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HomeMy WebLinkAboutPlanning 05/27/20262 e p RECEIVED ASAU,'. TOWN CLERKS OFFICE 208 JUPI I I A & 14 11','i'Mtt4 4A)Minutes I t'� S is (,1&� I M26 Meeting Herd in Person in Meeting Room 3A/B Town of Mansfield 6 Park Raly, tllansfreld, MA 0204 Planning Board Present: Michael McClanahan/Chair, Ryan Maxwell/Clerk, Joseph Cerretani, Ralph Penney, Sharon Friedman and Bryan Haworth/Associate Sarah Raposa, Director of Planning & Development Priscilla McGill, Administrative Secretary Absent: Sreelatha Allam Ms. Friedman called the meeting to order and read the introductory statement for audience members who wish to record the meeting. She noted that with Mr. Haworth attending virtually, all votes would be by roll call. Board Reorganization Motion by Mr. Penney and seconded by Mr. McClanahan to nominate Mr. Maxwell as Clerk. Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretani Aye Ralph Penney Aye Sharon Friedman Aye Vote: 5 for Mr. Maxwell as Clerk - PASSED Motion by Mr. Penney and seconded by Mr. Maxwell to nominate Mr. McClanahan as Chair. Motion by Ms. Friedman and seconded by Mr. Maxwell to nominate Ms. Friedman as Chair. Roll Call Vote: Michael McClanahan Aye for Mr. McClanahan Ryan Maxwell Aye for Mr. McClanahan Joseph Cerretani Aye for Mr. McClanahan Ralph Penney Aye for Mr. McClanahan Sharon Friedman Aye for Ms. Friedman Vote: 4 for Mr. McClanahan, 1 for Ms. Friedman — PASSED for Mr. McClanahan as Chair Planning Board Meeting Minutes 05/27/26 Page 1 of 11 Regarding the application of New England F.C. for a Special Permit and Site Plan Application pursuant to Bylaw Sections 230-5.5 and 230-5.3, and Scenic Road in accordance with the provisions of Chapter 167, Scenic Roads, of the Town of Mansfield General By -Laws to construct two frill -sized and one half -sized synthetic turf soccer fields with associated field lighting, 24-foot wide paved access driveway, and approximately 245 paved parking spaces located adjacent to the proposed fields site at 283 Gilbert Street. The project site is owned by Feck Properties LLC and is shown on Assessor's Map 004, Lot 023, within the Residential 1 zone. Present were Rich Riccio/Field Engineering, Jason Braga/NEFC, and Brian Mazar/NEFC, President Brian Mazar, President of NEFC for the past 20 years, presented the proposed soccer complex at 283 Gilbert Street, expressing that the project would provide significant public benefits to Mansfield. He highlighted four key advantages: promoting youth sports and physical activity, generating economic and financial benefits for the Town, preserving open space while improving access to currently landlocked Town -owned land, and serving the growing number of local families already involved with the club. Mr. Mazar cited research linking youth sports participation to positive educational outcomes, including higher rates of school retention and college attendance. He noted that more than 100 Mansfield families currently participate in NEFC programs and that participation would likely increase if the project moves forward. Mr. Mazar described NEFC as a large regional organization with more than 6,000 members, over 100 staff members, operations across six New England states, and nearly 1,000 players in the South Region. The organization sends more than 75 players to college each year and operates facilities in Northborough and Mendon. Mr. Braga emphasized that NEFC provides more than soccer progranmiing, including over $250,000 annually in need -based scholarships, social equity initiatives focused on underserved communities such as Brockton, a women -led empowerment program for female athletes, mental health and medical support through a partnership with Mass General Children's Hospital, and sponsorship of student -athletes from Malawi. Regarding the project itself, he explained that the proposed facility would include two -and -a -half outdoor fields located approximately 1,000 feet from the nearest residence and 1,300 feet from another nearby neighborhood. He noted that the original plan included more than 230 parking spaces and an auxiliary parking area. Revisions were made in response to recommendations from the Conservation Commission. Mr. Braga described the planned operations and maintenance of the proposed soccer complex, emphasizing a strong focus on cleanliness and site management. The facility would be served by nine portable restrooms, which would be cleaned three times per week, more frequently than at NEFC's existing two -field complex in Mendon, where six units are serviced twice weekly. He noted that the Mendon facility has generated very few complaints over its 10 years of operation, and additional restroom units are being proposed for the Mansfield site. The complex would also include 12 to 14 trash receptacles distributed throughout the property, and maintaining clean facilities is a top operational priority for NEFC. In response to a