Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
April 19, 2023
Town Hall Annex and GoToMeeting
Board Members present in-person: Ian Catlow, John Mirick, and Ann Neuburg, and Alternate Member Corey Burnham-Howard
Board Members present, remote: Alternate Member Lisa Drexhage
Absent: Rud Mason and Tom Sullivan
Public Participation, in person: as noted
Public Participation, remote: none
Call to order: 7:30 PM
ANR Plan for Beaman Road
Dan Tivnan presented a plan to divide an approximately 55 acre parcel on Beaman Road owned by Millennium Realty Trust into a front parcel with approximately 15 acres and over 700 feet of frontage on Beaman Road, and an approximately 40 acre parcel of backland with no frontage, designated as “not to be considered a building lot.” DCR is going to acquire the backland. The Board was satisfied that there was adequate area and frontage in the front parcel.
MOTION to give ANR endorsement to the plan
Motion: Ann Neuburg; second: Ian Catlow
Vote: unanimous
Review and Approval of Special Permit for Accessory Apartment Relocation, 72 Beaman Road
The Board reviewed the draft findings and decision. There was one minor spelling correction.
MOTION to approve the special permit findings and decision, as corrected
Motion: Ian Catlow; second Ann Neuburg
Vote: unanimous
Public Hearing on Backlot Development at 175 Brooks Station Drive
After the agenda had been posted, Lar Greene advised the Chair that the Applicant’s attorney needed more time to draft the proposed deed restriction and other documents, and requested
that the public hearing be continued to May 3, 2023. The Chair continued the public hearing as requested.
Informal Discussion of Mountainside Café Expanded Liquor License
The Selectboard asked the Planning Board to review the proposal from Mountainside Café to expand the area for its liquor license to include the carriage house and the outdoor seating area, using the site plan review criteria of the zoning by-laws, and to provide the Selectboard with a recommendation for any conditions for the use of such expanded area. To meet the distancing requirement under the COVID emergency, Mountainside had been using these areas. Mountainside now seeks a change in its license to be able to continue to use these areas. After an informal site visit with the Chair, the manager of Mountainside Café, Katherine Huck, presented a plan slightly revised from the application to the Selectboard, described the proposal, and answered questions from the Board and from Larry DeBlois. Kate Narita, whose home abuts Mountainside to the north, spoke in support of the proposal.
Mountainside has a very detailed lease for the property from the Department of Conservation and Recreation (“DCR”). Mountainside averages 160 daily transactions, usually involving 2 to 4 people. Alcohol is sold in less than 10 % of those transactions. It was the sense of the Board that compliance with the lease terms appropriately addressed most of the usual site plan review criteria. Mountainside is willing to delineate the area within which alcohol may be consumed. The lease allows Mountainside to hold outdoor events in addition to sales of food and beverages. Mountainside is willing to notify the Town of any events, and consult with the Town as to any special procedures that should be followed.
The Board was concerned that an event might overwhelm the single restroom available for customers. Mountainside understands that concern, and has plans to build an additional restroom in the carriage house. The Board will recommend that as a condition of the license, Mountainside should provide portable toilets for large events.
Parking by people using Wachusett Reservation has been a problem on Mountain Road. Mountainside and Kate Narita support the concept of no parking signs.
It was the consensus of the Board to recommend to the Selectboard to approve the application, with conditions as discussed. The Chair will draft the recommendation, with assistance of Corey Burnham-Howard. Because the Selectboard is meeting next week, there will not be time for the Planning Board to review the recommendation, but members will have the opportunity to attend the meeting of the Selectboard and speak on any particular points in the recommendation.
Informal Discussion of Zoning Provisions for Hawthorne Property on Ball Hill Road
Melissa and Allen Hawthorne came in for an informal discussion about zoning provisions applicable to their firewood processing operation on Ball Hill Road. In 2021, they were served with a cease and desist order because of the noise from chipping/grinding waste wood. They appealed the order to the Zoning Board of Appeals which dismissed the order on a finding that firewood processing was an agricultural activity. They want to be certain that they do not need site plan review or anything else under the zoning by-laws.
The ZBA found that firewood processing is an agricultural activity. Princeton has a “Right to Farm” by-law. The provisions for site plan review do not apply. Princeton does not have a noise by-law although excessive noise could be considered to be a nuisance which would fall under the Board of Health. The Hawthornes recognize and appreciate the concerns of neighbors. The problem in 2021 was the result of stockpiling waste wood for many years, resulting in extended chipping/grinding. Going forward, their plan is to chip/grind before the pile gets too large.
Informal Discussion of Site Plan Review for Lunch Truck in East Princeton
Kim Laureano came in for an informal discussion about using the “Captain Bob’s” parking lot at the intersection of Route 140 and Beaman Road as a lunch truck site. Her concept is to rent the space, rather than operate a food truck herself. This would be a new use in a business district, and would require site plan review. She had an aerial photograph and a plot plan marked with possible locations. There are two curb cuts into the parking lot. The Board suggested that for ease of traffic flow and safety of customers, it might make sense to have traffic enter through one curb cut, and exit through the other curb cut, with the food truck(s) parked parallel to the building. The Board suggested that she make site plan review a condition of any lease. Her tenant(s) would then come to the Board with a specific proposal for traffic flow, position of the food truck(s), and placement of picnic table(s) and trash barrel(s).
Review and Approve Proposed Solar Energy Systems By-Law
The Board reviewed the new draft and made one minor typographical correction. The Chair will now send the proposed warrant article to the Town Clerk for inclusion on the warrant for Town Meeting in June. The Board will work on an explanation with FAQs to be distributed before Town Meeting.
Review and Approve FAQs on Marijuana Referendum
The Board reviewed and approved Corey Burnham-Howard’s draft of FAQs for marijuana referendum. There is concern that residents may not realize that the zoning by-law amendment approved in May 2022 has to be confirmed by the referendum. Corey will see about dissemination of the FAQs.
High Density Zoning
The Chair circulated the April 7, 2023 letter from the Department of Housing and Community Development approving Princeton’s Action Plan for compliance with the high density zoning requirements of Ch. 40A Se. 3A.
Review and Approve meeting minutes of April 5, 2023
There were two minor corrections.
MOTION to approve minutes as corrected
Motion: Ian Catlow; second: Ann Neuburg
Vote: unanimous
Meeting adjourned at 9:25 p.m.
MOTION to adjourn passed unanimously
Respectfully submitted,
John Mirick
Documents reviewed: ANR Application and Plan for Beaman Road property
Draft Decision for Accessory Apartment to 72 Beaman Road
Mountainside Café Application for Alteration of Licensed Premises, Lease excerpts, and revised plan
ZBA 2021 decision on Hawthorne property on Ball Hill Road
Sketches for food truck location
Warrant Article for Solar Energy System By-Law
FAQ flyer for marijuana referendum
April 7 2023 letter from DHCD
Draft minutes for 4/5/23 Meeting
Rules and Regulations concerning ANR endorsements