Planning Board

Town of Princeton, MA Planning Board Meeting Minutes
March 2, 2022
Town Hall Annex and GoToMeeting

Board Members present in-person:  Rud Mason (RM), John Mirick (JM), Alternates Corey Burnham Howard (CBH) and Lisa Drexhage (LD)

Board Members present via Go-To-Meeting: Ian Catlow (IC), Ann Neuburg (AN)

Board Member absent:  Tom Sullivan (TS)

Call to order: 7:30

ANR Plan Reviews

The Board reviewed a plan for Dowdy to subdivide a large parcel at 143 Ball Hill Road into one parcel of approximately 16 ½ acres with the existing house and a second parcel of 26 acres, determined that the resulting lots had adequate frontage and area, and that the new house lot had at least one acre of upland, and gave the plan an Approval Not Required endorsement. 

MOTION to give ANR endorsement.
Motion: RM; 2d: AN; Vote: unanimous

The Board reviewed a plan for Tomara to subdivide a large parcel at 283 Mirick Road into one parcel with approximately 3.9 acres with the existing house, and a second parcel of 18 acres.  The 18 acre parcel is connected to frontage on Mirick Road by a corridor that at all points is at least 55 feet wide.  The Board determined that the resulting lots had adequate frontage and area and that the 18 acre parcel had at least one acre of upland, and gave the plan an Approval Not Required endorsement. 

MOTION to give ANR endorsement.
Motion: RM; 2d: IC; Vote: unanimous

Informal Meeting on Proposed Community Supported Agriculture (CSA) Farm

Peter Herceg, Joey Hersh, and Hannah Romig met with the Board to present informally their plans for a CSA Farm on a six acre parcel they have leased on Mirick Road.  JM owns the parcel and recused himself from the discussion.

The plan is to raise vegetables in “no till agriculture” garden beds and one or more greenhouses.  On the westerly side of the parcel (away from the road), they plan to place an insulated 40’ x 8’ shipping container for storage, and subsequently to build an overhang along the shipping container to use for processing vegetables.  They plan to have a well for irrigation and washing vegetables.  They expect to work with the Building Inspector on building permits for placement of the shipping container and for the greenhouse.  They are discussing with the Board of Health the regulations for a composting toilet.  They are working with PMLD to run power to the site.

Members in the CSA will receive regular shares of what is produced, probably picking up the produce at the site on two designated days each week.  There may be a farm stand at the site for sales to non-members.  In addition to produce for CSA members and sales at a farm stand, vegetables may also be sold at Monti’s Market or sold to restaurants such as the Mountainside Café. 

Access to the CSA farm will be through an existing opening in the stone wall at the southerly end of the parcel.  The opening will be enlarged.  An unpaved parking area will be created inside the parcel along the stone wall.  A new opening will be made in the stone wall to exit from northerly end of the parking area.  They will work with the Highway Department on the entrance and exit.

Board members had questions concerning the plan and comments.  CBH observed that a farm, truck garden, and greenhouse are all permitted as of right in Section III.1.(E), and that nothing planned for the CSA farm appears to fall within the activities and uses listed in Section XII that require site plan review.  RM pointed out that as the CSA farm grows and more members pick up their shares of vegetables at the site, traffic might become a concern.  He suggested that even if not required by the Zoning By-Laws, it might be a good idea to discuss with the Board any traffic issues that do come up.

Cathy Conway (present in person), who lives on the easterly side of Mirick Road across from the northerly end of the parcel, had some questions about the plans, and asked whether there would be a formal hearing.  She was advised that a formal site plan review was not required.  The applicants gave her their contact information, and encouraged her to speak directly with them.  Linda Nash (participating remotely) asked whether there would be any livestock.  The applicants said that they are not planning to have livestock, and that in their experience combining livestock with a CSA garden results in problems.

Master Plan

JM reported that he had provided Sherry Patch with the Board’s comments, and had offered to meet with the Select Board.  No response yet.

Housing Production Plan.

 AN reported that they are going to make one further push on surveys.  The committee is meeting on March 15.

Noise By-Law

The Board discussed a possible noise by-law.  The discussion picked up on issues and concepts that had been briefly raised and reviewed over the last several months.  Consideration of a noise by-law had been referred to the Board by the Select Board after residents had spoken to the Select Board about concerns with noise from motorcycles, a saw mill, and a gravel screening operation.  CBH had researched noise by-laws in other towns and had circulated samples for review.  Some towns have regulations that deal with hours, noise levels, and specific activities.  It was the feeling of the Board that Princeton is sufficiently rural with large lots and does not need such regulations.  Enforcement of regulations would be a challenge with our part-time building inspector.  RM commented that noise could be viewed as a “neighbor issue” to be resolved between neighbors.  The Board looked at the current provisions in Princeton’s zoning by-laws that dealt with noise, such as special permits and site plan review.  Two of the precipitating events (saw mill and gravel screening) are already regulated and were resolved within the current by-laws.  Motorcycles are subject to regulation by the Registry of Motor Vehicles.  CBH pointed out that too much noise can be characterized as a nuisance, subject to regulation by the Board of Health.

After extended discussion, it was the consensus of the Board that JM should draft a report to the Select Board summarizing the Board’s investigations and deliberations.  The draft report will be reviewed by the Board at the next meeting.

Review and Approve Regular Meeting Minutes of February 18, 2022

MOTION to accept minutes as drafted.

Motion: RM; 2d: IC; Vote: unanimous (CBH abstain - not present at 2/18/22 meeting)

Next meeting March 16, 2022

Next Agenda Items

Public Hearing

Proposed zoning by-law amendment for medical marijuana in Business Industrial District

Public Meeting

• Administrative Business
  • Review and approve regular meeting minutes of February 2, 2022
  • Review any mail
• Consider any ANR plans
• Consider Long-Term Planning Projects:
  • Town Master Plan
  • Noise Bylaw – review JM draft report
  • Housing Production Planning

Meeting adjourned at 8:50 p.m.

MOTION to adjourn.

• Motion: RM; 2d: AN; Vote: unanimous.

Respectfully submitted,

John Mirick