question about tournaments, Mr. Braga confirmed that the facility would host events and added that the facility's primary focus is serving NEFC's internal programs. Planning Board Meeting Minutes 05/27/26 Page 2 of 11 Mr. Braga explained that the proposed facility would serve as a primary programming hub for NEFC's approximately 1,000 players in the region, but not the organization's sole location. NEFC would continue using other facilities, with occasional field rentals and potential community use when schedules permit. Community organizations could potentially access the fields at reduced rates, similar to arrangements at other locations, where the Town uses NEFC fields on weekends for costs that largely cover restroom maintenance. The facility could also provide dedicated parking for public access to a proposed trailhead and the adjacent Town -owned land. The parking plan was described as a way to improve safety and convenience rather than accommodate maximum attendance. The goal is to prevent traffic backups, illegal roadside parking, and congestion during team transitions, while supporting potential community and trail access. Weekday activities would generally occur between 4:30 p.m. and 9:00 p.m., reflecting the school schedules of participating children. The applicant indicated that community programs could potentially use the fields during earlier afternoon hours if needed. For tournaments and special events, NEFC would provide dedicated site staff as well as athletic trainers or EMTs to handle minor medical issues on -site to reduce demands on local emergency services. Traffic estimates for regular programming were described as relatively modest and spread throughout the day. Based on NEFC's scheduling model, approximately 60 to 80 vehicles would arrive during each 90- minute training block, with staggered arrivals and departures occurring between sessions rather than all traffic entering or leaving at once. Mr. Braga expressed that NEFC's mission is to provide affordable youth sports opportunities rather than maximize profits. The project was presented as a way to control costs for families, create additional recreational opportunities, potentially improve public access to 63 acres of currently inaccessible Town land, and make fields available to local organizations when needed. He outlined the facility's seasonal use pattern. Activity would be concentrated in the spring and fall, with the heaviest use occurring from March through Memorial Day. Sumner use would be minimal, limited primarily to occasional camps or small programs, while outdoor activity would largely cease during the winter months. The fall season is less busy because many older players participate in high school soccer. Mr. Braga stated that the field lighting is designed as downward -facing lighting focused on the playing fields, minimizing light spill into surrounding areas. Field activities would end by 9:00 p.m., with the field lights automatically shutting off by 9:30 p.m. and the parking lot lights by 9:45 pm after participants have time to leave the site. The security lights will be operated by a maintenance crew as needed. Mr. McClanahan noted, for the record, the appoininent of Mr. Haworth as a sitting nrennber for the hearing. Mr. Braga reviewed the potential economic benefits to Mansfield: • Total local economic impact $1.18M • Hotel economic impact $346K • Out-of-state players/families +6,768 • Total visitor/people impacted +31,272 Mr. Mazar explained that tournaments would use multiple fields across the region, not just the proposed Mansfield complex. He stated that tournament traffic is often lower than people expect because games are staggered, fewer teams are on -site at one time, and participants typically arrive, play, and leave rather than remain at the facility all day. To reduce congestion, teams generally play no more than one game at a Planning Board Meeting Minutes 05/27/26 Page 3 of 11 time, with several hours between games. He emphasized that the facility is designed for transient use, discouraging large gatherings or extended stays. He also noted that the complex would not include concessions, retail vendors, bleachers, or grandstands. Spectators would typically watch from lawn chairs. The decision not to provide concessions was based on economics, as the facility's seasonal and intermittent use does not generate enough year-round traffic to support such operations. Mr. Braga explained the use of each field, which is based on age. Ms. Friedman asked if a change in conditions would allow the addition of concessions or a permanent restroom. Mr. Braga did not foresee adding either, based on their being cost -prohibitive and not a year- round operation. Mr. Riccio reviewed the site plans as presented. He noted that the proposed recreational facility requires major site plan approval, a special permit for recreational use in a residential district, and a scenic road special permit. The