Select Board recap: October 21, 2025

Oct 29

(6-8 minute read)

For residents looking to stay up to date on key town matters, this recap highlights major takeaways from the Select Board meeting held on Tuesday, October 21, 2025.

Watch the full meeting here on RCTV’s Youtube page.

Review the full Select Board packet.

Key Takeaways

FY2026 tax classification presentation
Chief Appraiser Victor Santaniello provided the Select Board with detailed information regarding Reading’s FY2026 tax classification. He offered comparisons with neighboring communities, reviewed relevant exemptions, and shared professional recommendations for the town’s tax structure moving forward.
Special Town Meeting warrant closed
The Select Board approved the closing of the Special Town Meeting Warrant for November 10, 2025. The warrant includes articles related to a proposed means-tested senior property tax exemption, creation of a Commission on Disability, and amendments to funding language in the Subsequent Town Meeting Warrant..
Select Board Communication Policy updated
Members approved updates to the communications policy, including the addition of language regarding social media and cell phone use during meetings. The final language reinforces transparency and expectations for public engagement by board members.

FY2026 Tax Classification [0:16:18]

The tax classification discussion focused on how Reading allocates its tax burden between residential and commercial properties.

Board member recusals

Select Board Chair Chris Haley and member Carlo Bacci recused themselves from this portion of the discussion for the first time, citing the appearance of a potential conflict of interest as commercial property owners. Both members indicated that they intend to vote on the matter.

Under Massachusetts law, a financial interest that affects less than 10% of the population constitutes a conflict of interest.
Commercial properties represent approximately 7% of Reading’s tax base
Both members participated in previous years but chose to abstain from discussion as Select Board members following public concern expressed last year.

Classification decisions

Chief Appraiser Santaniello outlined four decisions requiring Board action:

Minimum Residential Factor - the baseline percentage applied to determine the tax shift
Open Space Discount - allows up to 25% exemption for open land (recommended against adoption)
Residential Exception - provides up to 35% off assessed value for primary residences (recommeed against adoption)
Small Space Exemption - offers up to 10% off for qualifying small businesses (recommended against adoption)

Senior Circuit Breaker Credit

The Senior Tax Breaker Circuit continues to provide targeted relief to older residents:

217 applicants, 203 approved
Average credit: $2,049
Range: $101 - $2,730
Total distributed: $416,096 (shifted within the residential class)

Market overview

No increase in the debt exclusion for FY2026, meaning no additional impact to residential or commercial tax rates
Housing trends (2023-2024):
- More homes sold
- Fewer days on the market
- Slight decline in average sale price (-4.6%, from $992,213 to $946,467)
FY26 Average valuations
- Single-family home: $994,000
- Commercial property: $2,025,600
- Median commercial property: $887,750

Compared to seven neighboring towns, Reading maintains the second-lowest tax shift while holding one of the highest average single-family home values.

Special Town Meeting Warrant [1:00:04]

Town Manager Matt Kraunelis presented the finalized warrant for the upcoming Special Town Meeting. The warrant includes three primary articles:

Article 2: Authorizes the Select Board to petition the Massachusetts General Court to establish a means-tested senior property tax exemption, providing tax relief to income-eligible seniors.
Article 3: Formally adopts MGL c.40, §8J, creating a Commission on Disability to advocate for accessibility and inclusion across town departments and facilities.
Article 4: Modifies the previously approved funding transfer under Article 5 of Subsequent Town Meeting to allocate funds solely to the Killam School project, removing the Reading Center for Active Living (ReCAL) from the allocation.

Select Board Policy Updates [1:17:41]

The Board approved two notable policy updates:

Social Media Policy (Approved 4-1)

Establishes expectations for members engaging in online discussions about town matters
Prohibits silencing dissenting or opposing viewpoints in public forums
Final language was approved without the last sentence, which originally included the use of Town Counsel.
Voting: Yes - Bacci, Rose-Gillis, Haley, Murphy; No - Herrick

Cell Phone Policy (Approved 5-0)

Encourages members to limit phone use during meetings and step out only for urgent matters
Member Karen Herrick notes she used her phone for note-taking and plans to continue doing so

During the discussion, member Karen Rose-Gillis raised concerns about transparency and potential conflicts, specifically mentioning Chair Haley’s ownership of Reading Recap and broader questions surrounding the influence of local media.

Tensions continue among Board members

The meeting featured several moments of tension and disagreement among Board members.

During policy discussions, Ms. Herrick notes a local article published by Mr. Haley’s media outlet and shared by Mr. Bacci on social media, sparking debate about public communications and board conduct.
A heated conversation continued during the review of the September 16, 2025, meeting minutes [2:44:54], which referenced Mr. Bacci’s use of profanity toward a resident. Mr. Bacci acknowledged losing his composure but requested that additional context be included.
- The minutes were approved 4-1 (Yes - Yes - Bacci, Rose-Gillis, Haley, Murphy; No - Herrick)
Discussion over the October 7, 2025, meeting minutes also grew contentious but ultimately ended with a unanimous 5-0 approval.

Select Board

Taylor Gregory