs.

Boston North Office Outlook North 128/Mass Pike Suburbs

Supply (million s.f.) 10.9 SF 20.1 SF 89.0 SF

% Class A 47.10% 58.20% 58.80%

Average Asking Rent $20.43 $28.99 $20.99

YoY Rent Growth 3.10% 3.20% 2.00%

Total Vacancy 15.60% 10.30% 18.80%

YoY Change (ppts) -2.1 -3.1 -2

Historical Average (%) 17.20% 14.60% 17.70%

Total Absorption 171,875 199,241 572,428

as % stock 1.60% 1.00% 0.60%

Historical Annual Average 136,819 326,246 770,050

Total Availability 18.70% 14.20% 21.60%

y/y Change (ppts) -0.73 -1.64 -1.12

Historical Average (%) 19.50% 16.80% 20.10%

Industry

Employment

2012

Employment

2022

Change

Level

Change

Percent

Information 15,931 17,902 1,971 12.40%

Publishing Industries (except Internet) 8,648 10,402 1,754 20.30%

Telecommunications 3,289 3,176 -113 -3.40%

Data Processing, Hosting and Related Services 1,798 1,874 76 4.20%

Finance and Insurance 13,195 14,059 864 6.50%

Credit Intermediation and Related Activities 6,234 7,052 818 13.10%

Insurance Carriers and Related Activities 5,349 5,464 115 2.10%

Real Estate and Rental and Leasing 4,612 4,857 245 5.30%

Real Estate 2,927 3,272 345 11.80%

Professional, Scientific, and Technical Services 52,593 63,647 11,054 21.00%

Professional, Scientific, and Technical Services 52,593 63,647 11,054 21.00%

Management of Companies and Enterprises 5,924 6,577 653 11.00%

Management of Companies and Enterprises 5,924 6,577 653 11.00%

Administrative/Support/Waste

Management/Remediation 23,499 24,872 1,373 5.80%

Administrative and Support Services 22,446 23,581 1,135 5.10%

Waste Management and Remediation Service 1,053 1,291 238 22.60%

Educational Services 46,877 51,021 4,144 8.80%

Health Care and Social Assistance 51,021 62,116 11,095 21.70%

Total 213,652 245,051 31,399 14.70%

NAICS Industry Projections

Source: Jones Lang LaSalle, Office Outlook, Boston North Q3, 2014

Source: Massachusetts Department of Labor and Workforce Development, ES-202 Metro North WIA


RETAIL MARKET DEMAND

Industry Groups NAICS

PRIMARY TRADE

AREA

SECONDARY TRADE

AREA

10-minute drive time 15-minute Drive Time

Furniture & Home Furnishings Stores 442 X X

Electronics & Appliance Stores 443 X X

Building Materials, Garden Equip. & Supply 444 X 1

Food & Beverage Stores 445 1 2

Health and Personal Care 446,

4461

2 1

Clothing & Clothing Accessories 448 X X

Sporting Goods, Hobby, Book and Music Stores 451 X X

Miscellaneous Store Retailers 453 2 3

Food Services & Drinking Places 722 1 11

Total N/A 6 18

Retail Gap Analysis

The primary market can likely support 6 additional stores and the regional market can

support 18 additional stores. Opportunities exist within food stores, used merchandise,

and restaurants.

Office

•Additional small professional offices in the

downtown/South Main Street area

•Potential Build to Suit office opportunity in

PDA 3 or 4 (albeit strong competition from

surrounding municipalities)

Retail

•Opportunity to support additional retail

establishments in and near the downtown.

•Strong opportunity for restaurants if can

draw a more regional customer base.

Residential

•High opportunity for residential town wide

(up to 950 units based on projections) with

strong opportunity in or near downtown.

•Multi-family & Single Family Alternatives

such as townhomes hold strong potential.

OVERALL MARKET OPPORTUNITIES

Source: Loopnet.com

howdensity regulationworks

additional value

wet landsriver fronts+buffers

existing structurefootprint

PDA1A PDA2 PDA3

floorarea 1

floorarea 1

floorarea 2

floorarea 2

floor area ratio(FAR)

max allowedFAR

max allowedFAR

max allowedFAR

lotarea

lotarea

+

=

developableland

zoning bylaw regulates FAR

protectedopen spaceconservation land

current value

additionalvalue

- building type per floor area value

data points used

- parcels assessed value

- tax assessment data

- additional value

- state’s tax levy by class dataset

- per floor area per bathroom water demand

- state requirements- per bathroom/floor area waste water generation by use

- population projection by age of householder by age of members

- trip generations by modes by use/type rates

resid

ential

retailoffice

industrial

development impactszoning changemeasurements

additional tax revenue

potential tax relief

additionalwaterdemand

additionalwaste water

additionalschool-agechildren

additionaltripsgenerated

town 1

town 1

town 1

town 1

single familyresidential tax levy

multi familyresidential tax levy

non -residential tax levy

single fa

mily

multi family

single fa

mily

multi family

retailoffice

industrial

single fa

mily

multi family

retailoffice

industrial

basedonexisting development

set ofnormalizedattributes

building types used in modeling informed by development types voted up during April 1 visual preference activity

