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Meeting Minutes
June 10, 2026
Meeting Helrl in Person in Meeting Room 2A/B
Town of Mansfield
6 Paik Rom, Mansfield, NIA 0204
Planning Board
Present: Michael McClanahan/Chair, Ryan Maxwell/Clerk, Joseph Cerretani, Ralph Penney,
Sharon Friedman, Sreelatha Allam, Bryan Haworth, Kaitlyn Malkin/Associate, and
Michael Parsons/Associate
Sarah Raposa, Director of Planning & Development
Priscilla McGill, Administrative Secretary
Absent: Ralph Penney
The meeting was called to order, and the introductory statement for audience members who wish to
record the meeting was read.
Mr. Parsons and Ms. Malkin, new Board members, provided a brief introduction.
Jon Gray and Maya Couto of the Southeastern Regional Planning and Economic Development District
(SRPEDD) gave a presentation on the progress of the Bike and Pedestrian Network Plan.
Mr. Gray and Ms. Couto presented an overview of work completed to date, summarized public
engagement efforts and preliminary findings, traffic counts from April 2025 to May 2026, economic
impact, and discussed the next phases of the planning process, which will continue to September 2027.
The goal is to improve townwide safety, connectivity, and accessibility. SRPEDD has and will continue
to gather community and municipal input, traffic data, maps, and inventory existing conditions.
Additional community discussions will take place seeking public input relating to e-bikes and scooters
with possible speed limits and trail signage. There are also pending State regulations.
A brief discussion ensued relating to adding bike path access in the downtown area, where it does not
currently exist, citing safety, traffic congestion, existing parking, and sidewalks as obstacles to consider.
Scenic road access would require consideration of the narrow roads and speed management.
A link for the MassDOT Mass Trails Priority Network map will be shared with the Board.
Planning Board Meeting Minutes 06/10/26 Page 1 of 6
CONTINUED Public Hearing regarding the application of Zakary Medeiros for a Special Permit
Modification pursuant to Bylaw Section 230-5.5 at 249 Oaland 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 (I-2) zone.
Sarah Medeiros and Michael Trowbridge/Hutchins Trowbridge Associates were present.
Mr. Trowbridge noted a conversation with the Town Engineer, which resulted in the newly submitted
plan to meet the drainage concerns. Mr. Raposa replied that there was no written submission by the Town
Engineer confirming that the new plan is acceptable. There was a brief discussion and review of the
submitted plan. Ms. Raposa also read into the record the conditions of approval reflecting the drainage
concerns. She also noted that the Traffic Safety Officer reported no known safety issues since the
alterations were made, but reconnnended formalizing the one-way circulation with additional one-way
signage, pavement marking, a stop bar, and raising the stop sign at the exit.
In 2006, the former Planning Director also recommended that the gym parcel and parking lot be merged
via ANR, with the house treated as a standalone pre-existing nonconforming use in the I-2 district. That
context informs staff s understanding of the site, but is not before the Board at this time, although
recommended for consideration by the applicant.
Motion by Mr. Cerretani, seconded by Ms. Friedman to Approve the request of Sarah and Zakary
Medeiros / Arnold's Gymnastics Academy to modify the 2006 Special Permit for the Arnold's Gym
parking lot, to recognize and allow the existing driveway and parking lot configuration serving 249 and
253 Oakland Street, including the revised one-way circulation pattern, curb cuts, parking layout, signage,
pavement markings, and associated drainage and landscaping improvements, as shown on plans entitled:
"As -Built — 249 & 253 Oakland Street, Mansfield, MA" prepared by Hutchins Trowbridge
Associates, Inc., dated March 9, 2026; and revised June 2, 2026
and further that all conditions of the 2006 Special Permit shall remain in fall force and effect except as
specifically modified herein. The approval shall be subject to conditions and the Town Engineer's final
drainage plan approval. The conditions were read into the records for:
• Plan revision/final approval set
• Drainage review
• Owner responsibility for drainage
• Traffic and circulation improvements
• Parking limitation
• No farther expansion
• Prior approvals
Six (6) in favor, Zero (0) opposed, Zero (0) abstained, PASSED
Planning Board Meeting Minutes 06/10/26 Page 2 of 6
Ms. Raposa noted that some of the items for discussion are housekeeping, and other require further
discussion. She apprised the Board of her recent classes for economic development, which align with her
role in planning and development. She will be working with the Town Manager for further economic
development conversations. Ms. Raposa reviewed the STM target dates.
October 19, 2026 STM Target Dates *subject to change
June 10, 2026 - ZBL Work Session #1
July 8, 2026 - ZBL Work Session #2
A Notice of Public Hearing (synopsis of bylaw changes) is published in the newspaper of general
circulation (Sam Chronicle) for two successive weeks, posted at Town Hall, and sent to EOHLC,
SRPEDD, and the Planning Boards of abutting towns.
Legal Ad due to Sun Chronicle by 7/29/26
Legal Ad #1: 8/4/26
Legal Ad #2: 8/11/26
August 19, 2026 - Public Hearing #1
Not before 180 days prior to TM.- Public Hearing is held by the Planning Board (and continued to
a date certain, if needed).
September 9, 2026 - Public Hearing #2 - Final zoning language must be voted out by the Planning Board
September 10, 2026 - Final language to TM
October 19 2026 - Special Town Meeting:
Planning Board submits oral report with recommendations to Town Meeting
Town Meeting votes on zoning amendment proposal
Potential amendments were discussed as noted below.
A. B4 Zoning - Bill Clemmey: allow for commercial and residential to be constructed in separate
buildings
This proposes removing the B4 designation fi•mn the footnote stating that business and residential
uses may be combined in the same or separate buildings, provided that in the BI, B2, and B4
districts, retail, office, bank, or restaurant uses shall occupy the entire ground -floor area. Mr.
