Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
June 21, 2023
Town Hall Annex and GoToMeeting
Board Members present in-person: Ian Catlow, Rud Mason, and John Mirick, Alternate Member Corey Burnham-Howard
Board Members present, remote: none
Absent: Tom Sullivan and Ann Neuburg
Public Participation, in person: Lar Greene. Bob Peura, Glenn Peura, and Bettiann Peura
Public Participation, remote: none
Call to order: 7:35 PM
Public Hearing on Backlot Development at 175 Brooks Station Drive
The public hearing on the special permit was resumed at approximately 7:35 pm. Because only four members of the original hearing panel were present, the hearing was recorded so that the absent member (Ann Neuburg) would be able to listen to the presentation if her vote was needed.
Lar Greene presented a revised plan that addressed the comments made by the Board at the first session of the public hearing on April 5, 2023. The undeveloped area is proposed to be approximately the first 300 feet in from Brooks Station Road on the new lot. Because the existing house is only approximately 175 feet in from the road, the undeveloped area on that lot is proposed to be approximately the first 150 feet in from the road. When there are leaves on the trees, the house is not visible from the road. The Board determined in these circumstances an undeveloped area of approximately 150 feet satisfied the purposes of Section XV. The Applicant agreed that the boundaries of the undeveloped area would be monumented. The Applicant will prepare an ANR plan for endorsement by the Board.
The Applicant intends to preserve the undeveloped areas on both lots with a conservation restriction, the terms of which have to be negotiated with the Town, the Commonwealth, and the land trust that will hold the conservation restriction, as well as including language to comply with Section XV.5 (A). The Applicant agreed that recording a conservation restriction can be a precondition to the commencement of construction. If the Applicant is unable to arrange for a conservation restriction, the Applicant can return to the Board for an amendment to the Special Permit for one of the other methods of preservation set out in Section XV.5 (A).
The Board reviewed the Applicant’s proposed deed restrictions and driveway easement agreement, and determined that they satisfied the purposes of Section XV.
The public hearing was closed at approximately 7:50 pm. The Board deliberated. The four members of the hearing panel present were in agreement, and decided to vote rather than to defer the vote to a future meeting when the fifth member of the hearing panel could be present.
MOTION to approve special permit for backlot development and site plan
Motion: Rud Mason; second: Ian Catlow
Vote: unanimous
The Chair will draft findings and a decision for review at the July 19, 2023 meeting
Public Hearing on Accessory Apartment at 63 Calamint Hill Road
The public hearing commenced at approximately 7:55 pm. In the absence of members Tom Sullivan and Ann Neuburg, the Chair designated Alternate Member Corey Burnham-Howard to be on the hearing panel.
Bob Peura and his son Glenn Peura presented a site plan, renderings, and floor plans for the proposed construction of a new house with an accessory apartment on a 6 ½ acre parcel, and responded to questions from the Board. At present, the land is owned by Bob Peura, but will be conveyed to his son. The house will have approximately 3,000 square feet of living space. The accessory apartment will have approximately 750 square feet of living space, with one bedroom. The house and the accessory apartment will use the same well and septic system.
The house and an attached two car garage face the street at an angle. The land slopes away from the street. The house has both a second story and a lower level that takes advantage of the sloping site. The accessory apartment is behind the garage, on the main level of the house, and is accessed through a common mudroom at the back of the garage. Under the accessory apartment there is a second garage, accessed from the lower grade at the back of the house. The renderings show that the house and accessory apartment have the appearance of a single family house from the street.
Although Bob Peura is the Applicant, the house will be owned and occupied by Glenn Peura. Section XVII requires that the Applicant will be the owner-occupant. The Board and the Peuras discussed this requirement, and concluded that the special permit should be issued to Bob Peura because he is the Applicant, and that Glenn Peura should apply for a special permit after title has been transferred to him.
The public hearing was closed at approximately 8:10 pm. The Board deliberated. This is the first application for a special permit for an accessory apartment as part of the original construction of a new house. Previous applications have involved internal renovations of existing houses, sometimes with some new construction. The Board felt that an accessory apartment as part of original construction of a new house was consistent with the purposes of Section XVII. The Board determined that the proposed accessory apartment met the conditions of Section XVII.
MOTION to approve special permit for accessory apartment and site plan
Motion: Ian Catlow; second: Rud Mason
Vote: unanimous
The Chair will draft findings and a decision for review at the July 19, 2023 meeting
Solar Energy Systems By-Law
The proposed solar energy systems by-law was approved at Town Meeting on June 20. The next step is for review by the Attorney General.
ANR Requirements
Following up the discussion on May 17, 2023, the Chair provided possible amendments to the ANR requirements appearing in the Board’s Rules and Regulations. He reported that Kolette can arrange that the applicable Rules and Regulations are automatically generated whenever an applicant prints out the form for an ANR application. Corey suggested that in addition to amending the Rules and Regulations and including them automatically with the application form, the Town’s website should be revised to provide easier, more logical access to ANR requirements, and a checklist of what is needed. There was enthusiastic approval of that suggestion. Corey will explore what can be done.
Review and Approve meeting minutes of May 17, 2023
MOTION to approve minutes
Motion: Corey Burnham-Howard; second: Rud Mason
Vote: unanimous
Next Meeting
The next meeting will be July 19, 2023. There will not be a meeting on July 5, 2023.
Meeting adjourned at 8:35 p.m.
MOTION to adjourn passed unanimously
Respectfully submitted,
John Mirick
Documents reviewed: Revised Plan, Driveway Easement Agreement, and Deed Restrictions for 175 Brooks Station Road Backlot Development
Application and Plans for Accessory Apartment for 63 Calamint Hill Road South
Draft edits for Rules and Regulations concerning ANR endorsements
Draft Minutes for May 17, 2023 meeting