requiredlot area

per floor areavalue

commercial floor area

total floor area

residentialdensity-units per acre

non residentialdensity-far

housing unitsize-floor area

building types

CommunityViz modeling

PDA1Bmax allowedFAR.75 .75 .752

assessed improvements value

building value of the modeled development

estimated net additional value+- =

assessed land value retains

Building types are blueprints of development buildings, modeled through assessing an existing development in the region. Each building type has a set of attributes that are normalized to units such as per square foot of floor area value. These attributes are applied to a property when placed down and are used to scale the model to the target parcel

additional housing units are estimated using density values in terms of 'units per acre' and is translated to FAR (floor area ratio) value through applying it to building types' average dwelling unit size (entered when defining the type) and required lot area (the existing case' lot area).

additional square foot of commercial floor area is calculated through multiplying the type’s FAR to the target parcel’s developable area. types’ FAR is based on the existing cases’ floor area devided by lot area.

PDA1A

assessorsest. development potential - status quo, current zoning

est. redevelopment potential - alternatives, zoning changes

Age of Current

Structure

Additional

Commercial Floor

Area (sqft)

Additional Dwelling

Units

Value Added $ Additional Tax

Revenue

range: 0.02 to 1.80median: 0.52

~ 23,000range: 1926 to 1978

~ 37,000 NA

NA NA

~ 2

No Additional NA NA

NA

~ (52,000) ~ (8,000)NA

~ 6,500,000 ~ 160,0005 mixed use residential

1 multifamily high density



4 mixed use

1 office medium density

3 mixed use


1 office medium density

~ 80

~ 4,000 ~ 70

~ 50 - 100 ~ 400 - 500~ 240,000 - 280,000~ 70,000 - 80,000

~ 8,300,000 ~ 130,000

Additional

Commercial Floor

Area (sqft)

Additional Dwelling

Units

Value Added $ Additional Tax

Revenue

~ 18,000 ~ 100 ~ 7,800,000 ~ 130,000

~ 10,000 ~12,000,000 ~ 200,000

~ 200~ 12,000 ~19,000,000 ~ 310,000

~ 75~ 88,000 ~18,000,000 ~ 370,000

~ 140,000 ~13,000,000 ~ 170,000

Data Source: Reading 2015 Assessor's Data, MassGIS, DOR, MAPC Analysis - CommunityViz Alternatives Estimates

~ 30,000 ~700,000 ~ 18,000

Improvements to

Land Value Ratio

Total Square Feet

(sf) of Commercial

(2012)


~ 12,000range: 1890 to 1967


~ 62,000range: 1927 to 1994


~ 41,0001965

0.87 ~ 263,0002007

PDA2

PDA3

PDA1B

PDA4

!

!

!(!(

!(

(

1B

1A

4

3!(28

Parker Street

Haven Street

Main

Stree

t

Ash Street

Fulto n Street

Washington Street

Green Street

Bancroft Avenue

Pine Avenue

Fairview Avenue

Eaton Street

Benjamin Lane

Buckingham Drive

Maple Street

Melbour

ne Ave

nue

John Street Court

Sanborn Street

Minot Street

Woburn Street

Prescott Street

Michelini Lane

Elliott Street

Jadem

Terra

ce

Sunnyside Avenue

Percy Avenue

Chapin Avenue

Crosby Road

Chute Street

Bolton Street

Beech Street

Elm Street

Linden Street

Lakeview Avenue

Pond Meadow Drive

Arlington Street

Gener

al Way

Walkers Brook Drive

Brande Court

High Street

Shackford Road

Lincoln Street

Park Avenue

Avon Street

Center Avenue

Warren Avenue

John Street

Gould Street

Village Street

Riverside Drive

New Cro

ssing Roa

d

General Street

Public Alley to connectresidents and bikers on

South Main St. andpotentially at PDA3 to

commuter rail stop.

Pull-in angle parkingon Lincoln couldbe reversed sodrivers back in. Lessdangerous for bikers.

Clearly definedsidewalks on AshSt. Both sides.

Head on parking on HighSt. could require vehiclesto back into spaces toincrease bike safety.

Conflict point at theintersection of Main St.and Ash St. Needs designupgrades or trafficcalming treatments toimprove bike/ped safety.


±0 250 500125Feet

Priority Development

Areas

Document Path: K:\DataServices\Projects\Current_Projects\DLTA\Projects\Reading\Project Files\Reading_PDAs_Interventions_Ortho.mxd

Data Source: MAPC, MassDOT, MassGIS,Town of Reading, Assesors' 2013 DataDate: June, 2015

ParcelsPriority Development Area

Interventions( Conflict Point!( Curb Extension! Crosswalk

Pedestrian/ sidewalk access to entire site.

