Planning Board Meeting: June 18, 2025

Attendance

• Planning Board Members present in-person: John Mirick, Corey Burnham-Howard, Ian Catlow, Larry DeBlois, and Scott Peoples
• Planning Board Members present, remote: none
• Planning Board Members absent: none
• Other Participation, in person: Zoning Board of Appeals (“ZBA”) members Lar  Greene and Bill Lawton; Jessica Holmes, Carlos Nieto-Mattei, Ann O’Connor, Ryan O’Meara, Victoria Taft, Stacey Zawacki, and Walter Zawacki
• Other Participation, remote: ZBA chair Jesse Weeks and one individual listened to
  some of the meeting but did not participate

Call to Order

7:20 PM

Public Hearing by ZBA on Application by Victoria Taft for a Setback Variance for a Garage at 33 Thompson Road

After some delay resulting from electronic issues for his remote participation, ZBA chair
Jesse Weeks called the ZBA Public Hearing to order at approximately 7:20 pm. Victoria
Taft presented her application for a setback variance for her newly constructed garage
at 33 Thompson Road and responded to questions from ZBA members. She thought
the garage was set back far enough from Thompson Road but there is a bend in the
right-of-way for the road that curved in towards the garage site. She explained that she
had selected the site for the garage after consideration of ledge, wetlands, drainage,
and topography. Her application included an old plan of the property on which the
garage location was sketched. Other than her oral statements, there was no
identification of the location of wetlands, ledge, or topography. Neighbors Stacey
Zawacki and Walter Zawacki expressed concerns about the lack of clear process for the
determination of setbacks for construction projects and the timing of the Building
Inspector’s request for a surveyed plan. The Zawackis did not oppose the variance
application. After deliberation, the ZBA voted 1 in favor and 2 opposed. The variance
was not granted. As a result, the Planning Board did not conduct a site plan review.

Call to Order of the regular meeting

7:50 PM

Review of Site Plan for Public Safety Building

On behalf of the Berkshire Design Group (the “Applicant”) and the Town of Princeton
(“Owner”), Carlos Nieto-Mattei presented site plans dated June 6, 2025 for the Public
Safety Building proposed for the location of the former Center School at 18 Boylston
Avenue (the “property” or the “site”). He walked the Board through the plans showing
existing conditions, site demolition, site layout and materials, site grading, site utilities,
some of the construction details, and the stormwater management plan. He also
responded to questions from the Board.

The property has only 170 feet of frontage but satisfies the conditions of Section VI.1(B)
of the Zoning By-Laws for a building lot for a municipal building. The Public Safety
Building is proposed to be located on the site of the former Center School, with an
expanded footprint of approximately 12,200 square feet. When the design process
began, the proposed building satisfied the setback requirements in Section VI.1(E). The
proposed building does not meet the expanded side yard setback requirement added in
2019 in Section VI.1(H) for buildings with a footprint of more than 10,000 square feet.
Because of the shape of the lot, there is no other location for the proposed building on
the property. A variance from the Zoning Board of Appeals will be required for the side
yard setbacks.

There are no wetlands on the site although the buffer zone for a stream/wetland to the
west of the site extends into the northwesterly corner of the site. Portions of that same
area are also defined as a Zone A Watershed Protection Area under 314 CMR 4.0.
There was a brief discussion of how the design, particularly stormwater management
system, met the requirements of a system within a Zone A. Mr. Nieto-Mattei also
confirmed that he had vetted their preliminary design with DCR staff responsible for
watershed protection.

The required Zone 1 Wellhead Protection Area for the well that will serve the public
safety building occupies much of the northerly end of the site. A separate residential
Wellhead Protection Area required under 310 CMR 15.00 (i.e. Title 5) for the existing
well of an abutter extends into the southeasterly corner of the site and affects the
location of the septic system for the Public Safety Building. Plans showed a septic
layout that did not infringe on the abutter’s Wellhead Protection Area.

There will be some rock removal, but the rock appears to be boulders rather than ledge
and is unlikely to require any blasting. At this time, it is unclear how much earth
removal may be required. If the volume to be removed is expected to exceed 400 cubic
yards, the project will need a special permit pursuant to Section XX of the Zoning By-Laws. However, Mr. Nieto-Mattei stated that a goal of the design is to balance cut and
fill activities on the site, thereby minimizing earth material removal. The demolition plan
includes a crushed stone pad for shaking loose materials from trucks leaving the site in
accordance with EPA’s NPDES Construction General Permit.

Some small trees along the easterly side of the site will probably need to be removed to
facilitate demolition/construction activities. There will be replacement vegetation and
screening for the abutting neighbor at the southeasterly corner of the site. The existing
access drive in that area will be relocated somewhat further from the edge of the
property line to accommodate the screening. The drive-through garage for fire
apparatus is on the westerly side of the building to be as far as possible away from the
residence on the easterly side of the site.

There are trees along the westerly side of the site but the trees themselves are not on
the site. The trees may need protection during construction depending on final grading
plans in this area. The residence on the westerly side of the site is currently screened
by existing vegetation between the residence and the site.

