Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
October 4, 2023
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 Member present, remote: Ian Catlow
Absent: Board Members Rud Mason and Ann Neuburg
Public Participation, in person: Leslie Ann Roy, Paul Kuokkanen, half a dozen neighbors
Public Participation, remote: Karen Roy
Call to order: 7:30 PM
Public Hearing on Accessory Apartment at 226-B Sterling Road
The public hearing commenced at 7:30 pm. In the absence of Board Members Rud Mason and Ann Neuburg, the Chair designated Alternate Members Corey Burnham-Howard and Larry DeBlois to be on the hearing panel.
Leslie Ann Roy, daughter of owners Karen and Paul Roy, presented a site plan, renderings, revised building plans, and related materials for the construction of a garage with an accessory apartment on the second floor. The original plans (dated 10/8/2022) were for an accessory apartment with over 1,400 square feet of living space. When the Roys learned after an informal review that 1,400 square feet of living space was more than permitted by Section XVII of the Zoning By-Laws, the Roys reduced the size of the apartment. The revised plans (dated 10/3/2023) are for an accessory apartment with 898 square feet of living space.
The revised plans are for a one bedroom apartment with kitchen/living room and a bathroom, over a two car garage and covered patio accessible from the house. The additional space over the garage will be unheated storage space. There is a small balcony off of the living room area. The apartment will use the well and septic system that currently serves the house. The Board of Health has determined that the current septic system has capacity for the additional bedroom. The Roys will continue to live in the existing house. Their daughter will live in the accessory apartment.
The only access to the apartment is up an enclosed flight of stairs outside of the garage area but within the building footprint. There is no direct access from the accessory apartment into the existing house. The Board questioned the absence of a second access to the accessory apartment. The builder said that no second access was required under the Building Code.
The existing house is a single story house on approximately 11.6 acres of land that does not have frontage on Sterling Road or on any public way. It is a pre-existing non-conforming house lot. The proposed new garage and accessory apartment meet current setback requirements. The plot plan shows that access is over Woods Road, which is described as a private way. There is ample parking on the existing driveway.
There was no opposition to the application. The Chair closed the public hearing at approximately 7:50. The Board deliberated. While there was uncertainty about the single stairway access to the apartment, the Board felt that was an issue for review by the Building Inspector, not a zoning by-law issue. The Board determined that the revised plans (10/3/2023) for the proposed accessory apartment to be constructed over the new garage met the conditions of Section XVII.
MOTION to approve special permit for accessory apartment and site plan
Motion: Tom Sullivan; second: Corey Burnham-Howard
Vote: unanimous
The Chair will draft a decision that will be reviewed at the next meeting.
Master Plan
In the absence of Ann Neuburg, the Board deferred discussion of the draft chapters of the Master Plan.
Amendment to ANR Requirements
The Board reviewed proposed amendments to paragraph A.1(f) and A.1.(l) of the ANR Requirements in the Boards “Rules and Regulations Governing the Subdivision of Land.” The amendments conform the language in the requirements to the language in the ANR guidelines that Corey developed and that are being added to the Town website.
MOTION to approve amendments to A.1(f) and A.1(l)
Motion: John Mirick; second: Tom Sullivan
Vote: unanimous
Discussion of Uniform Design Standards for Common Driveways
There are very specific design standards for common driveways in the “Rules and Regulations Governing Subdivision of Land” in Princeton, and somewhat less specific design standards in Section XV – Backlot Development of the Zoning By-Laws. Section XIV – Open Space Residential Design refers to common/shared driveways but has no specific design standards. Section XVI – Rural Preservation Overlay District includes the purpose of reducing the number of curb cuts onto scenic roads, but does not specifically refer to common driveways. The Board felt that it would be appropriate to develop some uniform design standards for common driveways along the lines of the design standards in Section XV. Common driveways as part of a formal subdivision plan might be held to a higher standard. It would be useful to have input from Fire and EMS. The Board will work on this issue, with the goal of have a proposal for Town Meeting to consider in May 2024.
Discussion of High Density Zoning
John reported that he is waiting to hear CMRPC which was going to forward his questions about “compliance modeling” to the Department of Housing and Community Development. The was no discussion of the 1/18/23 draft zoning overlay district
FEMA Flood Plain Map
FEMA is updating the flood plain map, and is urging Princeton to develop a Flood Plain Overlay Zoning District with provisions to regulate construction in flood plains. John attended a meeting with FEMA, a DCR representative, our Town Administrator, Brian Keevan from our Conservation Commission, and our Building Inspector. FEMA seemed to suggest that adoption of flood plain zoning could become a requirement for residents to participate in the federal flood insurance program. FEMA reported that its records showed only two covered dwellings in Princeton. John mentioned that the meeting that new construction in Princeton is not allowed in wetlands. Ian pointed out that FEMA’s determination of flood plains is largely based on topography, while wetlands are largely based on vegetation. Brian Keevan is going to arrange an informational meeting to review the new FEMA map. All Board members will be welcome to attend.
Review and Approve meeting minutes of September 20, 2023
MOTION to approve minutes
Motion: Tom Sullivan; second: Ian Catlow
Vote: unanimous
Informal Discussion about access with Resident
Sandra Guillot asked the Board about issues that she was having with access to her property. Board members explained that this was beyond their purview, and suggested that she go to the Building Inspecter with copies of her deed and any plans showing access and ask for him to review the situation. If there was actual obstruction, she could request the police to provide access.
Meeting adjourned at 8:55 p.m.
MOTION to adjourn passed unanimously
Respectfully submitted,
John Mirick
Documents reviewed: Plans for accessory apartment at 226-B Sterling Road
Draft Amendment to ANR requirements
Common Driveway design standards in Section XV and Subdivision Rules and Regulations
Draft Minutes for September 20, 2023 meeting