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HomeMy WebLinkAboutPlanning 12/10/2025Town of Mansfield 6 Park Icon, M� aneld, M4 02048/t ASA4V�� PlanningBoard Meeting Minutes December 10, 2025 Meeting Held in Person in Meeting Room 3A/B Present: Sharon Friedman, Chair; Joseph Cerretani; Ralph Penney; Sreelatha Allam; Ryan Maxwell, Acting Clerk; and Bryan Haworth, Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Mark Corsillo, Clerk, and Michael McClanahan Ms. Friedman called the meeting to order and read the introductory statement for audience members who wish to record the meeting. Due to the absence of Mr. Corsillo, the following motion was made: Motion by Mr. Cerretani and seconded by Mr. Penney to appoint Mr. Maxwell as Acting Clerk for the meeting. Vote: 4-0-0 [Aye 4, Nay 0, Abstain 0] PASSED 2Im Pubes Heauu�a�®xrrx�2aaaad ie�1 r r Regarding the application of Zakary Medeiros for a Special Permit Modification pursuant to Bylaw Section 230-5.5 at 249 Oakland Street for a driveway layout change. The project site is owned by Arnold Medeiros Properties LLC and is shown on Assessor's Map 030, Lot 136, within the Industrial 2 (I-2) zone. Mr. Medeiros was not present. Ms. Raposa said that at the department meeting, staff had requested that Mr. Medeiros submit an updated site plan for Board review. She had anticipated that Mr. Medeiros would be present to get feedback from the Board. She recommended that the hearing be continued to January. Motion by Mr. Penney and seconded by Mr. Maxwell to continue the public hearing to January 14, 2026, at 7:00 pm in Town Hall meeting room 3AIB. Vote: 4-0-0 [Aye 4, Nay 0, Abstain 0] PASSED Planning Board Meeting Minutes 12-10-25 Page 1 of 6 Bill Clermney, representing his family, was present for the discussion and provided an update on a long -planned mixed -use project on Main Street adjacent to the Middle Common. The project originated in 2017, received the required ZBA variances and full site plan approval in February 2020, but was delayed by COVID and the passing of his parents. The family now views the building as a legacy project honoring them and as a landmark development consistent with traditional New England downtown architecture. The proposal is a mixed -use building permitted by right, with 44 apartment units above first - floor retail. Mr. Clemmey recently re -secured, through the ZBA, the same five variances previously granted, largely related to parking access, retail frontage and depth requirements, curb cut setbacks, and corner lot visibility. Parking access will use the existing curb cuts from High Sheet and West Church Street, with garage access below the building and rear parking for service functions. Retail will occupy the first floor to the greatest extent feasible, including patio space intended to function as part of the retail use. 7:1 S pm Ms. Allam joined the meeting virtually. Because of the site's irregular shape and surrounding one-way streets, dimensional requirements were adjusted through variances while maintaining the intent of the bylaw. The project did not take advantage of available density bonuses and was slightly reduced in size from earlier designs, lowering the floor area ratio to 1.76. There are no increases in gross floor area, parking, or utility demand compared to the approved 2020 plan. Mr. Clemmey said that in anticipation of nearby street work, they have coordinated with the town and have begun work for utilities, sprinkler system, sewer, and electrical. The site plan approval has no sunset clause, and the current proposal complies with its conditions, with only minor design refinements such as added balconies, a recessed fagade for improved sight lines, and a modest reduction in building mass. The building will include 66 parking spaces for 44 units, a mix of one, two, and three -bedroom apartments, and resident amenities including a lounge, gym, shared workspaces, balconies, and storage on each floor. Mr. Clemmey concluded that although the project is approved, he would welcome questions and would consider any concerns as the project moves forward. Mr. Penney asked for clarification of the percentage for the first -floor commercial retail space. Mr. Clennney responded that there is no residential use on the first floor of the building, aside from necessary vertical circulation elements such as an elevator and two staircases. The zoning requirement for 100% retail frontage could have been met by constructing the building fully to the street edge, which would have added approximately 1,100 square feet of enclosed retail space. Instead, due to the narrow configuration of the middle common area, nearby one-way streets, and multiple intersections, they determined that placing the building up to the sidewalk would create safety and pedestrian circulation concerns. As a result, the design includes an outdoor retail patio along the remaining portion of the frontage. Planning Board Meeting Minutes 12-10-25 Page 2 of 6 The patio would function as part of the retail use, with benches and planters, and would be accessible to the public and residents, aligning with downtown overlay district incentives that encourage outdoor public spaces. Approximately two-thirds of the building's frontage is enclosed retail space, with the remaining third consisting of the patio area. Mr. Clemmey emphasized that the decision not to build to the street edge was intentional to improve safety and usability while still meeting the intent of the zoning requirements. He reiterated that they received a variance for this design, and the density bonus was achieved by adding outside seating, bike racks, public use space, and landscaping. The total retail space is 5,400 SF, not including the patio, bathrooms, water, electrical, trash, and entries. The height of the building meets code at 45 feet. Mr. Cerretani asked if they would consider shade trees in the landscaping. Mr. Clemmey noted that the plan does have pocket grass areas and landscape areas with planters along the patio. They could consider planting a few trees along the edge of the patio. Mr. Clemmey explained the exterior finishes of brick, limestone, or granite to create a classic New England design. The patio area could be used by a restaurant for seating. The three existing rental structures on the sites would be razed. Mr. Clemmey confirmed that they own all three, and they are working with the tenants to vacate and relocate. He confirmed that the parking plan includes van -accessible and handicap parking to meet the parking requirements, both inside and outside, and they will coordinate with MMED to ensure that the required electric vehicle charging stations are provided. The final plan submission will