Planning Board Meeting: September 17, 2025

Meeting Jointly with Zoning Board of Appeals

Followed by

Meeting of the Planning Board

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: Zoning Board of Appeals (“ZBA”) chair Jesse Weeks and members Lar Greene and Bill Lawton; Carlos Nieto, and Fay Baird

Other Participation, remote:  Jay Davenport and Steve Theran

Call to Order: approximately 7:00 PM

Public Hearing by ZBA on Application for a Side Yard Setback Variance of the Proposed Public Safety Building at 18 Boylston Avenue

On behalf of the Berkshire Design Group (the “Applicant”) and the Town of Princeton (the “Owner”), Carlos Nieto presented the application for the side-yard setback variance from the requirements in Section VI.1 of the Zoning By-Laws.  Because the footprint of the Public Safety Building will be approximately 12,000 square feet, Section VI.1(H) of the Zoning By-Laws requires an enhanced side yard setback of 60 feet.  The soil conditions, shape, and topography make it impossible to have 60-foot side yard setbacks while meeting the requirements for a public safety building housing the fire department, the police department, and emergency medical services.

The site is approximately 170 feet wide from Boylston Avenue to the rear of the proposed location of the public safety building.  Beyond that point, the site is wider but that area cannot be used for the public safety building because of protruding ledge on the north easterly side, and the requirements for Zone 1 Wellhead Protection Area for the well that will serve the public safety building.

On the westerly side, the setback for the public safety building is approximately 10 feet and will include a walkway between the edge of the building and the edge of the property.

On the easterly side, the setback is approximately 40 feet and will include some parallel parking next to the property line and a driveway to the rear of the building.  Fire apparatus will enter the property from Boylston Avenue on the easterly side of the property, proceed to the rear and circle behind the public safety building to the westerly side, and then enter drive-through bays on the westerly side of the building.  When leaving the drive-through bays, fire apparatus will proceed down the westerly edge of the property to Boylston Avenue.

Fay Baird abuts the property on the easterly side at Boylston Avenue.  Her property does not extend as far as the proposed location for the public safety building.  The site plan approved by the Planning Board in June 2025 includes a buffer zone with screening along the edge of her property.

Mr. Nieto responded to questions about the need for the requested variance.  The ZBA discussed the application and the presentation, deliberated, and voted unanimously to grant the side yard setback variance.

Public Hearing of the Planning Board on Application for a Special Permit for Earth Removal

Because Board Member Ian Catlow is on the Public Safety Building Committee, he recused himself.  The Chair appointed Alternate Member Ann O’Connor to the Hearing Panel.

Mr. Nieto presented the application of the Berkshire Design Group (the “Applicant”) and the Town of Princeton (the Owner”) for an earth removal special permit under Section XX of the Zoning By-Laws.  The detailed application tracked the requirements in Section XX.  Mr. Nieto’s presentation supplemented the written submission and responded to questions from the Board and from Ms. Baird.

Although the project is designed to minimize the removal of earth materials, the current expectation is that more than 400 cubic yards of boulders and ledge may be removed, requiring an earth removal permit.  The current estimate is approximately 500 cubic yards.  The Applicant wants to have the permit in hand so that there will be minimal disruption and delay when work starts on the project.

The public safety building will be on a slab and will not have a basement.  However, excavation will be required for footings and foundations.  In addition, excavation will be required for a 40,000-gallon tank for the fire suppression system, for the holding tank for drainage of surface water runoff, for the tight tank to collect water used to wash fire apparatus, and for the septic tank.  To the extent possible, excavated materials will be reused on site, such as raising the grade for the septic field in front of the public safety building and Boylston Avenue, and extending the north westerly edge of the paved area behind the public safety building.

At this stage, it is not possible to determine if ledge removal will require the use of explosives. Should explosives be necessary, the Applicant will come back to the Planning Board for review and approval of procedures.

In response to questions about PFAS, Mr. Nieto stated that there may be some PFAS contamination in the “mud” that will be removed in drilling the well that will provide water for the public safety building.  A plan for testing for PFAS will be submitted to the Massachusetts Department of Environmental Protection (“Mass DEP”) for approval.  Any PFAS-contaminated materials will be taken to an approved disposal site.  The Applicant does not expect that Mass DEP will require testing on dry materials removed from the site but will follow any directions that Mass DEP may issue.

Excavated boulders may be broken on site to make them easier to remove.  There will not be any rock crushing on site.  The Board suggested that the Applicant consider using boulders to physically delineate the wellhead protection area.

Because this is a very tight site consisting of approximately 4 acres, it may be necessary to stockpile some materials off-site before they are re-used on-site.  Mr. Nieto explained that once the well is drilled, no stockpiling is permitted in the wellhead protection area.

The Hearing Panel discussed the presentation and the application and deliberated.  The Hearing Panel determined that the conditions contained in the application, supplemented by the oral presentation, were appropriate and sufficient, and voted unanimously to approve the application.

Motion:        To approve the application for a special permit for earth removal, with conditions.

Motion:  Corey Burnham-Howard; second Scott Peoples

Vote:  Unanimous

The Chair will draft a decision for review at the October 1 meeting with conditions tracking the application and the presentation

Call to Order of regular meeting:  approximately 8:30 PM

Review and Act on ANR Plans

No plans were present for review and action

Informal Discussion on possible ANR for land on Schoolhouse Road

Karl Koch discussed with the Board a possible ANR plan for land on the westerly side of Schoolhouse Road.  An abutter is interested in adding some of the land to his property.  Most of the remaining land fronts on the discontinued portion of Schoolhouse Road but Mr. Koch believes that there is approximately 575 feet of frontage on the portion of Schoolhouse Road that is still a public way.  He was thinking about creating a turnaround on his land at the end of the public way which would create enough frontage for three building lots.  The Chair observed that making the turnaround part of a public way would require an approved engineered design, and action by the Planning Board, the Selectboard, and Town Meeting.  If he wants to move quickly on a sale to the abutter, the Board suggested that he could submit an ANR plan for two lots, with the lot for the abutter designated as “not a buildable lot” because it would have no frontage on a public way.  Then he could work on the turnaround concept at his leisure.

Request from Housing Implementation Committee (“HIC”) for Liaison Member

No one was interested in making a commitment.  John will suggest to HIC that when HIC has as issue on which Planning Board input might be useful, that issue can go on the Planning Board agenda for discussion with HIC members attending.

Continued Discussion of possible projects for this year

Corey raised concerns about possible AI data centers which require large amounts of electricity and large amounts of water for cooling.  This could have a devasting impact on the Town.  Corey will draft some language for consideration.

Further discussion on the possible topics raised at the September 3 meeting was deferred until the October 1 meeting.

Public Comment

No one appeared.

Report from the Chair on pending matters

The Chair had nothing to report

Review and Approve Minutes for September 3, 2025 Meeting

MOTION to approve minutes

Motion:  Larry DeBlois; second Scott Peoples

Vote:  4-0

Board Member Ian Catlow was absent on September 3 and did not vote

Next Meeting

October 1, 2025.  Primary topic will be review of draft earth removal permit.

Meeting adjourned at approximately 9:00 PM.

Respectfully submitted,

John Mirick

Documents Reviewed:

• Application for earth removal permit for public safety meeting and 6/18/25 Site Plan Review Decision for public safety building
• Draft ANR plan for Schoolhouse Road parcel
• Draft minutes for 9/3/25 meeting