Planning Board Meeting: February 19, 2025

Attendance

• Board Members present in-person: John Mirick, Corey Burnham-Howard, Larry Deblois, Ann Neuburg, and alternate member Scott Peoples
• Board Members present, remote: Ian Catlow
• Board Members absent: none.
• Other Participation, in person: Bryan Faucher, Deborah Faucher, Bill Holder, and Sandra Lowenthal
• Other Participation, remote: none

Review and Act on any ANR Plans

No plans were presented to the Board.

Public Hearing for Special Permit and Site Plan Review for Home Occupation (Boarders) at 64 Goodnow Road

The public hearing commenced at approximately 7:30 PM.  Sandra Lowenthal (“the Applicant”) applied for a special permit for a home occupation pursuant to the amendment of Section XVIII.1.(B)(1) adopted at the Special Town Meeting on November 20, 2024.  She presented a copy of a plan showing her property and described the property and buildings.  Her house has five bedrooms.  Her intended use is to rent a single room with its own bathroom to a boarder.  She will not offer meals.  Her boarder can use her kitchen.  The property has approximately 15 acres.  The house is setback approximately 100 feet from Goodnow Road.  There is a two-car garage.  There is ample parking on the driveway.  There was no opposition to her application.  Bill Holder, who lives on Goodnow Road but is not an abutter, supported the application.

The Board pointed out that Section XVIII.1.(B)(1)(a)(iii) allows the use of two bedrooms for boarders. Although the Applicant currently will have only a single boarder, she agreed with the suggestion from the Board that the special permit should be for the use of two bedrooms.

The home occupation will not involve any changes to existing access or parking, or any grading or removal of any vegetation.  There will not be any material impact in traffic on Goodnow Road.  There will be no changes to existing drainage.  The Board determined that there were no site plan issues resulting from the use.

The Chair closed the public hearing at approximately 7:45 PM.  The Board then reviewed the information presented by the Applicant, the provisions of Section XII (Site Plan Review) and the provisions of Section XVIII.1.(B)(1) (Home Occupations).  The Board concluded that the proposed use was consistent Section XVIII.1.(B)(1) and that the applicable site plan criteria were satisfied.

Motion: To issue Special Permit to take in boarders as a home occupation and to approve site plan

Motion: Larry DeBlois; second: Ann Neuburg

Vote: unanimous

The Chair will draft a decision for review at the March 5, 2025, meeting.

Informal Discussion on Home Occupation (Baked Goods) at 238 Sterling Road

Deborah and Bryan Faucher had an informal discussion with the Board about the roadside “bread shed” at 238 Sterling Road.  Bryan is the baker, working in the kitchen at the residence.  Sales are on the honor system.  The baked goods are growing in popularity, resulting in access/egress and parking issues.  The Board observed that selling bread and other baked goods is a recognized home occupation, but that a special permit and site plan review are required.  Issues to be addressed include access/egress, parking, traffic safety, and the location of structures.  Zoning requires a 50-foot setback.  The Fauchers will develop a plan and file for a special permit with site plan review.  The actual relocation will have to wait for Spring, but the plan can be submitted anytime.

Decision for Special Permit for Home Occupation (Short-term Rentals) and Site Plan Review at 26 Bullock Lane

The Board reviewed the draft decision approving the Special Permit and site plan.

MOTION to approve the Special Permit and Site Plan Review Decision

Motion: Ann Neuburg; second: Larry DeBlois

Vote: Unanimous

Decision for Special Permit for Home Occupation (Boarders) and Site Plan Review at 16 Merriam Road

The Board reviewed the draft decision approving the Special Permit and site plan. There was a clerical correction to the draft decision.

MOTION to approve the Special Permit and Site Plan Review Decision as corrected.

Motion: Corey Burnham-Howard; second: Ann Neuburg

Vote: Unanimous

Decision for Special Permit for Home Occupation (Short-term Rentals) and Site Plan Review at 16 Merriam Road

The Board reviewed the draft decision approving the Special Permit and site plan.

