Planning Board Meeting: February 5, 2025

Attendance

• Board Members present in-person: John Mirick, Corey Burnham-Howard, Ian Catlow, Larry DeBlois, and Ann Neuburg
• Board Members present, remote:  none
• Board Mebers absent alternate Scott Peoples
• Other Participation, in person:  Philippe Blais. Bunny Bullock, Charlie Cary, Deb Cary, Cara Casamasima, Kim Laureano, Jacie Nicoll, Berry Nicoll, Gerry Pellegrini, Karen Pellegrini, and Andrea Surabian
• Other Participation, remote:  Jen Shenk

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 at 26 Bullock Lane

The public hearing commenced at 7:30 PM.  Nancy Bullock 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 the assessors’ map showing her property at the end of Bullock Lane, described the property and buildings, and stated that her intended use was to rent a single room, initially targeted to pianists, people interested in meditation, and possibly occasional lodging, such as visitors in Princeton for a wedding.  She will not offer meals.  Guests can use her kitchen.  The property is at the end of Bullock Lane and has ample parking for guests. There are no immediate residential neighbors.  There was no opposition to her application.  Deb Cary, who lives in the neighborhood on Merriam Road but is not an abutter, supported the application.

The Board determined that the described use was for short term rentals by transient guests rather than a long-term residential occupancy by boarders. The Board felt that the Zoning By-Laws have separate provisions for boarders and short-term rentals, and that separate special permits should be required.  The Board observed that the Town may adopt the statutory provisions for lodging taxes on short term rentals.  The Board decided to issue a special permit and site plan review decision for short term rentals.  If the use changes to lodging boarders, an application should be filed for an additional special permit for that use.

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

The Board discussed the provisions for annual renewal in the amendment to the Zoning By-Laws adopted at the Special Town Meeting in November 2024.  The Board determined that while it will be necessary to apply each year for a renewal, the Zoning By-Law amendment specifically stated that the renewal would not require a public hearing unless a neighbor had complained in writing that the use had negatively impacted the neighborhood.  The Board will consider at a future meeting what fee, if any, should be required with renewal applications.

Motion:  To issue Special Permit for Short term rentals and to approve site plan

Motion:  Corey Burnham-Howard; second:  Larry DeBlois

Vote:  unanimous

The Chair will draft a decision for review at the February 19, 2025, meeting.

Public Hearing for Special Permit and Site Plan Review for Home Occupation at 16 Merriam Road

The public hearing commenced at approximately 7:55 PM.  Deb and Charlie Cary applied for a special permit for a home occupation pursuant to the amendment to Section XVIII.1.(B)(1) adopted at the Special Town Meeting on November 20, 2024.  They presented a copy of the assessors’ map and an aerial photograph showing the property, described the property and buildings, and stated that their intended use included both boarding and short-term rentals, as stated on their application.  The Chair reported that he had advised the Board’s administrative assistant that only one fee was required for the application because the Board would consider both uses in the same hearing.  The Carys will not offer meals.  Guests can use the kitchen.  Guests will only be in the main house, not in the summer cottage that is on the property.  Gerry and Karen Pellegrini, abutters at 8 Merriam Road, support the application.  There was no opposition to the application.

The property has ample parking for guests behind the house, between the house and the barns.  The home occupation will not involve any changes to existing access or parking, or any grading or removal of vegetation.  There will be no impact on existing drainage.  The Board determined that there were no site plan issues resulting from the use.

Motion:  To issue Special Permits for short term rentals and boarders and to approve site plan

Motion:  Corey Burnham-Howard; second: Ian Catlow

Vote:  unanimous

The Chair will draft a decision for review at the February 19, 2025, meeting.

Site Plan Review for ADU at 62 Rhodes Road

Cara Casamasima and Philippe Blais applied for site plan review for an Accessory Dwelling Unit (“ADU”) to be constructed as an addition to their residence at 62 Rhodes Road, to be occupied by the father of Philippe Blais.  The application was pursuant to the amended Section XVII of the Zoning By-Laws, adopted by the Town at the November 20, 2024, Special Town Meeting.  Cara Casamasima and Andrea Surabian presented plans dated 1/30/25 prepared by Mass Tiny Homes.  The 1/30/25 plans replaced earlier plans dated 1/17/25.

