Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
February 7, 2024
Town Hall Annex and GoToMeeting
Board Members present in-person: Ian Catlow, John Mirick, Ann Neuburg, and Tom Sullivan, and Alternate Members Corey Burnham-Howard and Larry DeBlois
Board Member absent: (Rud Mason resigned in November)
Other Participation, in person: Pete Mattison, Rose Parkington, and John Flick
Other Participation, remote: June Davenport, Mr. Brooks
Call to order: 7:30 PM
ANR Applications
There were no applications for review.
Site Plan Review Decision - 221 Beaman Road
The Board reviewed the draft site plan review decision. Larry suggested a clarification concerning the restaurant building. The Board approved the clarification.
MOTION to approve site plan review decision as clarified.
Motion: Ann Neuburg; second: Ian Catlow
Vote: unanimous
Informal Discussion on possible Home Specialty Retail permit for 73 Hubbardston Road
Pete Mattison and Rose Parkington outlined their plans for a nano-brewery at 73 Hubbardston Road. They would follow the CSA model, with clients signing up for a regular pick-up of the beer. There would not be “walk-in” sales or sales for consumption on the premises. They would use the existing stone garage for the brewery. They plan to create a parking lot with separate access to the left (easterly) of their house, with a footpath from the parking lot around the back of the house to the garage/brewery in the right (westerly) of the house.
The Board felt that their proposed use met the requirements for a Home Specialty Retail home occupation in Section XVIII.1(B)(2), and that their site plan concept was feasible. The Board suggested that they should wait on filing a formal application for a special permit and site plan review until they were further along in the process to get the licenses and permits that will be required.
Informal Discussion of Amendment to Special Permit for Backlot Development at 175 Brooks Station Road
Attorney John Fitch discussed with the Board a possible amendment to the special permit for backlot development that the Board granted in July 2023. He has approached two land trusts, both of which declined to hold the Conservation Restriction for the open space referenced in the special permit. He has conferred with Town Counsel about amending the special permit to provide that the open space be conveyed to the Town acting by and through the Conservation Commission pursuant to Ch. 40 Section 8C, with fee ownership of the actual common driveway excluded from the open space. Because the Town would not own the driveway, this would simplify future sales and resales of the house lots. The Board felt that this amendment would be consistent with the intent of the by-law. The Board suggested that the site plan would need monuments for all points on inflection along the property line defining the areas conveyed to the Town.
This approach will require approval by both the Conservation Commission and the Select Board. Attorney Fitch has meetings scheduled with them.
Assuming approval by the Conservation Commission and the Select Board, Attorney Fitch discussed the procedure for amendment. Because the possibility of an amendment was referenced in Finding #8 in the special permit, notice and a public hearing may not be required. The Board suggested that Attorney Fitch should discuss the procedure with the title insurance company and be guided by their recommendation. The Chair will put the amendment on the agenda for the Board’s February 21 meeting in the event that Attorney Fitch decides to proceed without notice and a public hearing.
Discussion of Standards for Common Driveways
John distributed copies of his communications with the Highway Department and the proposed permit application developed by the Highway Department, which appears to be focused on driveway entrances to public ways. For common driveways, the Board felt that more specific standards for the driveways themselves were appropriate. Ian will review the suggestions that Corey pulled together last fall with the goal of having a draft available to discuss at the next Board meeting. Once the Board has worked through the criteria, the Board will try to arrange a meeting with the Highway Department. It could be appropriate for the Board to establish more specific criteria for common driveways.
Possible Flood Plain By-Law
John has reminded FEMA and DCR that the Board is waiting for a substantive response to the possible proposed amendment to explicitly prohibit the construction of buildings in flood plains, and to refer to Conservation Commission any other construction activities.
High Density Zoning
John met briefly with CMRPC, which is still waiting to hear from DHCD on the issues with the algorithm testing of the proposed by-law.
Housing Implementation Committee
Ann is struggling to develop reliable information concerning accessory apartments in Princeton. Apart from references in minutes of the Planning Board following the adoption of the Accessory Apartment zoning by-law (Section XVII) in 2009, there do not appear to be any records.
Discussion of Master Plan
The Master Plan Committee is meeting. Ann’s feeling is that the focus should be on reviewing and amending the 2007 Master Plan, rather than the approach of the consultant who seemed to want to draft an entirely new plan.
Possible Zoning Amendments to ATM in May
The only amendment that seems possible would be the flood plain provision, and that depends on some feedback from FEMA and DCR. An amendment dealing with common driveway criteria will probably need more discussion time. An amendment for high density zoning isn’t likely to be ready until 2025, after we get feedback from the state to the previously-submitted conceptual proposal. .
Review and Approve meeting minutes of January 17, 2024
MOTION to approve minutes.
Motion: Ann Neuburg; second: Ian Catlow
Vote: unanimous
Meeting adjourned at 9:10 p.m.
Respectfully submitted,
John Mirick
Documents reviewed: Draft Site Plan Review Decision for 221 Beaman Road
Emails concerning possible Home Specialty Retail permit for 73 Hubbardston Road
Emails concerning possible amendment to Backlot Development Special Permit for 175 Brooks Station Road
Emails concerning possible common driveway criteria
Draft minutes for 1/17/24