Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
March 6, 2024
Town Hall Annex and GoToMeeting
Board Members present in-person: John Mirick and Tom Sullivan, and Alternate Members Corey Burnham-Howard and Larry DeBlois
Board Members participating remotely: Ann Neuburg
Board Members absent: (Rud Mason resigned in November) and Ian Catlow
Other Participation, in person: Jens Kueter, Bruce Fortin, Mrs. Fortin, and Sharon McCollum
Other Participation, remote: none
Call to order: 7:35 PM
Public Hearing on Application for Special Permit for Accessory Apartment and Site Plan Review 52 Calamint Hill Road North
The public hearing commenced at 7:35 pm. The Chair appointed Alternate Members Corey Burnham-Howard and Larry DeBlois to the hearing panel. Jens Kueter and Bruce Fortin presented plans and renderings, described the project, and responded to questions. Bruce Fortin’s wife was also present.
The project involves constructing a one-story addition with one bedroom attached to the northerly end of the existing two-story house and garage. The plans show that the existing house has approximately 2,700 feet of living space. The proposed addition will have 900 square feet of living space. It will be attached to the existing house and garage by a breezeway. The breezeway will allow easier access to the fill pipe for the heating system which is at the back (westerly side) of the existing house. Entrance to the proposed accessory apartment will be from the breezeway. The plans show a door onto a deck on the westerly side of the proposed addition. Bruce Fortin and his wife are expected to occupy the proposed addition.
The lot has approximately 5.8 acres. The proposed addition will be approximately 122 feet from the front of the lot, and approximately 62 feet from the side of the lot. The proposed addition will use the existing well and will be tied into the existing septic system. The Board of Health has advised the Applicants that there is adequate capacity. There will be a separate heating system.
The existing house has a two car garage and a parking/turnaround area, and a driveway over 100 feet long. The Applicants plan to increase the parking/turnaround area. The plot plan shows that there is ample parking for use by the occupants of the Accessory Apartment.
There was no opposition to the project. An abutting neighbor, Sharon McCollum, spoke in favor of the application.
The Chair closed the public hearing at approximately 7:50 pm. The Board then deliberated on the provisions of Section XVII for Accessory Apartments and Section XII for Site Plan Review. It was the conclusion of the Board that the project was consistent with the purpose stated in Section XVII to provide alternative housing options without substantially altering the appearance of the Town, and that all the relevant criteria in Section XVII and Section XII were satisfied.
MOTION to issue Special Permit and to give approve Site Plan.
Motion: Tom Sullivan; Second: Larry DeBlois
Vote: unanimous
The Chair will draft findings and a decision for review at the next meeting.
ANR Applications
There were no applications for review.
Request to Amend Special Permit for Backlot Development at 175 Brooks Station Road
John reported that he had attended a site visit of the Conservation Commission. Selectboard Member Phil Gott was also present. The site visit raised questions about the extent of the wetlands, and disclosed the existence of an old shed and some debris on the property that the developer proposes to deed to the Town, acting through the Conservation Commission. John subsequently participated in a conference call with Town Counsel, the Town Administration and the Chair of the Conservation Commission. He reported that Town Counsel is going to send a letter to the developer about conditions that will need to be satisfied before the Conservation Commission and the Selectboard act on the request to deed the open space to the Town.
Discussion of Standards for Common Driveways
Ian asked that this item be deferred until he has pulled together proposed criteria for discussion.
High Density Zoning
John has not heard anything further from CMRPC on a meeting with DHCD on the proposed by-law that we submitted a year ago.
Possible Flood Plain By-Law
The Board discussed a revised draft that John prepared in response to issues raised by FEMA and DCR. Corey suggested some additional language concerning the importance of water storage and quality, recharge of groundwater, and wildlife habitat. John will add that language to the draft, and then sent the draft to FEMA and DCR. Although FEMA and DCR asked that the zoning by-law designate a “floodplain administrator,” John is going to suggest that FEMA and DCR that this designation should be made by the Selectboard.
Short Term Leasing
Corey reported that the Ecotourism Committee raised the possibility of the Town receiving revenues from short term leasing, defined by State law as a lease for a period of less than 31
days. AirBnB is a type of short term rental. John provided a copy of a report concerning AirBnB rentals prepared by the Board in 2016, and some materials concerning the State law in 2019 that allowed municipalities to impose an excise tax on short term rentals. The 2016 report concluded that an AirBnB rental would be considered to be a bed and breakfast home occupation under the Zoning By-Laws. Nothing in the Zoning By-Laws specifically deals with short term rentals. To help focus discussion, John will draft some provisions for consideration at the next meeting.
Housing Implementation Committee
Ann reported that the Committee is considering an informational program for residents about the opportunities for accessory apartments, and may propose an amnesty for residents who have accessory apartments to apply for special permits. A practical obstacle is the expense to comply with building code and Title V.
Discussion of Master Plan
Ann reported that the Master Plan Committee has met with the Town Administrator, Ann is going to remind Board members to get comments to her on the section drafts circulated last fall.
Review and Approve meeting minutes of February 21, 2024
MOTION to approve minutes.
Motion: Ann Neuburg; second: Corey Burnham-Howard
Vote: unanimous
Meeting adjourned at 8:45 p.m.
Respectfully submitted,
John Mirick
Documents reviewed: Renderings and Plans for 52 Calamint Hill North
3/6/24 draft of possible flood plain by-law
Proposed edit to “purpose” clause in draft of possible flood plain by-law
10/18/16 Bed and Breakfast report
7/9/19 article “The Ins and Outs of Massachusetts Short-Term Rental Law
Draft minutes for 2/21/24