The former Center School will be demolished. The cut granite steps may be salvaged
to use in the retaining wall that will support a rise in the septic field to the south of the
proposed public safety building. An alternative or additional use for salvaged stone
could be as a foundation for a sign at the southerly end of the site.

The septic system will be located southerly of the Public Safety Building, within the
current horseshoe drive. The grade will be somewhat raised, with a retaining wall on
the northwesterly edge of the horseshoe drive.

Lighting will be on poles along the perimeter of the site. All lighting will be downward
and inward directed. Dimmers and motion detectors will be used to minimize light
intrusion and overspill onto adjacent properties and into the night sky. In front of the
Property on Boylston Avenue, there will be a sign with lights that are activated to alert
traffic when emergency vehicles are leaving the site.

While not currently shown on the plans, there will be a dedicated radio transmitter on
the northerly end of the building to connect to the existing communications tower on the
Town Hall campus. An emergency generator will also be located at the northerly end of
the building. This generator will be provided with a sound attenuating enclosure.

Stormwater runoff on the southerly end of the site will go into two existing catch basins
on Boylston Avenue. The Highway Department has advised that there is adequate
capacity in the stormwater drainage system on Boylston Avenue. Stormwater runoff on
the northerly section of the site will go into a subterranean holding tank and then
gradually be released towards the wetlands on the westerly side of the site.

Well water on the property may potentially contain PFAS. There will be a POET system
for water used in the Public Safety Building and to serve the building’s fire suppression system. There will be separate cisterns for potable use and fire suppression use. The
system is not intended to provide water for the filling of fire trucks or tankers.

There will be a cleaning station with a tight tank for washing down returning fire
apparatus. Similarly, a decontamination shower and laundry facility will also discharge
to the onsite tight tank.

The vegetative screening for the house at the southeasterly corner of the site and all
other shrubs and trees will be native species.

Head-in parking is provided between Boylston Avenue and the Public Safety Building.

Parallel parking is provided opposite the public safety building along the easterly edge
of the site. Additional head-in parking is provided behind the public safety building.

The Board thanked Carlos Nieto-Mattei for his thorough presentation. After discussion,
the Board concluded that the site plan review criteria were satisfied, subject to a
setback variance from the ZBA.

Motion: To approve the site plan for the Public Safety Building
Motion: Larry DeBlois; second Corey Burnham-Howard
Vote: 4 in favor
Board Member Ian Catlow is on the Public Safety Building Committee and did not participate in the vote.

The Chair will draft a proposed decision with conditions for review by the Board at the
July 16 meeting.

Informal Discussion of Conceptual Subdivision Plan for 105 Hobbs Road

Lar Greene continued the informal discussion of the conceptual subdivision plan for 105
Hobbs Road. Corey pointed out that for a subdivision of five or more residential lots, an
Open Space Residential Design (“OSRD”) plan was required by Section XIV of the
Zoning By-Laws. Lar felt that the owner would not be interested in an OSRD plan.
Without an OSRD plan, the owner would be limited to subdividing into four lots (three
new building lots and one lot containing everything else) every two years. Hypothetically, the first subdivision could create three new building lots furthest from Hobbs Road, with the existing house and the rest of the land as the fourth lot. This would require  construction of the entire road and installation of utilities as part of the initial development.

The Board discussed the provision in the Subdivision Rules and Regulation limiting cul-de-sac roads to 500 feet. It was the sense of the Board that the Board had discretion to allow longer roads if the Highway Department and Fire Department determined that a longer road would not create public safety issues. It might be necessary to clear trees that might fall in storms, blocking the road. The Rules and Regulations do require underground utility service. A fire pond might be required. Lar will be back for a further informal discussion.

Review and Approval of Special Permit for Home Occupation (baking) and Site Plan Decision for 238 Sterling Road

The Board reviewed the draft decision for a special permit for a home occupation
(baking) and site plan review for “the bread shed” at 238 Sterling Road.
Motion: To approve the Special Permit and site plan review
Motion: Corey Burnham-Howard; second Larry DeBlois
Vote: 4 in favor
Board Member Ian Catlow was not present for the public hearing and did not participate in the vote.

Discussion of Possible Revised Amendment for Common Driveway Criteria

Because it was late, this agenda item was passed over.

Public Comment

No one appeared.

Review and Approve Minutes for June 4, 2025 Meeting

MOTION to approve minutes
Motion: Larry DeBlois; second: Corey Burnham-Howard
Vote: unanimous

Next Meeting

July 16, 2025 at 7:30 pm. The Chair noted that the agenda will include discussion of
the Attorney General’s modification of the Alternate Dwelling Unit by-law adopted at the
Special Town Meeting in November 2024.

Meeting adjourned

approximately 9:30 PM

Documents Reviewed

• 1972 plot plan for 33 Thompson Road
• Application for Site Plan Review and site plan for public safety building on Boylston Avenue
• Draft decision for Special Permit for Home Occupation (baking) and Site Plan for 238 Sterling Road
• Conceptual Plan for subdivision at 105 Hobbs Road
• Draft of possible substitute language for common driveway design criteria applied to pre-existing common driveways
• Draft minutes for 6/4/25 Meeting