Town Meeting: Zoning Changes For New Gas Station, Pharmacy On Tap

MANSFIELD, MA — Proposed zoning changes on the Town Meeting warrant could mean a new gas station on Copeland Drive, a pharmacy at the corner of Route 140 and West Street, and more transit-oriented development at the train station.

Three of the four articles, all citizen petitions from Bill Clemmey, received a vote of support from the planning board Wednesday night. Article 49, which changes the zoning of the area of West Street right off of Route 140, received a vote of no support amid concern from nearby neighbors.

With Article 46, Clemmey is seeking to change the zoning of the business district around Copeland Drive and Chauncy Street to allow for a gas station on the empty lot next to the former Benny’s. Clemmey compared the proposal to the Cumberland Farms at the Mansfield-Norton line on Route 140

“A new full-service gas station with proper entry, exit, and parking would be appreciated and provide an opportunity for the B4 Zone. It gives another opportunity to generate revenue,” Clemmey said.

As for the prospect of retail on the property, don’t hold your breath.

"I will tell you as a retail developer in this town who has plenty of retail space available, trying to get someone to put a retail building in that area today is zero to none. No one wants to be in a retail spot over there,” Clemmey said.

A zoning change which would have allowed a fast food restaurant on the property failed at last year's Town Meeting.

Article 47 could bring the type of development seen on the northbound side of the train station to the southbound side. If approved, developers could build up to 30 apartment units per acre, compared to 20.

“It’s going to be a huge boon for the town. We’re going to get a lot more tax revenue. It’s going to bring more business, more jobs, that could be the biggest development the town has seen in 50 years,” Clemmey said.

There is still much to address with the prospect of new development where train station parking lots currently stand. While planning board members gave their backing, there remain questions about what will happen with train station parking if more development is approved, along with the state of a second access point north of the station.

Article 48 changes the zoning of a small parcel of land behind Shaw’s on West Street which was not included in a zoning change three years ago.

Article 49 had the most spirited debate between Clemmey and residents on Casa Drive. If approved, Clemmey hopes to put a 15,000-square-foot building for a pharmacy on the corner of West Street and Route 140.

"Our position is clear, we think that this lot is going to best serve the town with retail on it,” Clemmey said.

Residents were concerned because the zoning change would be from residential to industrial and the fear that anything could go there.

“Our home property on 30 Casa Drive abuts that property in West Street. We have been opposed to this since 1998 when we purchased our home. We wouldn’t have bought if it were not zoned as residential. If the land is rezoned, anything could be built there,” resident Cindy Bisciotti wrote in a letter.

Clemmey responded to concerns about property values by saying that no one can say for sure if they will go up or down.

“I take offense to the fact that you can say that my property value may not go down but there’s no guarantee it’s going to go up. I think I have a right, I live in that neighborhood, you don’t,” Janice Coffin of 14 Casa Drive said.

Wayne Lampron of 27 Casa Drive said a zoning change would mean that retail and industrial use could creep into their neighborhood.

“By changing the zoning it’s going to ruin the neighborhood,” he said.

The article was the only one to not get planning board support

The board’s votes only served as a recommendation for Tuesday’s Annual Town Meeting, where residents will vote on the articles.

Image: File Photo