include the parking as required. There was a brief discussion relating to employee parking. Ms. Raposa read the bylaw requirements for off-street parking, which were not specific to employee parking. They expect to break ground in May of 2026 and have the building complete and occupied by August of 2027. Potential B4 zoning change to eliminate the 100% ground -floor non-residential component. Mr. Clemmey explained that the B4 zoning was developed in 2017-2018 to define the district and protect nearby B3 areas from uses like fast food and gas stations. However, the current B4 rules require mixed -use buildings to include retail on the first floor, a requirement that did not exist in the B3 zone and that does not reflect existing development in the B4 area, where buildings are single -use. Given the three -acre site at 55 Copeland Street and its proximity to nearby residential zones, he asked the board to consider a zoning change for the spring town meeting that would allow mixed use on the same site without requiring retail on the fast floor of every building. This would allow, for example, a small apartment or townhouse building on one portion of a lot and retail on another, rather than forcing retail into the ground floor of each residential building. He emphasized that while first -floor retail makes sense downtown, it may not be an appropriate use in the B4 area on the larger, more flexible lots. The Board agreed that this is something that they could review and consider. Planning Board Meeting Minutes 12-10-25 Page 3 of 6 Parkway/Transit Oriented Development Zoning Bylaw Amendments Mr. Penney raised concerns about the ongoing loss of business space in the town's small B 1 and B2 districts, noting that each redevelopment project seems to reduce commercial square footage, largely driven by parking constraints in a downtown area designed before the advent of automobiles. Several former retail businesses were cited as examples of how apartments, offices, or limited retail have replaced more diverse commercial uses, diminishing downtown vitality. He praised the recent Clemmey project design and rear parking layout. NIr. Penney was concerned that the remaining first -floor retail space was minimal and questioned whether zoning requirements, such as mandates for first -floor commercial frontage, structured parking, and density bonuses, were being consistently interpreted or applied. The board agreed this should be revisited as a foture agenda item. Mr. Penney also suggested changes to the language related to senior parking. Ms. Raposa read the bylaw as "in instances where a senior citizen housing project is developed, the requirement for off-street parking shall be one space for every tivo dwelling units." Ms. Raposa also clarified that while there is an ongoing effort to improve and clarify the bylaw, she addressed misunderstandings about past changes, reaffirming that no unilateral alterations had been made. The Board acknowledged that parking is often perceived as a major issue, but noted that the town has addressed it reasonably well and can revisit it. A parking study from several years ago showed that downtown actually has ample parking, mostly on secondary streets, but people are reluctant to walk even a short distance and prefer to park directly in front of the businesses. The Board agreed that the issue is partly about behavior and perception rather than parking supply. The Board decided to discuss this further in the new year. Planning board Policies & Procedures of the Planning Board with Site Plan Approval and Special Permit rules and Regulations and Planning Board Fees Subcommittee Board Term Appoinbnents The following nominations were made: Ryan Maxwell - Capital Improvement Program Committee (Term Expires December 31, 2026) Joseph Cerretani - Capital Improvement Program Committee (Terns Expires December 31, 2026) Sharon Friedman - Open Space and Recreation Committee (Teri Expires December 31, 2026) Bryan Haworth - Downtown Committee (Term Expires December 31, 2026) Planning Board Meeting Minutes 12-10-25 Page 4 of 6 Motion by Mr. Penney and seconded by Mr. Cerretani to appoint the members as nominated for a one-year term. Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED 668 Elan Street - Update There is an agenda placeholder for when the deed restriction needs to be reviewed. It will be submitted by the applicant, reviewed by Town Council, and approved by the Board. The Board will also then need to sign the plans. Sveeial Town �Yleeting Debrief The Board agreed that the meeting went very well. A brief discussion ensued relating to 40Y and waiting for State guidelines before finalizing any zoning bylaw changes. While recognizing the need for affordable housing, the Board suggested that the Gilbert Street land would be better suited for a 55+ use option, rather than a 40Y development. In general, for the Town, intergenerational projects and minimum lot sizes should be looked into farther. Ms. Raposa noted that Mr. McClanahan had requested that the Board be aware of the initiative petition for a lot to allow single-family homes on small lots in areas with adequate infrastructure, as long as they are on municipal sewer and water. She referenced other State legislature ballot initiatives for the Board to review. Meeting Minutes — November 12, 2025 Motion by Mr. Cerretani and seconded by Mr. Maxwell to approve the minutes as presented. Vote: 5-0-1 [Aye 5, Nay 0, Abstain 1] PASSED "l::�u�a�m�auotanirei�ate��y�h�`�ha�r48�oursb�furet)x�s�t�'e#u►g „ �__ � 1,.__,_ ry No items Ms. Raposa noted that the Request for Proposal (RFP) for a planning consultant on the 40R District Feasibility in the I3 Grant has been sent out. The location change to town -owned land in the TOD area was approved. The RFPs are due by January 7"i. At the January 14"' Planning Board meeting, the proposals will be reviewed for shortlisting and discussion, with interviews beginning at the January 28"' meeting. Ms. Raposa said that the revised MSROD compliance model had been submitted and hoped to receive a state response at the beginning of the new year. Planning Board Meeting Minutes 12-10-25 Page 5 of 6 Motion by Yr. Penney and seconded by Mr. Cerretani to adjourn at 9:01 pm Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED The date of the Next Planning Board Meeting is January 14, 2026 at 7: 00 p. m. KIZ) --,A 128 2G Clerk /lea r. �J� - Date of Approval Documents Presented for the Meeting 1. Meeting Notice Agenda for December 10, 2025 2. Draft Meeting Minutes for November 12, 2025 3. 249 Oakland Street application and supporting documents 4. 214 N. Main St. site plan and perspective drawings Planning Board Meeting Minutes 12-10-25 Page 6 of 6