Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
March 15, 2023
Town Hall Annex and GoToMeeting
Board Members present in-person: John Mirick, and Tom Sullivan, and Alternate Corey Burnham-Howard
Board Members present, remote: Ann Neuburg and Alternate Lisa Drexhage
Absent: Ian Catlow, Rud Mason
Public Participation, in person: Larry DeBlois, Rick Rys, Brian Szoc, and Geoff Yaglou,
Public Participation, remote: none
Call to order: 7:30 PM
ANR Plan Reviews
Brian Szoc presented a plan to divide into three lots the land at 312 Mirick Road owned by the Normandin Group (previously owned by the Trostels). The Board determined that the plan showed that the resulting lots had adequate frontage and area. While wetlands were delineated only on the lot that on which the existing buildings were located (in connection with septic system), from personal knowledge, the Board was satisfied that there was more than an acre of upland on each of the two new six acre lots.
MOTION to give ANR endorsement to the plan
Motion: Tom Sullivan; second: Corey Burnham-Howard
Vote: unanimous
Tom suggested that when the developer has plans to build on the new lots, the developer should meet with the Tree Warden as well as the Highway Department about the location of the driveway to consider impact on Town shade trees. At a future meeting, the Board will review the rules and regulations for approval of ANR plans and consider what additional information might be required to be shown on ANR plans.
Review and approve meeting minutes of March, 2023
MOTION to approve minutes, after edits
Motion: Tom Sullivan; second: Corey Burnham-Howard
Vote: unanimous
Discussion of proposed zoning amendment for solar systems
The Board discussed the proposed zoning amendment for solar systems, with input from Rick Rys (who has a small scale solar system), Larry DeBlois, and Geoff Yaglou. The Board also had written comments from Brian Keevan, who was not present for the meeting. The discussion included height limitations, screening, tracker systems which swivel and tilt for maximum exposure, vertical panels on sides of structures, systems on new structures, the definition of large-scale and small-scale systems, and the overall purpose of the proposed zoning amendment.
The discussion resulted in a consensus that the purpose clause should be edited to include the a reference to unobtrusive; that compliance with the height limitation already in Section VI.2 of the Zoning By-laws was appropriate; that the proposed language adequately dealt with tracker systems; that the proposed language needed to be edited to deal with new construction; and that rather than specific provisions for screening large-scale systems, the requirements should be for “appropriate screening” in the discretion of the Planning Board during site plan review. The Chair will prepare a revised draft to review at the April 5 meeting.
Discussion of Mountain Side Café use of Carriage House
The Board was asked to comment upon the application of the Mountainside Café for a change/alteration of premises for their liquor license to include the carriage house and grounds. It was the consensus of the Board that while site plan approval was not required (because this is State property), the criteria normally considered by the Board when reviewing a site plan were appropriate criteria for the Selectboard to consider in acting on the application, particularly traffic flow, parking, hours of operation, and exterior lighting. The Chair will send a letter to that effect.
Discussion of Relocation of Accessory Apartment
The Board has received an application to relocate an existing accessory apartment on Beaman Road from the existing residential building to an accessory building on the same lot. The Board has not previously received such an application. The Board read through Section XVII and briefly discussed the provisions. It was the consensus of the Board that Section XVII would allow a relocation if the criteria in Section XVII were satisfied. The public hearing is scheduled for April 5.
Discussion of Backlot Development
The Board has received an application for a special permit for a backlot development on Brooks Station Road. Although backlot development was added to the Zoning By-laws as Section XV as part of the implementation of the 2007 Master Plan, this will be the first application considered by the Board. Backlot development is a land use tool that may increase available housing while, among other things, protecting views from the road, open space, and reducing curb cuts. The Board read through Section XV and discussed at length various provisions, including Section XV.5 (A) which is designed to protect from development in perpetuity the land within 250 feet of a public way. The criteria in Section XV require much more detail than the criteria used to evaluate
an ANR plan. It was the consensus of the Board that the approach should be to ask the applicant to walk the Board through all of the criteria. If more detail is needed, the applicant could be asked to provide the additional detail at a subsequent meeting. The Chair reminded the Board that there is a statutory requirement for a timely decision on an application for a special permit, and that if no action is taken, the special permit will be deemed to have been granted. The public hearing is scheduled for April 5.
Implementation of Housing Production Plan
Ann reported that an implementation committee has not yet been appointed.
Next Meeting
The next meeting of the Board will be Wednesday, April 5, 2023 at 7:30 in the Town Hall Annex, and will include the public hearings on the relocation of the accessory apartment and the application for a permit for backlot development/.
Meeting adjourned at 9:25 p.m.
MOTION to adjourn passed unanimously
Respectfully submitted,
John Mirick
Documents reviewed:
- ANR application/plan for 312 Mirick Road
- Draft Minutes for March 1 meeting
- Proposed solar system by-law reviewed at public hearing on March 1
- Suggested edits to solar system by-law from Corey Burnham-Howard, Rick Rys, and Brian Keevan
- Memo asking for comment on Mountainside Café application