Planning Board Meeting: April 2, 2025

Attendance

• Board Members present in-person: John Mirick, Corey Burnham-Howard, Ian Catlow, Larry DeBlois, Ann Neuburg, and alternate member Scott Peoples
• Board Members present, remote: none
• Other Participation, in person: Fred Dowd, Maichi Tran, and Jen Shenk
• Other Participation, remote: Roger Brooks

Call to Order

7:30 PM

Review and Endorse ANR Plan for Hubbardston Road

Fred Dowd presented a plan prepared by Chris Pera to create a buildable lot fronting on Hubbardston Road by adding to a 4 acre parcel approximately .69 acres with approximately 50 feet of additional frontage. There are wetlands, but the plan showed sufficient upland. The Board determined that there was adequate frontage and area and gave the plan an ANR endorsement.

MOTION to give ANR endorsement

Motion: John Mirick; second: Ann Neuburg

Vote: unanimous

Informal Discussion of Special Permit for Home Occupation (boarders) at 69 Mirick Road

Jen Shenk discussed informally with the Board the process to obtain a special permit to take in boarders. She currently has a special permit for an accessory apartment. Only one of her children still lives at home. She has two vacant bedrooms with bathrooms. Her garage has two levels, with separate driveways to each level. She has a new septic system. On three sides, her property abuts undeveloped land. There is a neighbor to the southerly side, but across a field and a long distance from her house. The Board encouraged her to apply and suggested that if she filed quickly the public hearing could be scheduled for the first Wednesday in May.

Informal Discussion of possible wellness center at 26 Old Brooks Station Road

Maichi Tran discussed informally with the Board her interest is creating a wellness center at 26 Old Brooks Station Road. She is still in the conceptual planning stage. The center would be incorporated as a nonprofit educational corporation to fit within Section III.(C) of the Zoning By-Laws. She is thinking of building a single-story central building with an open floor plan covering perhaps 2,500 square feet, and some auxiliary small cabins. The cabins would not have cooking facilities The Board felt that the Board would look at the activity holistically, and that an educational institution could have multiple residential buildings. However, there would be issues about the use of the cabins if the educational activity ceased. The septic system would need to be sized for the number of participants, rather than in the number of bedrooms. The Board encourage Maichi to work on her business plan, and to come back for further informal discussions as the plan took shape.

Informal Discussion on possible Open Space Rural Development project at Ball Hill Road and Old Mill Road.

Roger Brooks, participating remotely, informally discussed with the Board his impressions of his meeting with the Selectboard. The Selectboard does not appear to be inclined to resume maintenance of Old Mill Road if he brought it up to the standards for a gravel road. At least one member of the Selectboard did not want the Town to resume maintenance even if Roger paved the road. He and his brother will discuss the situation and come back to the Board when they have a concept for review.

Proposed By-Law Amendments for Annual Town Meeting

The Board reviewed the 3/31/25 drafts of the proposed by-law amendments for common driveways, floodplain provisions, conversion of single-family houses, and the creation of an MBTA high-density overlay district. There were some minor edits. John will turn the draft by-laws into warrant articles and give them to the Town Administrator. The Board discussed how to present the floodplain provisions. Ian will investigate the possibility of a large scale printout out of a portion of the FEMA map to be available on an easel at Town Meeting. Corey will add a portion of the FEMA map to the slide deck for presentation.

Trash Container Sheds

The ZBA is holding a variance hearing on a trash container shed constructed next to a public way, apparently in the Town right of way. The Board felt that residents should be able to have trash container sheds at the ends of driveways, with perhaps 10 feet setbacks from the public way. This will be a topic for later this year.

Public Comment

There was none.

Review and Approve Minutes for March 5, 2025 Meeting

MOTION to approve minutes

Motion: Ann Neuburg; second Larry DeBlois

Vote: unanimous

Review and Approve Minutes for March 19, 2025 Meeting

MOTION to approve minutes

Motion: Corey Burnham-Howard; second Ann Neuburg

Vote: unanimous

Next Meeting

April 16, 2025 – meeting at 7:30 PM

Adjournment

Meeting adjourned at approximately 9:40 PM.

Respectfully submitted

John Mirick

Documents Reviewed

• ANR application and plan for Dowd Property on Hubbardston Road
• 3/31/25 draft of Proposed Common Driveway Design Criteria Amendment
• 3/31/25 draft of Proposed Floodplain Amendment
• 3/31/25 draft of Proposed Conversion of Single-Family Housing Amendment
• 3/31/25 draft of Proposed MBTA High-Density Overlay District
• Minutes for 3/5/25 meeting
• Minutes for 3/19/25 meeting