The existing house has 1,792 square feet of gross living space (excluding the cellar).  It has three bedrooms.  The ADU will be a single story on a slab, connected by a mudroom to the existing garage which is connected to the existing principal dwelling.  The ADU and mudroom together have a total of 896 square feet of gross living space. The ADU has a single bedroom.  Entrance to the ADU is from the garage through the mudroom, or from an exterior door on the southerly side of the ADU.  The existing principal dwelling and the ADU will use the same septic system which is in the process of redesign.  The existing garage currently has two bays with overhead doors, and a third bay that is used for storage.  The third bay will become an additional garage bay, with an overhead door.  The driveway apron will be expanded in front of the new garage door.

The ADU does not impact existing access or topography of the site.  The extension of the apron in front of the new garage door will not have a material impact on drainage.  Construction of the ADU will not require removal of any trees or stone walls.  An ADU at 62 Rhodes Road will not materially increase traffic on Rhodes Road.  If there is any new exterior lighting, it will be downward directed.

The application was supported by neighbors who provided letters of support.  There was no opposition.

The Chair observed that although the application was filed pursuant to the newly adopted ADU Zoning By-Law, the application also met the requirements of the replaced “accessory apartment” provisions.

Motion: To approve the site plan

Motion: Larry Deblois; second: Ian Catlow

Vote: unanimous

The Chair will draft a decision for review at the February 19, 2025, meeting.

Site Plan Review for roadside stand at 221 Beaman Road

Jacie and Barry Nicoll, with the approval of owner Kim Laureano, applied for site plan review to use the parking lot fronting on Redemption Rock Trail North (Routes 31/140) for a roadside seasonal stand.  In January 2024, the Board had approved a site plan to use the parking lot for a used car business after the Zoning Board of Appeals granted a special permit pursuant to Section VII.2(F) of the Zoning By-Laws for the re-establishment of a prior non-conforming use.  The used car business did not go forward.  Kim Laureano has now agreed that the Nicolls can use the parking lot for a seasonal roadside stand.  Because this is a new business use, Section XII.2(1) requires site plan review.

The Nicolls do business as Smokestack Roasters, selling coffees, teas, and baked good.  In addition to their building in Lunenburg, they have operated food trailers at events such as town fairs.  They plan to station a trailer in the parking lot, positioned for commuter traffic on Routes 31/140 as well as local customers.  It will be a seasonal use, open every day, as early as 7:00 am and probably closing in late afternoon.  The hours of operation may be adjusted depending upon the level of sales.

The site has a building that was formerly used for a restaurant but is now closed. The trailer will be positioned parallel to and in front of the former restaurant, with head-in parking on either side.  Customers will walk up to the trailer.  There will not be a drive-thru window.  The Nicolls will provide picnic tables for customers who want to consume their purchases on site.  The trailer will have an electrical hook-up from the closed restaurant.  Employees can use the restroom facilities in the closed restaurant but the building will not be open to the public.  Traffic will enter at the northerly curb cut and exit at the southerly curb cut close to the roundabout at the intersection of Beaman Road and Routes 31 and 140.

There will be no change in grade or drainage of the parking lot.  The use does not impact existing access.  The entrance and exit will be appropriately indicated with sign, including a “No Left Turn” or “Right Turn Only” sign at the exit. If any new lighting is installed, it will be downward directed.  There will probably be signage consistent with the Zoning By-Laws,  Signage could include a sandwich board sign and an “open” flag when the business is open.

There was no opposition.

Motion: To approve the site plan

Motion: Ian Catlow; second: Ann Neuburg

Vote: unanimous

The Chair will draft a decision for review at the February 19, 2025, meeting.

Resumed Discussion of Common Driveway Criteria

The Board reviewed the 2/4/25 draft of the proposed by-law for Common Driveway Design Criteria.  The new language to clarify the criteria to existing driveways is in Section 7(D)(1) and (2).  An earlier reference to new commercial buildings was dropped.  John pointed out that any new business use requires site plan approval and that if a business use involves a common driveway, the issues addressed by the proposed Common Driveway Design Criteria can be addressed in site plan review.

