Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
Joint Meeting with Zoning Board of Appeals
January 17, 2024
Town Hall Annex and GoToMeeting
Board Members present in-person: Ian Catlow, John Mirick, Ann Neuburg, and Alternate Member Larry DeBlois
Board Member absent: Tom Sullivan (Rud Mason resigned in November)
Alternate Board Member absent: Corey Burnham-Howard
Other Participation, in person: Kim Laureano, Sotirios Georgiandis, Lar Greene, William Lawton
Other Participation, remote: Jesse Weeks
Call to order: 7:40 PM
Public Hearing on Application for a Special Permit to Re-establish a Prior Non-conforming Use at 221 Beaman Road and Site Plan Review
The public hearing commenced at 7:40 pm, held jointly by the Zoning Board of Appeals on the special permit application and by the Planning Board for site plan review. The Chair appointed Alternate Member Larry DeBlois to the hearing panel. Sotirios Georgiandis (lessee) and Kim Laureano (owner) presented a sketch of the site and the relevant portion of a surveyor’s plan marked to show the proposed use, described the proposed use, and responded to questions from the ZBA and from the Planning Board. There was no public participation.
The proposal is to use the parking lot on the site for the display and sale of used cars. The restaurant building on the site will not be used. The restaurant has been closed for several years. About 20 years ago (or possibly even longer), used cars were sold on the westerly end of this site. With the closure of the restaurant, the entire parking lot is available. The ZBA determined that the application met the criteria in Section VII.2(F) of the Zoning By-Laws for re-establishment of a prior non-conforming use and granted the special permit.
The site is designated as 221 Beaman Road and is bordered by Beaman Road on the southerly side, but access to the parking lot is from Redemption Rock Trail (Routes 31 and 140) on the northerly side. As a result of the road work associated with the creation of the roundabout at the intersection of Routes 31 and 140 and Beaman Road, there is a curb and sidewalk that separates the parking lot on the site from Routes 31/140, with curb cuts into the parking lot. The sketch shows space for 8 cars to the left (easterly) of the closed restaurant building, and 11 cars to the right (westerly) of the closed restaurant building. Cars will be parked facing Routes 31 and 140, approximately 40 feet from the edge of the road. No maintenance or repairs will be done on the sire. There will be no alteration of the existing structures or other construction on the site. No changes are planned to the existing lighting.
The business will be open weekdays, 9:00 am to 4:00 pm, and by appointment on weekends. Operation of the business requires a license from the Registry of Motor Vehicles and compliance with RMV regulations.
There is already significant traffic on Routes 31 and 140. Incremental traffic associated with the use is likely to be unnoticeable. The Planning Board suggested that the applicants should install appropriate signage to direct traffic to enter the site at the westerly curb cut, and to exit the site at the easterly curb cut (closest to the roundabout).
MOTION to approve site plan as shown on the application.
Motion: Ian Catlow; second:Ann Neuburg
Vote: unanimous
The Chair will draft a decision for review at the next meeting.
This concluded the joint meeting. The Planning Board continued to meet on the other items on the agenda.
ANR Applications
There were no applications for review.
Common Driveway Design Standards
John reported that the Selectboard, the Highway Department, and the Fire Department are considering driveway design standards, and may propose an amendment to the Town By-Laws to provide that driveway permits will be issued by the Highway Department. Rather than amend the Zoning By-Laws to include driveway design standards, the Board will consider appropriate amendments to approve common driveways, subject to issuance of permits by the Highway Department, in the same manner as accessory apartments are approved, subject to issuance of building permits,
Possible Flood Plain By-Law
John has given FEMA and DCR a possible proposed amendment to explicitly prohibit the construction of buildings in flood plains, and to refer to Conservation Commission any other construction activities. He is waiting for substantive responses.
High Density Zoning
We are waiting for feedback from CMRPC and DHCD on the issues with the algorithm testing of the proposed by-law.
Discussion of Master Plan
The Master Plan Committee is meeting. Board members should give Ann their comments on specific sections.
Housing Implementation Committee
This committee has the sense that there are some, and perhaps many, unofficial accessory apartments in Princeton, and asked for the Board’s thoughts on proposing a forgiveness or amnesty period for applications for special permits for accessory apartments, similar to what had been done when the accessory apartment by-law (Section XVII) was adopted in 2009. After discussion, it was the sense of the Board that the goal should be to insure that accessory apartments meet code requirements for the safety of occupants and neighbors, and that prior non-compliance should not be an issue. There is no readily available listing of approved accessory apartments. It seemed to the Board that this should be a category in the records of the assessors.
2023 Report
John circulated a draft report on the activities of the Board in 2023, which was a very busy year. Comments should be sent directly to him. He will file the report by the end of January.
Review and Approve meeting minutes of December 20, 2023
MOTION to approve minutes.
Motion: Ann Neuburg; second:Larry DeBlois
Vote: unanimous
Meeting adjourned at 8:50 p.m.
Respectfully submitted,
John Mirick
Documents reviewed: Site plan application for 221 Beaman Road
Draft by-law amendment for flood plain – 12/26/23
Draft Report for 2023
Draft minutes for 12/20/ 23