MOTION to approve the Special Permit and Site Plan Review Decision

Motion: Larry Deblois; second: Corey Burnham-HOward

Vote: Unanimous

Site Plan Review Decision for ADU at 62 Rhodes Road

The Board reviewed the draft decision approving the site plan.

MOTION to approve the Site Plan Review Decision

Motion: Corey Burnham-Howard: second: Larry DeBlois

Vote: Unanimous

Site Plan Review Decision for Roadside Food Trailer at 221 Beaman Road

The Board reviewed the draft decision approving the site plan. Larry suggested that the decision should include a limitation on  the number of picnic tables.  The submitted plan showed three picnic tables.  After discussion, the Board agreed that the decision should limit picnic tables to the number shown on the plan.

MOTION to approve the Site Plan with a limit of three picnic tables.

Motion: Ann Neuburg; second: Ian Catlow

Vote: Unanimous

MBTA High Density Overlay District Amendment

The Board reviewed the 2/17/25 draft which included new provisions with design criteria similar to the design criteria in the Village Overlay District (Section XIX of the Zoning By-Laws).  With the inclusion of those provisions, the Board decided that the proposed amendment was ready for a public hearing.

Flood Plain Zoning Amendment

The Board reviewed the 2/4/25 draft and made a clerical change.  The Board discussed the definition of “Special Flood Plan Hazard Area” and decided that the zoning provisions would be clarified if the draft referred to a “100-year flood” as well as “1 % chance regulatory flood plain.”  With that change, the Board decided that the proposed amendment was ready for a public hearing.

Conversion of Single-Family Houses Amendment

John reported that CMRPC had provided a simplified spread sheet with data but that he needed to have an in-person meeting with CMRPC to develop further refinements.  The Board can insert a “placeholder” into the draft of the proposed by-law amendment for purposes of the public hearing, and then refine the draft based on comments at the public hearing and further data from CMRPC.  With that understanding, the Board decided that the proposed amendment should be included in the notice for the public hearing.

Public Hearing on Proposed Zoning Amendments

By statute, the Board is required to hold a public hearing on proposed zoning amendments before the warrant is issued.  The Board decided to schedule the public hearing for March 19.  John will work with the Town Clerk on publishing notice and posting draft amendments.  The Board will also send a letter using Town email and will probably make a presentation at a “Town Buzz” meeting.

Enforcement of Zoning By-Laws

John and Corey incorporated the points discussed at the February 5 meeting.  They are working on a flow chart and a bullet point summary of procedures to append to the letter.  They will also include a recommendation that a procedure be developed to allow residents to track enforcement actions.  When these are ready, John will send the letter.

Annual Report on Planning Board Activities

The Board reviewed the 2/17/25 draft and suggested several edits.  John will make the edits and submit the report.

Review and Approve Minutes for meeting on 2/5/25.

MOTION to approve minutes.

Motion: Larry DeBlois; second:Corey Burnham-Howard

Vote: unanimous

Next Meeting

March 5, 2025 – meeting at 7:30 PM

Meeting adjourned

9:10 PM.

Respectfully submitted

John Mirick

Documents Reviewed

• Draft Decision for special permit and site plan approval for home occupation (short-term rentals) at 28 Bullock Lane
• Draft Decision for special permit and site plan approval for home occupation (short-term rentals) at 16 Merriam Road
• Draft Decision for special permit and site plan approval for home occupation (boarders) at 16 Merriam Road
• Draft Decision for site plan approval for ADU at 62 Rhodes Road
• Draft Decision for site plan approval for roadside food trailer at 221 Beaman Road
• 2/17/25 draft of possible zoning by-law amendment for High Density Zoning Overlay District
• 2/4/25 draft of possible zoning by-law amendment for flood plains
• 2/4/25 draft of possible zoning amendment for conversion to multi-family dwelling
• letter to Town Administrator on zoning enforcement
• 2/18/25 draft of possible new fee schedule and requirement for ADU site plan
• 2/19/25 draft of letter on zoning enforcement
• 2/17/25 draft of 2024 Report of the Planning Board
• Minutes for 1/8/25 meeting