Reviews and approves new housing developments, commercial buildings, and land subdivisions before construction begins.
92 items across 8 meetings.
June 24, 2026 · agenda
• Status unclear
Routine meeting opening.
🔄 Postponed
Continued hearing on a special permit to build two full-sized and one half-sized synthetic turf soccer fields, lights, a 24-ft paved driveway, and ~245 parking spaces on Assessor's Map 004, Lot 023 (R1 zone) along a scenic road.
📍 283 Gilbert Street, Assessor's Map 004, Lot 023
💬 Discussed
Placeholder discussion on transit-oriented development planning near the Parkway corridor.
💬 Discussed
Discussion of proposed changes to setback rules for accessory dwelling units (ADUs — secondary units on a residential lot).
💬 Discussed
Discussion of bylaw language governing age-restricted residential facilities for residents 55 and older.
💬 Discussed
Two B4 amendments: how commercial components are configured and allowing multifamily residential by special permit in B4 districts.
💬 Discussed
Proposed clarifications to 1.5-space parking requirements per unit, definition of 'primary' dwellings (§230-4.1E), and permitting rules in the North Main Street Overlay District.
📍 North Main Street
💬 Discussed
Proposed changes to floodplain definitions (§230-1.5), recreational vehicles, and special permitted uses (§230-5.4 E & F).
💬 Discussed
Amendments to add coworking/flexible office, expanded pet services, food incubators/commercial kitchens, makerspaces/artisan manufacturing, and updated amusement facility language.
💬 Discussed
Review of Planning Board rules for site plan approval, special permits, and fee schedules.
💬 Discussed
Proposal to add stronger enforcement provisions ('more teeth') to the Scenic Road Bylaw.
💬 Discussed
State bill creating a missing-middle (small multi-unit) starter home development and ownership program is under board discussion.
💬 Discussed
Proposal to create bylaw incentives encouraging developers to include affordable units in new construction.
💬 Discussed
Multi-topic discussion on protecting commercial/business space in B1, B2, and downtown zones, parking-driven redevelopment, density bonuses, and cumulative policy impacts.
📍 B1, B2, Downtown
📋 Proposed
Approval of prior meeting minutes.
• Status unclear
Meeting close; next meeting July 8, 2026.
June 10, 2026 · agenda
• Status unclear
Routine meeting opening.
📋 Proposed
Board discusses the town's Bicycle & Pedestrian Network Plan with the steering committee.
🔄 Postponed
Continued hearing on Zakary Medeiros/Arnold Medeiros Properties LLC request to modify a special permit for a driveway layout change at 249 Oakland Street, I-2 zone.
📍 249 Oakland Street, Assessor's Map 030, Lot 136
💬 Discussed
Board continues planning discussions around transit-oriented development along the Parkway corridor.
💬 Discussed
Proposed changes to setback rules for ADUs (in-law suites/secondary units) in residential zones.
💬 Discussed
Proposed bylaw amendment regarding residential facilities for residents 55 and older.
💬 Discussed
Two proposed amendments to the B4 district covering commercial layout requirements and allowing multifamily residential by special permit.
💬 Discussed
Proposed tweaks to clarify the definition of "primary" dwellings and enforce 1.5 parking spaces per unit consistency.
💬 Discussed
Proposed clarification to permitting rules within the North Main Street Overlay District.
📍 North Main Street
💬 Discussed
Multiple floodplain-related bylaw updates covering definitions, recreational vehicles, and special permitted uses (§230-5.4 E/F).
💬 Discussed
Proposed additions/amendments to add coworking offices, expanded pet services, food incubators/commercial kitchens, and makerspaces to permitted commercial uses.
💬 Discussed
Board reviews its internal policies, site-plan and special-permit regulations, and fee schedule.
💬 Discussed
Proposal to add more enforcement authority (
💬 Discussed
State bill HD.5686 would establish a missing-middle (small multifamily) starter-home development and ownership program; board is monitoring/discussing.
💬 Discussed
Proposed incentives to encourage developers to include affordable units in new construction.
💬 Discussed
Wide-ranging review of commercial space loss in B1/B2/downtown, first-floor commercial rules, parking's role in redevelopment, density bonuses, and site-plan review standards.
📍 B1, B2, Downtown
📋 Proposed
Approval of prior meeting minutes.
• Status unclear
Meeting adjourned.