proposal includes two and a half artificial turf fields enclosed by four -foot chain -link fencing with higher netting behind goals to prevent balls from leaving the site. Access would be provided by a 24-foot-wide paved driveway from Gilbert Street leading to a 253-space parking lot, including eight accessible spaces and required EV charging provisions. The parking layout and access aisles were designed to accommodate emergency vehicles, including Mansfield's largest fire engine. The entrance will include landscaping, traffic controls, and a gated access system with emergency access provisions for the fire department. Lighting will consist of downward -shielded, night -sky -compliant LED fixtures designed to minimize light spill beyond the fields and parking areas. A new streetlight is also planned near the entrance at the recommendation of the police department. Stormwater will be managed through three detention basins serving the roadway and parking areas, while the turf fields will be constructed over a stone infiltration system that allows water to recharge groundwater. The site will not require water or sewer connections and will instead utilize nine portable restrooms, regular trash collection, and a screened dumpster area for facility operations. Mr. Riccio stated that the site is set back about 1,000 feet from the nearest home and separated from Gilbert Street by wetlands. Preliminary landscaping includes required plantings and screening at the entrance, with a more detailed plan to be developed with town staff. Stormwater revisions have been made in response to the town engineer's comments, and while a final approval letter is still pending, the engineer has reviewed test pits and indicated general satisfaction. There is no PA system, and there are no plans to have one. Mr. Riccio reviewed traffic mitigation. He stated that staggered arrivals and departures reduce peak traffic impacts, as not all 60-80 participants arrive at once during each time block. A supplemental sight distance analysis was submitted, confirming adequate sight distance at Gilbert Street. Additional safety and traffic mitigation measures include proposed street lighting at the entrance, warning and directional signage, and radar -enabled speed limit signs on Gilbert Street to help calm traffic. The design also features a long driveway that allows vehicles to queue on -site rather than on the roadway, preventing backups on Gilbert Street. The access layout was revised to a single exit lane based on the town engineer's feedback to maintain clear sight lines. For larger events, the applicant stated they would coordinate with local police for traffic control and details as needed. Mr. Riccio addressed the Scenic Road requirements for Gilbert Street, noting that the frontage has a limited 10-foot right-of-way shoulder and no trees within that area. Existing stone walls would be relocated and integrated into the redesigned entrance to maintain the scenic character, and no trees within the right-of-way would be affected. Any proposed landscaping would be setback to avoid impacting required sight lines, which were confirmed through site distance analysis and will be cleared as needed. Planning Board Meeting Minutes 05/27/26 Page 4 of 11 He also reiterated project benefits, including increased property tax revenue, reduced rental rates for Mansfield -based programs, and a major conservation component. The proposal includes the potential donation of over 60-70 acres of adjacent land to create connected conservation and trail networks linking multiple town -owned and protected properties. Additional mitigation includes potential finding for trail development, with parking made available to support trail access. Board Comment Mr. Cerretani asked if there is a plan for security cameras. Mr. Braga replied that there is no plan for cameras. He noted a conversation with the Police Department in terms of having a gate that automatically closed to prevent overnight usage. Mr. Penriey commented that, despite previous development proposals for the wetland -heavy property, the soccer complex appeared to be the most practical use presented so far. Mr. Braga answered additional questions posed by Mr. Penney. He explained that wetland crossings would be created using fill and equalizer pipes rather than a bridge, with wetlands replicated at a 2.1-to-1 ratio in an improved location compared to an earlier approved plan. NEFC would find and maintain the facility through player fees, with staff responsible for daily operations, litter collection, opening and closing procedures, and site upkeep. Landscaping maintenance would be outsourced. The parking plan was reduced to 253 spaces after an overflow lot was removed in response to Conservation Commission concerns. He also described safety measures, including AEDs on site, staff trained in first aid, and athletic trainers or EMTs at larger events. Emergency services would be called when