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MISS ugust 20, 2025
Meeting Held in Person in Planning Office Conference Room and Virtual
Present: Joseph Cerretani (virtual)
Mike Feck, Select Board Representative (virtual)
Sarah Raposa, Director of Planning & Development
Absent: Ryan Maxwell, Mark Corsillo
Joe Cerretani was the only member present, so a call to order was not necessary. The purpose of
this meeting is a check -in on the MBTA Communities (3A) compliance strategy and associated
Mansfield Station Revitalization Overlay District (MSROD) map amendments.
Deficit and Parcel Options
• The state's compliance model excluded four parcels (County St., Morrow, Howe St., and
Foundry St. Rear), resulting in a 255-unit shortfall.
• Initial strategy considered adding Twin Oaks, Depot I, and Depot Il. Combined
capacity of all three was 512 units, far above the deficit.
• After review, the group agreed that Depot 1 (218 units) and Depot II (137 units) —
collectively known as Station Pointe —would provide sufficient capacity (355 units) and
a margin of safety without complicating messaging.
• Twin Oaks was excluded to avoid conflicts with its proposed tiny homes project and
uncertain affordability components.
Regulatory Agreements
Depot I: Comprehensive permit; affordability restrictions through 2064.
Depot IL• Comprehensive permit; affordability restrictions in perpetuity.
These restrictions mean no substantial new construction is expected, making the
compliance strategy primarily "paper compliance."
Messaging and Outreach
• Emphasis will be placed on the fact that Station Pointe is already developed and
inclusion in the overlay will not trigger new development.
3A Compliance Working Group Meeting Minutes 08-20-25 Page I of 2
Sarah reported meeting Colleen Barthel (Beacon management, Station Pointe) in
person to deliver a letter and follow up with an explanatory email. Beacon is expected to
be familiar with MBTA Communities compliance from other communities.
Outreach to Twin Oaks (Peter Clarlo continued, but the group reiterated that Twin
Oaks is not required for compliance.
MSROD Amendment Framework
Map expansion: MSROD will grow from 71.2 acres to approx. 105.2 acres, reduced
later in the public hearing version to cover only Depot I & 11.
Subdistrict C expansion: 15 acres (Depot 1) t 9 acres (Depot 11) + 3.4 acres existing tail.
Technical corrections:
o Update map revision dates (2023, 2024, 2025).
o Correct outdated cross-references in site plan review section (now 5.3 Site Plan
Approval).
Compliance and Funding Context
Michael noted the importance of staying in compliance for grant eligibility, citing a
$229,000 grant at Robinson School contingent on maintaining 3A compliance.
Discussion acknowledged questions likely to arise about why excluded parcels remain in
the district. The group agreed they could remain for now, since wetlands and
contamination (21 E restrictions) prevent residential development.
3. Next Steps
• Planning Board: Discuss MSROD amendment package on August 27, 2025.
• Public Hearings: Scheduled for September 10 and October 8, 2025.
• COA Session: Outreach underway with COA to schedule an informational session.
• DHCD Coordination: Sarah to meet with Nate Carlucci (DHCD) on August 27 to
review compliance modeling and will report back
16. Adjournment
Adjourn at 9:00 a.m.
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