BROCKTON PLANNING BOARD MINUTES
Tuesday, April 7th, 2026 – 6:00 PM
Chair Toni Goncalves opened up the meeting with a Roll Call…
Members present are:
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Toni Goncalves – Planning Board Chair
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Iolando Spinola – Planning Board Vice-Chair
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Marty Crowell – Planning Board Member
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Matthew Gallagher – Planning Board Member
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James Sweeney – Planning Board Member
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Evan Sears – Planner II
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Brendan Weeks – Deputy Fire Chief
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Isaiah Thelwell – Administrative Assistant
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Review and Acceptance of Meeting Minutes March 3rd, 2026
A motion was made (Sweeney) and seconded (Crowell) to approve the February 3rd, 2026, Meeting Minutes. The motion passed by unanimous roll call vote.
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Zoning Amendment Form-Based Code
The Board considered a zoning amendment establishing a citywide Form-Based Code framework, presented by Emily Innes of Innes Land Strategies Group. Planner Sears explained that the proposal had previously been reviewed but was re-referred to the Board due to the transition to a new City Council. The amendment covers four key planning areas, Downtown/Trout Brook, Campello, Montello, and Lovett Brook, and is based on prior neighborhood planning efforts. Innes outlined that the form-based code consists of three coordinated components: a legally adopted text-based zoning ordinance, an illustrated version to improve usability and clarity, and a set of Planning Board-adopted design guidelines to guide site plan and special permit review. The code emphasizes building form, streetscape design, and neighborhood context over traditional use-based zoning, while still incorporating use tables, development standards, and a points-based incentive zoning system to encourage public benefits.
Board discussion focused on key mapping and flexibility questions. Sweeney asked about updates to previously excluded parcels, particularly within the former CSX yard area, and confirmed that these had since been incorporated into the zoning maps, allowing for
higher-intensity “MX-3” mixed-use designations, including potential tower development subject to dimensional and site constraints. Additional questions addressed whether any other zoning districts had materially changed (they had not, aside from minor adjustments) and how flexible the code would be if future developers sought different zoning designations. Innes explained that while the code is intended to provide built-in flexibility, any parcel-specific changes would still
require a formal zoning amendment through City Council, following standard procedures and with Planning Board input.
A motion was made (Sweeney) and seconded (Gallagher) to recommend the Form-Based Code zoning amendment favorably to the City Council. The motion passed by unanimous vote.
This action does not constitute final adoption but serves as the Planning Board’s formal recommendation to the City Council, which will continue its review through the ordinance committee and subsequent reading
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Site Plan Review (Accessory Dwelling Unit)
Property: 24 Nadine Road Parcel ID#: 131-061
Applicant: Romulo Salazar
The Board reviewed a site plan application for 24 Nadine Road for the construction of an accessory dwelling unit (ADU). Applicant Romulo Salazar explained that the ADU is within an existing attached double garage, which he intends to convert into a one-bedroom unit with a kitchen and bathroom. The Building and Fire Department had some comments based on the revised plans that were implemented.
A motion was made (Gallagher) and seconded (Sweeney) to approve the definitive subdivision for 24 Nadine Road. The motion passed by unanimous vote.
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Site Plan Review
Property: 75 Lawrence Street Parcel ID#: 129-214
Applicant: Spiegel’s Scrap Metal Representative: J.K Holmgen Engineering
Scott Faria with J.K Holmgen Engineering presented a site plan for 75 Lawrence Street, which is currently a vacant lot. The proposal consists of a 50’x 200’ contractor warehouse building with multiple garage doors. The applicant intends to convert the structure into a warehouse/storage facility for contractors, with an associated parking area.
Faria explained that the Planning Department recommended that the proposed bathrooms and office space be shown on the plan. Additionally, requests for supplemental plantings are now reflected in the plan. These plantings will be installed along the street side of the property, with additional landscaping along the lower portion of the site.
Board Member James Sweeney asked Faria to outline any upgrades to the shrubbery and overall aesthetics of the lot. Faria responded that, aside from the proposed landscaping shown on the plan, there are limited improvements. He noted that there is an existing fence along the MBTA
tracks with bushes that have grown along the fence line, while the remainder of the site is bare with some overgrown vegetation.