Pedestrian/ sidewalkaccess to entire site.

Shared-use pathBike laneShared laneOn-road route

ExistingProposed

Gloucester

Railroad Avenue

Gloucester

Maple Street

Duxbury

Bay Road

MAPC Renderings Around the Region

Reading PDA #3: Existing Conditions

1

7

1

2

3

456

2

3

4

56

7Located within an easy walk to downtown and commuter rail access, PDA #3 is just under 9 acres and contains 9 parcels. It is currently composed of a mix of land uses and building typologies set among a primarily impervious environment. Redevelopment potential is high, with opportunities to retain some existing businesses, potentially preserve a historic building, replace large warehouses with new office and commercial space, and add multifamily housing along Ash Street. This underutilized area can be transformed into a vibrant node that serves as a transition between big box retail to the east and smaller-scale commercial and residential buildings to the west.

ParkingSufficient parking will be concentrated along the rear and south side of the site in order to minimize conflicts with pedestrians and improve wakability. Given the current mix of land uses and scale of buildings, there is ample space for parking under existing zoning.

Reading PDA #3: Existing Conditions + Future Concepts

Future Concepts

Building FootprintsFuture development will be more compact and oriented toward Ash Street, creating a more walkable and less inward-facing environment. The scale of the buildings will be more compatible with the surrounding area, providing a bridge between the single-family homes to the west and larger, big-box buildings to the east.

Land UseRedevelopment could entail consolidating the Reading Municipal Light Department and Credit Union in one building at the rear of the site, opening up Ash Street for mixed-use and housing development. The portion of the site behind Ash Street will contain a mixture of flexible office space and light industrial (potentially including existing businesses) and community uses (e.g., a gymnasium, rock-climbing gym, day care).

Open SpaceBuildings will be oriented around a central open space that will include (1) a plaza with seating and event space and (2) a green with trees and plantings. Elements like public art, outdoor furniture, lighting, and even a water feature help to create an open space that is inviting, comfortable, and interesting to the eye. Setbacks provide additional greenery.

Impervious SurfaceThe vast majority of the site is impervious, composed of impenetrable materials such as asphalt, concrete, and building structures. In addition to creating an inhospitable environment, impervious surfaces can cause environmental issues by inhibiting stormwater retention and amplifying solar heat.

Pedestrian NetworkSidewalks greatly increase the safety and comfort of pedestrians. Bordering the site, there are sidewalks on both sides of Ash Street. Within the site, however, there are only a few disconnected walkways in front of some building entrances.

Existing Conditions

Building FootprintsThe site currently contains large, one-story buildings that are incompatible with much of the surrounding context, particularly to the west where single-family homes and smaller-scale commercial buildings are typical. Buildings are separated by large swaths of asphalt.

Land UseThe site primarily contains municipal uses (e.g., Reading Municipal Light Department, Reading Credit Union) and light manufacturing.

Open SpaceThe site features very little open or green space, and none that is intended to be occupied by the public. The only greenery borders buildings along Ash Street, and is mainly limited to the setback between sidewalk and building.

Pedestrian + Vehicular CirculationVehicular circulation will be routed to reduce conflicts with pedestrians and maximize safety. The pedestrian experience will be vastly improved by increased connectivity via an integrated network of sidewalks and pathways throughout the site.

Industrial

Residential (multifamily)

Commercial

Institutional

Void

Building footprint Pedestrian Network

Vehicular Network

Existing Impervious Surface

Proposed Parking

Open Space

Mixed-Use

Residential (single-family)

Existing Permeable Surface

Reading PDA #3: Future ConceptsComposite Design Perspective

The proposed design concept for PDA #3 creates a new node in downtown Reading. Rather than a purely functional, auto-dominated industrial zone, the site is now walkable and attractive, benefiting those who live and work there and drawing residents from the surrounding community. All told, it connects a variety of surrounding land uses and building typologies through transitioning scales and a mix of residential, commercial, office, light industrial, and community and open spaces.

Open Space ElementsEnjoyable and safe open spaces offer a variety of surfaces, are well lit, provide interactive elements, and consist of a mix of passive and active recreation areas. The proposed design concept calls for a public plaza and green space. The following elements can activate these areas, attracting users from the site and beyond.

Parking Lot Design FeaturesParking lots can be more than concrete. By integrating green elements and planning for stormwater runoff, they can be both aesthetically pleasing and pleasant.

furniturelandscaping public art permeable features integrated treeslightingplaza surfaces

Industrial

Residential (multifamily)

Residential (single-family)

Commercial

Pedestrian Network

Vehicular Network

Proposed Parking

Open Space

Mixed-Use

Institutional

June3meeting

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