Planning Board Meeting: June 4, 2025

Attendance

• Board Members present in-person: John Mirick, Corey Burnham-Howard, Larry DeBlois, and Scott Peoples
• Board Members present, remote: none
• Board Members absent: Ian Catlow
• Other Participation, in person: Bryan Faucher, Lar Greene, and Ann O’Connor
• Other Participation, remote: one individual listened to some of the meeting but did not participate

Call to Order

7:30 PM

Public Hearing on Application for Special Permit for Home Specialty Retail (Baking) and Site Plan Review for 238 Sterling Road

The Public Hearing commenced at approximately 7:30 pm. Bryan Faucher appeared
for Deborah and Bryan Faucher (“the Applicants”) who had filed an application for a
special permit for a home occupation (baking and selling baked goods) at 238 Sterling
Road (“the Property”). The Property is owned by Deborah and John Faucher. Bryan is
the baker. The baking is done in the residence. Products are sold at a “bread shed”
next to the driveway on the Property. This is a “Home Specialty Retail” use allowed by
Special Permit under Section XVIII.1(B)(2) of the Zoning By-Laws.

The bread shed is located less than 50 feet from Sterling Road. After informal
discussions with the Board earlier in the year, the Applicants agreed to relocate the
bread shed to comply with the setback provisions in Section VI.1(D) of the Zoning ByLaws. The proposed new location is approximately 75 feet in from the stone wall along
Sterling Road, and approximately 15 feet from the edge of the driveway. The site plan
did not have a measurement to the side lot line, but it is believed to be more than 30
feet from the side lot line. A parking area for 3-4 cars will be in an area covered with
wood chips between the stone wall along Sterling Road and the bread shed. There will
be signage for the parking. The Board suggested that “back-in” parking could facilitate
exiting the property onto Sterling Road. No changes in grade are involved. Exterior
lighting may be provided, either on the shed or on a pole. Any lighting will be downward
directed. The Board suggested using an underground conduit to bring electric service
to the bread shed and any exterior light.

There were no comments from the public.

The public hearing was closed at approximately 7:45 pm. The Board reviewed the
information provided by the Applicants, the provisions of Section XVIII.1.(B)(2), and the
provisions of Section XII (Site Plan Review). The Board concluded that the proposed
use was consistent with Section XVIII.1.(B)(2) and that the applicable site plan criteria
were satisfied.

Motion: To issue a Special Permit for Home Specialty Retail (baking) and to
approve the site plan
Motion: Corey Burnham-Howard; second Larry DeBlois
Vote: Unanimous

The Chair will draft a decision for review at the June 18, 2025 meeting.

Informal Discussion of Possible Hobbs Road Subdivision

Lar Greene presented a conceptual plan for a 6-house subdivision at 105 Hobbs Road.
The proposed public way would be approximately 2,700 feet long, fairly level and
straight, ending in a cul-de-sac. The parcel is approximately 34 acres. The owner
would retain the front 15 acres which has his house, several fields, and a wooded area
separating the proposed building lots in the subdivision. No wetlands are involved.
The last subdivision in Princeton was Issac’s Way, the plans for which were approved
before any of the current members were elected to the Board. At that time, the Board
retained (at the developer’s expense) an engineer for advice on that subdivision. The
Chair commented that the Hobbs Road proposal would be a learning experience for the
Board. The length of the proposed public way from Hobbs Road to the cul-de-sac
exceeds the length in the Subdivision Regulations, but the Subdivision Regulations give
the Board discretion to allow longer public ways. The Board was uncertain how far a
public way should be setback from the edge of adjoining property. The Board
suggested that Lar discuss the length of the proposed public way with Highway and
Public Safety and get their reactions. The Board also suggested that Lar discuss with
PMLD using underground conduit to eliminate concerns with loss of power due to ice
storms and falling trees. Lar will be back for a further informal discussion. In the
meantime, Board members will review the Subdivision Regulations.

Review and Approval of Decision for Special Permit for Home Occupation (Short-Term Rentals) at 129 Gleason Road

The Board reviewed the draft decision. With a clerical correction, the Board approved
the draft decision.

Motion: To approve the decision for Special Permit for short-term rentals (one
bedroom) as a home occupation and site plan
Motion: Corey Burnham-Howard; second Scott Peoples
Vote: Unanimous

Discussion of Possible Alternate Members for the Board

Ann O’Connor who lives on Ball Hill Road discussed with the Board her interest in
becoming an alternate member. She is an attorney. She has been a Princeton resident
for approximately 8 years. Her father was a member of the planning board in the town
where she grew up. The Board was enthusiastic about her interest. She will complete
a “volunteer application” which will be submitted to the Selectboard.

The Chair observed that Ryan O’Meara who lives on Beaman Road has also expressed
interest in appointment as an alternate member. There can be two alternate members.
The Board needs alternate members to fill any vacancies on hearing panels, and to
bring to the Board as many points of view as possible on planning issues.

Discussion on Possible By-Law for Trash Shed Setbacks

The Board discussed whether a possible amendment to reduce the setback for trash
sheds at the end of driveways would result in similar issues for such things as farm
stands, shelters for children waiting for the school bus, and tool sheds. While there was
an issue before the ZBA for a trash shed on Mirick Road, it was the sense of the Board
that this is not a significant issue in Town that needs to be regulated by a by-law
provision.

Discussion of Possible Revised Amendment for Common Driveway Design Criteria

The Board reviewed possible substitute language for the by-law that was unsuccessful
at the Annual Town Meeting. It was the sense of the Board that the design criteria
probably should apply to any relocation of an existing common driveway, and that
consideration should be given to prohibiting the extension of common driveways. The
draft by-law already prohibits common driveways from cul-de-sacs. John will work on a
new draft for consideration.

Public Comment

No one appeared.

Review and Approve Minutes for May 20, 2025 Meeting

MOTION to approve minutes
Motion: Scott Peoples; second Larry DeBlois
Vote: unanimous

Review and Approve Minutes for May 21, 2025 Meeting

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

Next Meeting

June 18, 2025 at 7:00 pm with ZBA on Setback Variance and the potential Site Plan
Review for the garage at 33 Thompson Road, followed by regular Planning Board
meeting. The Chair noted that the agenda for the regular meeting will include Site Plan
Review for the proposed Public Safety Building.

Meeting adjourned

approximately 8:30 PM.

Respectfully submitted

John Mirick

Documents Reviewed

• Application for Special Permit and Site Plan Review for Home Occupation (baking) at 238 Sterling Road
• Draft decision for Special Permit for Home Occupation (shortterm rental) and Site Plan for at 129 Gleason Road
• Conceptual Plan for subdivision at 105 Hobbs Road
• Draft of possible Amendment for setbacks for trash sheds
• Draft of possible substitute language for common driveway design criteria applied to pre-existing common driveways
• Draft minutes for 5/20/25 and 5/21/25 Meetings