Board Member Spinola inquired about how the public way would be impacted and whether there would be any improvements to the sidewalk. Faria explained that no improvements are proposed for the public property. Spinola also raised lighting questions, noting that improved lighting could enhance the property. In response, Scott stated that lighting would be installed on-site, but would not be able to modify public lighting. The proposed lighting would include standard entry lighting at each door and two parking lot light fixtures.
Spinola further asked whether the overgrown vegetation along Commercial Street would be addressed. Faria confirmed that the fence along Commercial Street would be removed and the overgrown vegetation would be cleared to expose the sidewalk as part of the construction.
Public comment:
Lisa Crowley – resident at 250 Howard Street
Lisa Crowley asked whether the hours of operation mentioned by Mr. Faria (6:00 AM to 6:00 PM) would be included in the permit. Scott clarified that the hours are to be set during licensing, but are typical operating hours expected for this type of building.
Crowley also asked what type of operations the public should expect and whether the exterior would be used for parking trucks or additional storage. Scott responded that all materials and storage would be kept inside the building, with the exception of work trucks.
Lastly, Crowley asked whether the property would be fenced or open to the public. Scott explained that the property would not be fenced.
A motion was made (Sweeney) and seconded (Gallagher) to approve with standard conditions with stipulations to thin and maintain vegetation on the adjacent southern lot (same ownership). The motion passed by unanimous vote.
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Site Plan Review
Property: 435 Westgate Drive Parcel ID#: 015-108
Applicant: 435 Westgate LLC Representative: Nitsch Engineering
Paige Blanchard from Nitsch Engineering proposed a new T-Mobile retail store within the existing Urbain Air parking lot at 435 Westgate Drive. The project includes new utilities for water, sewer, and electric service, along with stormwater infiltration systems designed to meet MassDEP and Brockton standards. Landscaping enhancements around the building and within parking islands to improve the overall site aesthetics. A dumpster enclosure featuring wood-slat
fencing with a gate is also proposed. Additionally, the fire truck’s turning radius has been verified to ensure adequate emergency access.
A motion was made (Sweeney) and seconded (Gallagher) to approve with standard conditions. The motion passed by unanimous vote.
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Site Plan Review
Property: 82 Ames Street Parcel ID#: 167-003
Applicant:Applicant: Trapelo Road Realty Trust Representative: Riverhawk Environmental
Bob Rego from Riverhawk Environmental proposed development of a 1.32- acre industrial parcel at Ames & Spark Streets into 14,400 sq ft single-story steel building with four contractor bays. The property currently consists of a gravel parking area enclosed by fencing, with the remainder of the site undeveloped and heavily vegetated. It has historically been used as an illegal dumping area, with the owner removing accumulated trash approximately every six months. The site is intended for use by light-trade contractors, such as electricians and plumbers, with no auto repair use planned. A total of 39 parking spaces are proposed, exceeding the 16 spaces required. Access will be provided via two curb cuts on Spark Street, along with a separate fenced parking area accessed from Ames Street. Stormwater improvements include the installation of an infiltration system and the conversion of an existing dry basin into a pocket wetland. Proposed utilities consist of new water service with a hydrant, a sewer connection, and an oil-water separator. Lighting will be limited to building-mounted fixtures, with no pole lighting proposed.
Board Member Sweeney requested additional plantings along Spark Street frontage and Rego agreed.
Board Member Crowell asked Rego about a wall along the front, and Rego clarified that a low retaining wall is required due to floodplain constraints.
Public comment:
Lisa Crowley – resident at 250 Howard Street
Lisa Crowley asked whether parking could be leased to tractor-trailers. Rego responded no, spaces cannot accommodate such vehicles.
Crowley also asked whether trash truck companies could occupy bays. Rego answered that no such discussions have occurred and no intention exists for that use.
A motion was made (Sweeney) and seconded (Gallagher) to approve with standard conditions, with the stipulation of doubling of plantings along the Spark Street right-of-way. The motion passed by unanimous vote.