It was the sense of the Board that the 2/4/25 draft appropriately addressed the concerns raised at the Special Town Meeting and in the subsequent public meetings of the Board.  John has sent a copy of the 2/4/25 draft to Ann and Jim O’Connor who had raised grandfathering issues at the Special Town Meeting.  Unless they have concerns with the 2/4/25 draft, the Board is ready to schedule a public hearing on the revised proposed amendment.

Enforcement of Zoning By-Laws

The Board reviewed a draft letter to the Town Administrator about enforcement of the zoning by-laws, using the Caouettes and 11 Sharon Drive as an example.  Corey suggested that the Board’s letter should include a reference to the statutory procedure for residents to complain to the Zoning Enforcement Officer and the requirement for a written reply.  Larry suggested that the Board’s letter should recommend that complaining neighbors receive copies of enforcement letters sent in response to complaints.  Corey will draft appropriate language and give it to John.  With those points covered, John will send the letter to the Town Administrator.

MBTA High Density Overlay District

The Board reviewed the 2/4/25 draft of the proposed by-law creating an overlay district.  Corey suggested that although the by-law has enhanced setback and screen requirements, it would be appropriate to include some design criteria such as are in the Village Overlay District (Section XIX).  John will prepare a new draft incorporating design criteria.

Larry suggested that the Board should approach the owner of the land along Redemption Rock Trail North that would be included in the MBTA High Density Overlay District.  John will send an introductory letter and invite the owner to meet with the Board.

John reported that the Department of Housing and Livable Communities has created “cohorts” of similarly situated communities and is holding virtual meetings to address common issues and assist in implementation of the MBTA High Density statute.  Princeton is in Cohort 7.  John expects to participate in the virtual meetings and will ask that Ann be included as well.

Flood Plain Zoning

The Board reviewed the 2/4/25 draft of the proposed zoning by-law amendment that explicitly states that no buildings will be allowed in a flood plain.  Ian felt that the by-law needed a better definition of “Special Flood Hazard Area” and will provide some language that John will include in the next draft.

Conversion to Multi-Family

The Board reviewed the 2/4/25 draft of the proposed amendment that would allow conversion of homes constructed after 1957.  CMRCP provided an extremely detailed spreadsheet that was difficult to understand.  A manual tabulation from the spreadsheet indicated that about 200 homes were constructed on lots with more than 3 acres after 1957.  John has asked CMRPC to refine that data so that the Board can get of sense of the potential for conversion.  The working assumption is that a smaller house (perhaps up to 1,000 square feet) is unlikely to be converted because the proposed amendment does not allow substantial external enlargement as part of the conversion.  The Board needs better data.

The Board also discussed the possibility of encouraging conversion in selected areas to create a village feel.  The new ADU by-law is limited to 900 square foot and two bedrooms.  There are residences in the center of town on less than 3 acres that could be converted into two family houses.  This possibility will be discussed at future meetings.

Public Comment

No residents asked to informally address and query the Board on zoning issues other than in connection with the items specifically scheduled on the agenda.

Draft Annual Report for 2024

John distributed the 2/3/25 draft of the annual report and asked members to send him any corrections and suggested edits.  He will have a new draft for final review and approval at the February 19 meeting.  Reports from boards and committees are due on February 28, 2025.

Review and Approve Minutes for meeting on 1/8/25.

MOTION to approve minutes.

Motion: Ann Neuburg; second:Larry DeBlois

Vote: unanimous

Next Meeting

February 19, 2025 – meeting at 7:30 PM

Meeting adjourned

9:45 PM.

Documents Discussed

• Application and plan for special permit for home occupation at 28 Bullock Lane
• Application and plan for special permit or home occupation at 16 Merriam Road
• Application and plan for site plan review for ADU at 62 Rhodes Road
• Application and plan for site plan review for roadside stand at 221 Beaman Road
• 2/4/25 draft of zoning by-law amendment for common driveway criteria
• 2/4/25 draft of letter to Town Administrator on zoning enforcement
• 2/4/25 draft of zoning by-law amendment for MBTA High Density Overlay District
• 2/4/25 draft of zoning amendment for flood plain zoning
• 2/4/25 draft of zoning amendment for conversion to multi-family
• 2/3/25 draft of Board Report for 2024
• Minutes for 1/8/25 meeting