Mansfield Planning Board Votes 5-3 Against Walnut Street Commercial Rezoning Petition

MANSFIELD — April 13, 2022 — Mansfield Planning Board voted 5-3 to oppose a citizen's petition seeking to rezone residential parcels near the Route 140 and Route 106 intersection from R-2 to B-4 commercial. Petitioner James Epstein, of 100 Maple Street, argued his family's lots cannot be sold at fair market value given their commercial surroundings, and said he has no specific development plan in mind. Planning Director Sean Donahue told the board that under B-4's current 1.5 floor-area ratio, the three-acre site could theoretically support 120,000 to 150,000 square feet of commercial space — roughly twice the footprint of the adjacent Stop and Shop. Multiple residents from Walnut Street and Castle Drive testified in opposition, with Sandra Levine of 20 Walnut Street calling the proposal "blatant spot zoning" and noting similar petitions have been defeated at town meeting for roughly 22 to 24 years. Member Ralph Esteves, describing himself as "an advocate for business and commercial property," said the public outcry led him to vote no. The planning board's vote is advisory; the petition will proceed to annual town meeting, where it would require a two-thirds supermajority to pass.