Cerretani did not agree with removing the footnote. He cited recent setbacks and density changes
to allow fan•ther development in the B4 district, which is a gateway district, and felt that anything
on the first floor should be commercial. Other Board members were not opposed to having the
commercial and residential being in separate buildings on the same property, but expressed that
the percentage for each needs to be appropriate. Ms. Friedman also suggested the consideration
ofa village concept with flexibility and affordability.
B. 3.3.J - Residential Facilities for Residents 55 Years of Age or Older (Clemrney)
This was prompted by the proposal for the property directly behind the Shows Plaza for a 55+
development No changes were provided for the discussion for the Board to discuss what they
would be comfortable with for the zoning. Ms. Raposa was seeking feedbackfor density, lot
coverage, and open space. Mr. Cerretani commented that there is a demand for 55+ housing. Ms.
Planning Board Meeting Minutes 06/10/26 Page 3 of 6
Raposa cited the current allowable density and suggested changes. Other local 55+ developments
were discussed for ideas on densio, and design.
C. B4 Zoning - Bob/Patriot Supply: allow for residential only (via special permit)
The owner of Patriot Supply would like to have 100% residential at this site. A solution would be
to allow for a special permit application, on a case -by -case basis, in the B4 district. Discussion
ensued on whether business or residential is being encouraged and how to move forward with
potential zoning changes. The board was also cognizant of the need for housing, but should focus
on the best productive use of the land.
D. 3.8A - Accessory Uses setbacks (+ ADU tweaks)
Ads. Raposa relayed the Attorney General's changes required to comply with the State's
guidelines. Additionally, a proposed change for Accessory Dwelling Unit (ADU) and accessory
structure setbacks in the residential districts, while adhering to State guidelines, was discussed
E. 4.1E -Each primary dwelling unit, wherever located, shall have a minimum of 600 square feet of
interior floor area
F. 4.4 - Off-street parking and loading for Senior Citizen Parking - Either delete the section or amend
to 1.5 for consistency with the senior housing parking requirement under 230-3.3J(7)
G. North Main Street Business Overlay District - Add that all NMSBOD permitting is by special
permit, regardless of underlying zoning, and additional no net loss of commercial space criteria
H. Floodplain Zoning - The land in the Foodplain within the municipal boundaries of the Town of
Mansfield subject to a one -percent or greater chance of flooding in any given year. The area is
designated as Zones A and AE on the FIRM dated T��'n 2009 July 6, 2021.
Housekeeping for date change
1. Floodplain Zoning - See1, #11 Recreational Vehicles - In Special Flood Hazard Areas all
recreational vehicles to be placed on a site must be elevated and anchored in accordance with the
zone's regulations for foundation and elevation requirements or be on the site for less than 180
consecutive days or be fully licensed and highway ready. 230-5.4 S - Incomplete, missing A
zones. Please review MA Model Bylaw #11 for language.
Housekeeping change
J. Floodplain Zoning Other Issues — Sent to Town Counsel 5/20/26. Some sections of the bylaw are
not compliant with the state building code. 230-5.4 E (7) F Special permitted uses. Review with
Legal Counsel as these bylaws may conflict with the State Building Code. Recommend removal.
K. 3.5C - Amend "Office to include "Coworking and Flexible Office"
L. 3.5 V - Add "Expanded Pet Service Uses"
M. 3.5U - Add "Food Incubators and Commercial Kitchens"
N. 3.5M - Amend "Craft Shop and Building Trade" to include "Makerspaces and Artisan
Manufacturing"
O. 3.50 - Amend "Amusement Facility"
Planning Board Meeting Minutes 06/10/26 Page 4 of 6
Changes to discussed items and remaining items will be reviewed at the next meeting.
Ms. Raposa referenced a new Massachusetts regulation for social consumption sites, effective on January
2, 2026, for on -site marijuana use. A zoning change would be required to specifically allow for social
consumption sites if the Board decides to allow it. She suggested future discussion, but it is not a
mandatory change.
• 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
• Murk 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 Bylauv Incentives for developers to
include%onstruct new units
• Ralph Penney (initiated 12110125)
o Loss of Commercial / Business Space in Bl, 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 Cumulative Impact of Incremental Decisions
o Re-evaluation of Planning Board Policies and Site Plan Review Standards
Meeting Allinutes —May 27 2026
Motion by Ms. Friedman, seconded by Mr. Haworth, to approve the minutes as submitted and amended.
Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED
No items
Ms. Raposa apprised the Board of the status of the Bicentennial Court site for the feasibility study for the
expansion of additional senior housing units. The owners issued an RFP, which Mansfield Housing
Authority is in the process of reviewing. The proposal is to lease land for the development of 100%
Planning Board Meeting Minutes 06/10/26 Page 5 of 6
affordable senior housing rental units. This type of project would require Select Board sign -off and
approval of the ZBA as Granting Authority through the comprehensive permit process. Ms. Raposa
suggested that the Planning Board also be involved for review and feedback throughout the process.
The summer schedule is set with two in July and one in August.
Motion by Mr. Cerretani, seconded by Ms. Friedman to adjourn at 9:31 pm
Vote: 6-0-0 [Aye 6, Nay 0, Abstain 0] PASSED
The date of the Next Planning Board Meeting is June 24, 2026, at 7: 00 p. in.
Clerk
Documents Presented for the Meetine
1. Meeting Notice Agenda for June 10, 2026
2. Meeting Minutes, May 27, 2026
3. 249/253 Oakland Street application and supporting documents
I /p, ZG
Date of Approval
Planning Board Meeting Minutes 06/10/26 Page 6 of 6