Planning Board Meeting: January 8, 2025

Attendance

• Board Members present in-person: John Mirick, Corey Burnham-Howard, Ian Catlow, Larry DeBlois, Ann Neuburg, and alternate Scott Peoples
• Board Members present, remote: none
• Other Participation, in person: Sean Farrell, Sandra Lowenthall
• Other Participation, remote: Deb Cary

Review and Act on any ANR Plans

No plans were presented to the Board.

Review and approve Special Permit Decision for 11 Sharon Drive

The Board reviewed the draft decision denying the application for a special permit for a home occupation to work on cars at 11 Sharon Drive

MOTION to approve Decision denying special permit

Motion: Larry DeBlois; second Ann Neuburg

Vote: Unanimous

Review and approve Site Plan Review Decision for 206 Worcester Road

The Board reviewed the draft decision to approve the site plan to use four parking spaces for rental vehicles.

MOTION to approve Site Plan Review Decision

Motion: Larry DeBlois; second Ann Neuburg

Vote: Unanimous

Informal Discussion on ADU site plan review for 62 Rhodes Road

John reported that he had an email from Cara Casamasima that she did not need a further informal discussion at this time.

Informal Discussion of Special Permit for Home Occupation (Boarding) at 64 Goodnow Road

Sandra Lowenthal is considering taking in a border in an empty bedroom that has its own bathroom. She says that there is ample parking in the driveway, and lots of distance from the neighbors who are supportive of the concept. There do not appear to be any issues. John stated that she should apply for a special permit, providing a copy of a plot plan marked to show location of the house and driveway. If she doesn’t have a plot plan, an enlarged copy of her parcel as it appears on the assessors’ map would work. She can download from the town website a copy of the application and drop it off at Town Hall with the fee. She was concerned with the amount of the fee ($400) and the publication of the notice with her name and address. The Board explained that these were state law requirements. She may discuss with Linda Hetu whether there is a less expense form of publication.

Informal Discussion of ADU site plan review for 105 Worcester Road

Sean Farrell is considering building an addition to his house for his parents. The ADU would be on one level, with an additional room for his house above it. The existing garage might be reconfigured. The Board discussed with Sean the provisions of the new ADU by-law, and the 900 square foot limitation. There is nothing in the new ADU by-law – or in the applicable state law – that specifically deals with a garage providing parking for an ADU. Under the ADU by-law, it would be a question of appearance. John gave Sean a copy of the new ADU by-law and encouraged him to come back for a further informal discussion when he has sketched out some possible floor plans.

Informal Discussion of roadside stand for Smokestack Roasters

John reported that he had an email from Jacie Nicoll, and she had a conflict. She expects to come to the February 5 meeting.

Resumed Discussion of Common Driveway Criteria

John had further revised the draft for grandfather provisions but felt that the re-draft needed editing before the Board spent time on it. He expects to have a more polished redraft for the February meeting.

Enforcement of Zoning By-Laws

Several residents have complained to the Board that the Town is not enforcing the zoning by-laws. The problem at 11 Sharon Drive is the most recent situation, but it is not unique. Residents do not want to be unreasonable, but they feel entitled to enforcement when there are problems. John will draft a letter to the Town Administrator and the Selectboard for review at the February 5 meeting.

Response to ADU Regulations

The Executive Office of Housing and Livable Communities has drafted proposed regulations which John and Corey have reviewed. The major objection is that the proposed regulations would not allow Princeton to require that an ADU be “part of” an existing primary dwelling or an accessory building to maintain the appearance of a single-family use. Deb Cary on the Housing Implementation Committee participated in the discussion. The Board reviewed a draft comment on the proposed regulations. John will incorporate comments and file it with the EOHLC. There is a public hearing on comments scheduled for January 10. John will participate remotely.

MBTA High Density Requirement.

John expects to discuss this with CMRPC. We need to plan for public presentations. The decision of the Supreme Judicial Court in the Milton case upheld the statute.

Flood Plain Zoning

John needs to catch up with the assistant AG with responsibility. He is hopeful that our complete prohibition on building in a flood plain will be acceptable.

Conversion to Multi-Family

John has completed review of applicable case law. It is pretty clear that the AG will not approve a zoning by-law that limits the quantity of construction/conversion permits unless it is a temporary restriction while a municipality re-writes its zoning by-law. We need to look at the CMRPC data on dates of construction and determine how many large houses on large lots were built each decade. That will give us an upper limit on conversions.

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.

Review and Approve Minutes for meeting on 12/18/24

MOTION to approve minutes

Motion: Larry DeBlois; second Corey Burnham-Howard;

Vote: unanimous

Next Meeting

February 5, 2025 – meeting at 7:30 PM

Meeting adjourned

9:20 PM.

Documents Reviewed

• Special Permit Decision for 11 Sharon Drive
• Site Plan Review Decision for 206 Worcester Road
• Common Driveway By-Law 1/7/25 draft
• Comments on ADU Regulations
• Minutes for 12/18/24 meeting