necessary. In response to concerns about after-hours activity, he noted that the gated entrance was requested by the police department and could be supplemented with security cameras if needed. The estimated project cost would represent a significant investment, with turf installation alone costing roughly $1 million per field and total site development costs reaching several million dollars. The applicants answered Mr. Maxwell's questions, stating that they are a 501 (c) (3) nonprofit and plan to purchase the land, which will incur property taxes. There are no plans for stadium seating, but there is a buffer between the sideline and the fence where people can bring their own chairs or blankets to sit on. The drop-off area is at the concrete entrance pad. There are no plans for a storage shed. The only storage required is for the goal nets, which could be stored at another facility. The synthetic turf field would use a crunnb-rubber infill system similar to the one at the local high school. Maintenance includes grooming the field every few months with specialized equipment that removes debris and redistributes the infill. They stated the process is designed to keep rubber pellets on the field and minimize impacts on nearby wetlands. Mr. Maxwell questioned whether the traffic study fully accounted for existing traffic on Gilbert Street and noted concerns raised by the police department, suggesting a more detailed analysis may be warranted. The facility traffic occurs during evenings and weekends, outside peak business hours, and said similar facilities in residential areas have not experienced traffic issues. Mr. Maxwell expressed that it would be important for a more in-depth traffic study. Mr. Maxwell questioned whether the proposed wet basins met design standards for permanent water depth and pollutant removal, suggesting they may need to be deeper. Mr. Riccio agreed to review the design with the town engineer and noted that the basins could function similarly to constructed wetlands. It was also clarified that the basin bottoms would be seeded with wetland vegetation. Mr. Maxwell asked about potential light spillover beyond the site, particularly toward adjacent areas. Mr. Riccio explained that the lighting study showed minimal impacts, with nearby homes more than 1,000 feet away and surrounding wooded areas providing additional screening. The field lights would be mounted at 70 feet and parking lot lights at 30 feet, with fixtures shielded downward to limit off -site illumination. Planning Board Meeting Minutes 05/27/26 Page 5 of 11 Mr. Haworth asked about the staggering start times and traffic flow. Mr. Braga explained that practices and games are naturally staggered because schedules vary by age group, with different session lengths, arrival times, and transition periods. Teams typically arrive before their scheduled start times, and games range from about 75 minutes to two hours, creating overlapping but staggered departures and arrivals. Additional time buffers between games would to help reduce concentrated traffic and parking demands. Mr. Haworth asked whether tournaments at other NEFC facilities create traffic backups in the surrounding neighborhoods. Mr. Braga said traffic officers are used at one smaller facility when needed, but larger facilities have not experienced such issues. They also confirmed that while fields may occasionally be rented to outside groups, they are not rented for non -youth sports activities. The expansion is based on their growing user base, and the existing fields cannot accommodate the demand. In answer to Ms. Friedman's inquiry, there will be nine portable reshooms, including two ADA- accessible units, serviced three times per week. Mr. Braga noted that games are primarily held on weekends and that restroom conditions are closely monitored. They will be located on the south side on a concrete pad with the dumpster. For events, they increase the quantity by an additional 4 — 6 units. Ms. Friedman noted the lack of a comprehensive landscaping plan and suggested that one should accompany a project involving significant land disturbance. Mr. Riccio acknowledged the concern and stated that a more detailed standalone landscaping plan would be developed with Town staff, including planting details and species information. Existing plans include shade trees for the parking areas and screening vegetation near neighboring properties, with additional front landscaping likely to be added to meet local requirements. Ms. Raposa noted that there is no provision in the zoning bylaw to waive the requirement for a landscaping plan. Ms. Friedman noted the absence of a formal operations manual and requested more details for on -site management. Mr. Riccio responded that an operation and maintenance plan for stormwater facilities is included in the application and that additional information on site operations, parking, refuse removal, and field use has been