May 27, 2026 · agenda
• Status unclear
Routine meeting opening.
🔄 Postponed
Continued hearing on a proposal to build two full-sized and one half-sized synthetic turf soccer fields, lighting, a 24-ft paved driveway, and ~245 parking spaces on Assessor's Map 004, Lot 023, in a Residential 1 zone.
📍 283 Gilbert Street, Map 004, Lot 023
🔄 Postponed
Continued hearing on relocating scenic rocks and boulders in the Town right-of-way along Williams Street (a Scenic Road) to improve sight lines and driveway safety at Map 006, Lot 079.
📍 88 Williams Street, Map 006, Lot 079
🔄 Postponed
Continued hearing on a driveway layout change at an Industrial 2 zone property (Map 030, Lot 136); this hearing has been continued since December 2025.
📍 249 Oakland Street, Map 030, Lot 136
💬 Discussed
Board will discuss the state's MA Vacant Storefronts Program, which aims to help fill empty commercial spaces.
💬 Discussed
Placeholder discussions covering accessory dwelling unit setbacks, missing-middle housing legislation (HD.5686), inclusionary zoning developer incentives, and downtown parking/commercial space policy concerns.
💬 Discussed
Board member Corsillo's ongoing initiative to add stronger enforcement provisions to the Scenic Road Bylaw.
💬 Discussed
Review of Site Plan Approval and Special Permit rules and Planning Board fee schedule.
• Status unclear
Board to appoint a member to the Southeastern Regional Planning & Economic Development District (SRPEDD) Commission for 2026–2027.
• Status unclear
Annual reorganization of the Planning Board.
• Status unclear
Approval of April 22, 2026 meeting minutes.
• Status unclear
Meeting close; next meeting June 10, 2026 at 7:00 p.m.
May 13, 2026 · agenda
• Status unclear
Routine meeting opening.
📋 Proposed
Hearing on a special permit to build two full-sized and one half-sized synthetic turf soccer fields, field lighting, a 24-ft paved access drive, and ~245 parking spaces at 283 Gilbert St (Assessor's Map 004, Lot 023) in the Residential 1 zone along a Scenic Road.
📍 283 Gilbert Street, Assessor's Map 004, Lot 023
📋 Proposed
Hearing on relocating scenic rocks and boulders within the Town right-of-way on Williams Street (a designated Scenic Road) to improve sight lines and driveway safety at 88 Williams St (Assessor's Map 006, Lot 079).
📍 88 Williams Street, Assessor's Map 006, Lot 079
💬 Discussed
Board will discuss the state MA Vacant Storefronts Program, which supports filling empty commercial spaces.
💬 Discussed
Continued discussion on transit-oriented development (higher-density mixed use near transit) along the Parkway corridor.
💬 Discussed
Continued review of proposed changes to setback rules for accessory dwelling units (ADUs — secondary in-law or rental units on a property).
💬 Discussed
Continued review of Planning Board rules for site plan approval, special permits, and associated fee schedule.
💬 Discussed
Continued discussion on strengthening the Scenic Road Bylaw to give it more enforcement teeth (initiated 1/28/26).
💬 Discussed
Discussion of state Bill HD.5686, which would establish a program to encourage construction of smaller, more affordable starter homes.
💬 Discussed
Discussion of bylaw incentives to encourage developers to include affordable units in new residential projects (initiated 1/28/26).
💬 Discussed
Wide-ranging discussion on protecting commercial/business space in B1, B2, and downtown zones, parking requirements, density bonuses, and Planning Board review standards (initiated 12/10/25).
📋 Proposed
Board to consider appointing a member to the Southeastern Regional Planning & Economic Development District (SRPEDD) commission.
📋 Proposed
Approval of prior meeting minutes.
• Status unclear
Meeting closes.
April 22, 2026 · agenda
• Status unclear
Routine meeting opening.
🔄 Postponed
Continued hearing on converting Building B (currently vacant, 8,500 SF commercial) at 150 Oakland St into 8 residential units (1 affordable) within the I-1 Industrial Zone; Assessor's Map 030, Lot 039.
📍 150 Oakland Street, Assessor's Map 030, Lot 039
📋 Proposed
Hearing on a special permit modification for Miniluxe nail salon at 280 School Street, Mansfield Crossing.
