Planning Board Meeting: July 16, 2025

Attendance

• Planning Board Members present in-person: John Mirick, Corey Burnham-Howard, Ian Catlow, Larry DeBlois, Scott Peoples and Alternate Members Ann O’Connor and Ryan O’Meara
• Planning Board Members present, remote: none
• Planning Board Members absent: none
• Other Participation, in person: Deb Cary and Mark Feeney
• Other Participation, remote: Ann Neuburg

Call to Order

7:30 PM

Review of Site Plan for 9 Stagecoach Road

On behalf of Mark Feeney and Helen Lyon-Feeney (the “Applicants” or the “Owners”), Mr. Feeney presented the site plan for an existing Accessory Dwelling Unit (“ADU”) at 9 Stagecoach Road (the “Site” or the “Property”) and responded to questions from the Board.

The Applicants purchased the Property in 2017.  It had an “in-law apartment” on the first floor with approximately 530 square feet including a kitchen, bathroom, and one bedroom.  The in-law apartment was part of an addition to the house built by prior owners.  The addition included a second garage underneath the apartment and additional living space for the principal dwelling over the apartment.  Initially the addition had a bathroom.  The kitchen was added several years later. The total living space of the house, including the in-law apartment, is approximately 4,000 square feet.  There is an entrance into the in-law apartment from the principal dwelling space and a second entrance from outside of the building.  Mr. Feeney’s mother-in-law moved into the in-law apartment in 2018.  She has recently passed away.

The in-law apartment was built before the 2009 amendment to the Zoning By-Laws that added Section XVII to allow accessory apartments by special permit. After the adoption of Section XVII, no application was filed for a special permit. The Applicants are preparing to sell the Property and want to have the in-law apartment classified as an ADU as provided in the 2024 amendment of Section XVII.

Including the in-law apartment, there are four bedrooms in the house. The septic system was designed for four bedrooms. As part of the preparation for the sale, the Applicants will have a current Title 5 inspection.

The in-law apartment and the principal dwelling share the same water system, septic system, heating system, and utilities.

There are two-car garages at each end of the house, with separate driveways. The Property has approximately 3.1 acres.

The Applicants are not planning any construction or renovations in connection with this application. There will be no related exterior changes to the building, changes in exterior lighting, removal of trees, or grading.

Motion: To approve the site plan for an ADU

Motion: Ian Catlow; Second Larry DeBlois

Vote: unanimous

The Chair will draft a proposed decision for review by the Board at the August 6 meeting.

Review and Approval of Site Plan Review Decision for Proposed Public Safety Building at 18 Boylston Avenue

The Board reviewed and discussed the draft decision. The Board decided to amend Finding #11 to provide that a revised site plan could be required if screening of the residence on the westerly side of the Site became a problem, to edit Finding # 19 to refer to “water storage tanks” rather than to “cisterns,” to amend Condition #3 to refer to explosives requiring specific approval by the Board, and to edit Condition #7 to refer to “Title 5” rather than to “Title V.”

Motion: To approve the Site Plan Review Decision as amended and edited

Motion: Corey Burnham-Howard; second Larry DeBlois

Vote: 4 in favor

Board Member Ian Catlow is on the Public Safety Building Committee and did not vote.

The Chair will make the changes and file the Decision with the Town Clerk

Informal Discussion of Conceptual Subdivision Plan for 105 Hobbs Road

At the request of Lar Greene, this was passed over.

Discussion of Possible Response to AG Modifications of ADU By-Law

The Attorney General struck the provision that prohibited stand-alone ADUs, but allowed the provisions that require an ADU to be clearly subordinate to the principal dwelling, and that require that the exterior appearance of the buildings on a lot remain to the extent feasible that of a dwelling and subordinate accessory buildings. There were some other, less substantive, revisions by the Attorney General. Because there is nothing in the statute about stand-alone ADUs, the Board discussed the possibility of an appeal from that portion of the AG’s action. A 900 square foot stand-alone ADU could be the size of a small ranch house (45’ x 20’). As modified by the AG, a small second house could be added to any building lot with suitable dimensions, although the need for a well and septic system could be limiting factors.

The Board recognized that appeals can be costly, may not be successful, and could affect the Town’s relationship with the Executive Office of Housing and Livable Communities on other matters. If the AG’s decision is not challenged, there is still some ability through site plan review to maintain the appearance of the Town and its dominant rural residential character. There was consensus to provide the Selectboard with an analysis of the potential impact of the AG’s decision, and reluctance not to recommend an appeal. The Chair will provide a report to the Selectboard.

Discussion of Possible Revised Amendment for Common Driveway Criteria

The Board reviewed and discussed the 6/16/25 draft of the proposed Common Driveway Design Criteria Zoning By-Law amendment. Ann O’Connor commented that although there is an obvious public safety reason to require appropriate signage on all common driveways, there has been some historical resistance to requiring common driveways to have names. There was consensus on the other provisions for existing common driveways. Ian and Scott want to look further into design criteria for roadbeds and surface. The Chair will prepare a new draft for review.

Designation of CMRPC Representatives.

Scott Peoples was designated at the Board’s representative to CMRPC. The Selectboard will be asked to designate Larry DeBlois as the alternate representative.

Public Comment

No one appeared.

Review and Approve Minutes for June 18, 2025 Meeting

MOTION to approve minutes as corrected

Motion: Larry DeBlois; second: Ian Catlow

Vote: unanimous

Next Meeting

August 6, 2025 at 7:30 pm.

Meeting adjourned

approximately 9:30 PM.

Documents Reviewed

• Application for site plan review for ADU at 9 Stagecoach Road
• Draft Decision for Site Plan Review for public safety building at 18 Boylston Avenue
• 6/16/25 Draft of possible substitute language for common driveway design criteria applied to pre-existing common driveways
• Attorney General’s Decision on ADU By-Law
• Draft minutes for 6/18/25 Meeting