provided in written responses. They indicated they would work with Ms. Raposa to determine whether further documentation is needed. Mr. Cerretani raised concerns about PFAS potentially leaching from synthetic turf into groundwater. The applicant responded that they are using a manufacturer that provides third -party testing confirming no PFAS in the turf or infill materials, and that the company conducts quality checks throughout production. They agreed to submit the documentation. Mr. Cerretani emphasized the importance of this issue due to reliance on local aquifers for drinking water. Public Comment Elizabeth DeRose of 315 Gilbert Street asked for clarification on traffic assumptions of 120 car trips per hour, and raised concerns about whether the traffic analysis accounted for road curves and sight -line issues near the substation and bridge area, as well as increased congestion on Gilbert, Otis, and West Streets. She also expressed concerns about turning movements at the site, potential traffic diversion into residential streets, and overall impacts on long-time neighborhood traffic conditions. Mr. Riccio responded by referencing required sight -line standards, noting the study complied with code, and citing proposed mitigation such as radar speed signage and driveway design changes to improve traffic flow and safety. Planning Board Meeting Minutes 05/27/26 Page 6 of 11 Tod Snyder of 29 Fruit Street questioned light spilling onto the NRT property. Mr. Riccio responded that there is zero ambient lighting on the NRT property. Mr. Snyder asked about off -hours use of the fields, noting that when gates are open in summer, people may still access the property, and questioned policies on pickup games and trespassing. Mr. Braga said unauthorized use can occur but is rare. It would be enforced through police and managed through normal site operations. Mr. Snyder expressed concern about ATV use on existing informal trails. Mr. Braga said barriers could be used to mitigate property use. It was recommended to consider security cameras due to potential ATV access. Yulia Dvorkin of 281 Gilbert Street expressed concerns about traffic and headlight impacts from the access road affecting adjacent homes, particularly bedrooms facing the roadway, and requested a more detailed landscaping plan for screening. She emphasized limited space for buffering between the road and properties. Mr. Riccio responded that they would work with the Town to develop a more robust landscape and screening plan using evergreen plantings and had already begun discussions with neighbors. The resident also raised concerns about potential flooding impacts on her property and nearby streets during heavy rain. The applicant explained that the storrnwater system is designed for a 100-year storm event and would collect and direct runoff to a detention basin for controlled release into wetlands to reduce flooding. The conversation concluded with an agreement to exchange contact information and meet separately to address landscaping mitigation in more detail. Michael Parsons of 576 N. Main Street questioned whether the new facility would reduce existing street field rentals, noting limited anticipated change in rental usage and raising concerns about loss of rental income and unclear impacts. He focused on the special permit criteria, particularly neighborhood character and traffic impacts, arguing that the study underestimates the volume of vehicle trips and their effect on nearby residential streets and homes. He also questioned the scale of projected tax benefits, suggesting the financial return to the town would be relatively small compared to the potential quality -of - life impacts on nearby residents. Mr. Maxwell questioned the traffic counts. Mr. Parsons contended that when adjusting the traffic study's hourly rates to reflect 90-minute blocks, the numbers increase significantly, estimating about 330 cars entering and 300 exiting per day. He concluded that this would result in roughly 660 vehicle pass-bys between nearby homes five nights per week for several months each year, suggesting a much higher neighborhood impact than originally presented. Mark Corsillo of 1604 West Street questioned whether using crumb rubber infill undermines the PFAS- free intent of the turf, citing concerns about microplastics, PFAS, and heavy metals leaching into groundwater and asking about alternative infill materials. The applicant responded that they have testing indicating the materials do not contain PFAS and noted that alternatives like cork or coconut fibers have performance and maintenance drawbacks. The discussion also touched on enviromuental mitigation and long-term responsibility, including suggestions for filtration contributions or performance bonds. The applicant said they had not explored bonds and believed the facility would remain in use long-term as a viable asset. The Board discussed a continuance of the hearing with the requirement of a comprehensive traffic study and landscaping plan stamped by a landscape architect. Planning Board Meeting Minutes 05/27/26 Page 7 of 11 Motion by Mr. Penney and seconded by Mr. Cerretani to continue the public hearing to June 24, 2026, at 7:00 pm. Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretani Aye Ralph Penney Aye Sharon Friedman Aye Bryan Haworth Aye Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED 3. 7:30 pm CONTINUED Public Dearing Scenic Road — 88 Williams Street Regarding the application of Carolyn Jose to relocate scenic rocks and boulders within the Town right-of- way along Williams Street, a designated Scenic Road, to improve sight lines and driveway safety. The hearing is held in accordance with the provisions of Chapter 167, Scenic Roads, of the Town of Mansfield General By -Laws. The subject property is located at 88 Williams Street and is shown on Assessor's Map 006, Lot 079, within the Residential I zone. Carolyn Jose was present, stating that she was requesting approval to relocate boulders along the front property line to improve visibility and safety at the narrow driveway entrance, currently about 11 feet wide. She explained that the driveway is significantly wider in the rear, but the tight entrance has caused repeated vehicle contact with the boulders, which created safety concerns, especially with young children, frequent visitors, and winter snow conditions that further reduce usable width. She proposed shifting the stone/boulder layout inward, about 13 feet on one side and a smaller adjustment on the other to create a wider, safer entrance while maintaining the stone features on the property. She also clarified that she was not immediately expanding or repaving the driveway, only addressing the stone/boulders. The Board noted that the property is on a scenic road and subject to a moratorium on road work until 2028, meaning any firture road opening work would require additional approvals. It was noted that there were no objections from the Tree Warden or Town engineer, and that the proposed change would not involve immediate roadway disturbance. Board members noted there was no clear local standard for driveway entrance width, with references ranging from typical residential widths of 18 feet to broader interpretations. The Board debated what limit, if any, should apply, and considered consistency and precedent. Ms. Jose noted that she would comply with the Board to address their concerns. Motion by Mr. Maxwell, seconded by Ms. Friedman, to approve the relocation of the stone/boulder layout, allowing a 24-foot opening for the stone configuration while not restricting firture paving dimensions due to lack of a clear standard. Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretani Nay Ralph Penney Aye Sharon Friedman Aye Vote:4-1-0 [Aye 4, Nay 1, Abstain 0] PASSED Planning Board fV A(w ing Minutn5 01)/2//26 1age F of',i f CONTINUED Public Hearing 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. Sarah Medeiros and Michael Trowbridge/Hutchins Trowbridge Associates were present. Mr. Trowbridge explained that driveway revisions had been completed about 2-3 years earlier, but the required permit was never properly issued, and the matter has remained unresolved with the Planning Board since then. He stated that they have now prepared updated documentation showing existing site conditions, signage, and proposed improvements requested by the Board, including stop lines, raising the stop sign, and other traffic safety measures. A key issue discussed was drainage and runoff toward Oakland Street. Mr. Trowbridge noted that they could not certify that no runoff would reach the street because the paved area of about 24 feet by 24 feet, roughly 500 square feet, is graded toward Oakland Street. His opinion was that the added impervious area is small and unlikely to significantly increase runoff. To address drainage concerns, Mr. Trowbridge proposed installing a simple stone trench along the berm to capture and disperse runoff, particularly near a known low point where water already tends to pool near the mailbox area. He described it as a low -impact improvement that would help manage existing and future water flow. He acknowledged the Town engineer's role in protecting municipal interests and the concern about any increase in runoff, but maintained that the change is relatively minor given the small paved area and existing grading conditions. Ms. Raposa noted that the applicant had not yet received confirmation from the Town engineer or DPW representative that the revised submission was acceptable. She said that she could prepare a draft decision for the June 10"' meeting. Mr. Trowbridge explained that the Town engineer had suggested a catch basin and subsurface drainage for a small 24-by-24-foot driveway area, but the applicant felt this was excessive and too costly given the minimal added pavement and existing slope toward the street. Mr. Trowbridge suggested that the impact on runoff would be minor and that installing full drainage infrastructure would be disproportionate to the project's scale. Ms. Friedman questioned what would happen if the Engineer ultimately rejected the plan, while acknowledging the engineer's responsibility to protect the town. Ms. Raposa said that under special permit powers, the Board can approve based on criteria. She suggested that the Board wait for the traffic officer and engineer's comments to make their decision. Motion by Mr. Penney and seconded by Mr. Maxwell to continue the public hearing to June 10, 2026, at 7:30 pm. in room 2A/B. Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretani Aye Ralph Penney Aye Sharon Friedman Aye Bryan Haworth Aye Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED Planning Board Meeting Minutes 05/27/26 Page 9 of 11 e N e Ms. Raposa referenced a prior Board member suggestion to explore the Massachusetts Vacant Storefronts program as a potential grant opportunity. Information had been circulated to the Board, and follow-up outreach was made, but no responses were received. Ms. Friedman referenced the vacancy data and noted that most available commercial spaces are concentrated in larger downtown properties, with only one significant ongoing vacancy. Ms. Raposa questioned whether this limited opportunity would justify pursuing a formal grant application under a tight deadline, the effort required to build a program from scratch, the limited number of eligible storefronts, and whether property owners would benefit, given that incentives could take years to realize through tax reductions. She expressed that the program did not seem practical or compelling for the Town at this time and recormnended abandoning the idea for now. • Parkway/Transit Oriented Development • Zoning Bylaw Amendments o Accessory Dwelling Units setbacks - Mr. Penney asked whether the density table could be revised for setbacks. Ms. Raposa said that a general statement for 15-foot setbacks was proposed and reviewed by Town Counsel, who agreed that it was a good approach. • Planning Board Policies & Procedures of the Planning Board with Site Plan Approval and Special Permit Rules and Regulations, and Planning Board Fees • Mark Corsillo o (initiated 1128126) - Scenic Road Bylaw (more teeth) o (initiated 2125126) —Bill HD.5686, An Act Establishing the Missing -Middle Starter Home Development and Home Ownership Program • Bryan Haworth (initiated 1128126) - Inclusionary Zoning Bylaw Incentives for developers to include%onstruet new units • Ralph Penney (initiated 12110125) o Loss of Commerciall Business Space in BI, B2, and Downtown Areas o Adequacy and Intent of First -Floor Commercial Requirements o Parking as the Primary Driver of Downtown Redevelopment Outcomes o Employee Parking Expectations and Clarity in the Bylaw o Use and Interpretation of Density Bonuses and Structured Parking o Cunnrlative Impact of Incremental Decisions o Re-evaluation of Planning Board Policies and Site Plan Review Standards Meeting Minutes April 22 2026 Motion by Mr. Penney and seconded by Mr. Cerretani to approve the minutes as submitted. Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretam Aye Ralph Penney Aye Sharon Friedman Aye Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED Planning Board Meeting Minutes 05/27/26 Page 10 of 11 No items Ms. Raposa made suggestions for the summer schedule. She noted that the fall town meeting is targeted for October 19"'. She suggested conducting zoning bylaw amendment work sessions on June 101h, July 8111 , and August 121". Four of the seven Board members would be required to attend to meet a quorum. She also recommended dates for the public hearings. She prepared a memo of proposed amendments, definitions, and housekeeping items for the June l Ott' discussion and requested Board feedback. Ms. Raposa updated the Board that the existing floodplain issue at the grant site and the TOD site are still in process. There will be a submission to FEMA for a map amendment due to ground elevation differences. Mr. McClanahan inquired about the state petition relating to the five -thousand -foot minimum. Ms. Raposa replied that she would look into it and get back to the Board. Due to anticipated low attendance, the August 12tt' meeting was cancelled. Motion by Mr. Penney and seconded by Mr. Cerretani to adjourn at 9:45 pm Roll Call Vote: Michael McClanahan Aye Ryan Maxwell Aye Joseph Cerretani Aye Ralph Penney Aye Sharon Friedman Aye Vote: 5-0-0 [Aye 5, Nay 0, Abstain 0] PASSED The date of the Next Planning Board Meeting is June 10, 2026, at 7: 00 p. m. Clerk Documents Presented for the Meeting L Meeting Notice Agenda for May 27, 2026 2. Meeting Minutes, April 22, 2026 3. 283 Gilbert Street application and supporting documents 4. 150 Oakland Street application and supporting documents 6 101-z Date of Approval Planning Board Meeting Minutes 05/27/26 Page 11 of 11