📍 280 School Street, Mansfield Crossing
💬 Discussed
Board reviews and potentially updates its policies, procedures, and fee schedule for site plan and special permit applications.
💰 Fee schedule under review
💬 Discussed
Placeholder discussion on transit-oriented development along the Parkway corridor.
💬 Discussed
Board continues reviewing proposed zoning bylaw changes to ADU (accessory dwelling unit) setback requirements.
💬 Discussed
Member Corsillo's proposal (initiated 1/28/26) to strengthen enforcement provisions in the Scenic Road Bylaw.
💬 Discussed
State bill HD.5686 establishing a missing-middle starter home and ownership program is under board discussion (initiated 2/25/26).
💬 Discussed
Member Haworth's proposal (initiated 1/28/26) to create bylaw incentives encouraging developers to include affordable units in new projects.
💬 Discussed
Member Penney's multi-part discussion (initiated 12/10/25) on protecting commercial/business space in B1, B2, and downtown zones, parking standards, density bonuses, and review of site plan policies.
📋 Proposed
Board reviews and approves minutes from the April 8 meeting.
• Status unclear
Meeting adjourned.
April 22, 2026 · minutes
✅ Approved
Owner's bid to convert vacant 8,500-SF Building B to eight residential units was reworked; the permit now allows broader commercial uses (not just a restaurant) and restores 19 affordable units, with the applicant able to reapply for residential after a nine-month marketing period.
💰 Use change would raise assessed value ~$600,000 but shift that portion from commercial to residential tax rate; restaurant build-out estimated at ~$5 million ($600/SF)
📍 150 Oakland Street (Assessor's Map 030, Lot 039), Industrial 1 Zone
✅ Approved
Approved minor storefront changes for new tenant MiniLuxe, including face-lit channel letter signage and a decorative backer panel mounted to the existing façade.
📍 280 School Street, Mansfield Crossing
✅ Approved
Board recommended an updated Planning Board fee schedule to the Select Board for the town-wide fee review; changes focus on clarity and organization with a minimal increase, though one member opposed citing added costs to buyers.
💰 Proposed minimal fee increase based on regional comparison
💬 Discussed
Positive Select Board reception to accepting part of Cobb Street, correcting a 2008 clerical error where road plans weren't recorded at the Registry of Deeds within 120 days.
📍 Cobb Street
💬 Discussed
Members are developing zoning amendments for fall town meeting, including ADU setbacks, B4 multifamily by special permit, minimum dwelling sizes, senior parking, and North Main Street overlay changes to protect commercial space.
💬 Discussed
40R (smart-growth housing district) feasibility study work session is on hold due to floodplain constraints; draft zoning amendments being prepared for fall town meeting.
✅ Approved
Approved March 25, 2026 minutes and several executive session minutes for release/non-release.
April 22, 2026 · agenda
📋 Proposed
Meeting called to order.
📍 Town Hall Meeting Room 3 A/B
🔄 Postponed
Hearing continues on converting Building B at 150 Oakland St (Assessor's Map 030, Lot 039) from 8,500 SF commercial to 8 residential units (1 affordable) within the I-1 Industrial zone.
📍 150 Oakland Street, Assessor's Map 030, Lot 039 (I-1 Zone)
📋 Proposed
Special permit modification requested for Miniluxe nail salon at Mansfield Crossing, 280 School Street.
📍 280 School Street, Mansfield Crossing
💬 Discussed
Board to review and possibly update its policies, procedures, site plan/special permit rules, and fee schedule.
💬 Discussed
Placeholder discussion on transit-oriented development near the Parkway corridor.
💬 Discussed
Board continues discussion on amending setback rules for accessory dwelling units (ADUs — secondary housing on a property).
💬 Discussed
Member Corsillo's proposal to strengthen the Scenic Road Bylaw, initiated January 28, 2026.
💬 Discussed
Discussion of state bill HD.5686 promoting missing-middle (moderately-sized multi-unit) starter home development and ownership programs.
💬 Discussed
Discussion of incentives for developers to include affordable units in new construction, initiated January 28, 2026.
💬 Discussed
Multi-topic discussion on protecting B1/B2/Downtown commercial space, first-floor commercial requirements, parking's role in redevelopment, employee parking rules, density bonuses, and site plan standards — initiated December 10, 2025.
📋 Proposed
Approval of April 8, 2026 meeting minutes.
📋 Proposed
Meeting adjourned.