Planning Board
Town of Princeton, MA Planning Board
Meeting Minutes
April 3, 2024
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 Members participating remotely: Ann Neuburg
Board Members absent: Ian Catlow (Rud Mason resigned in November)
Other Participation, in person: none
Other Participation, remote: Roger Brooks, Phil Gott, and Jennifer Shenk (additional people listened but did not participate)
Call to order: 7:30 PM
ANR Application for 175 Brooks Station Road
The Board reviewed a revised ANR plan for the Backlot Development at 175 Brooks Station Road with minor revisions from the ANR plan that was reviewed on March 20. The Board agreed that the revised plan was consistent with the special permit dated July 20, 2023 and recorded in Book 69658 page 288.
MOTION to give ANR endorsement to the revised plan.
Motion: Corey Burnham-Howard; second: Larry DeBlois
Vote: unanimous (Tom Sullivan abstained)
Amendment to Special Permit for Backlot Development at 175 Brooks Station Road
The Board reviewed and approved the draft decision.
MOTION to approve the amendment decision
Motion: Larry DeBlois; second: Corey Burnham-Howard
Vote: unanimous (Tom Sullivan abstained)
John reported that there is a call scheduled with Town Counsel on Friday April 5 to discuss the procedures for the conveyance of the conservation areas to the Town acting by and through the Conservation Commission.
Multi-family Provisions
The Board reviewed rough drafts of possible amendments that had been prepared to help focus discussion. The Housing Implementation Committee had planned to hold a joint meeting but was not able to post notice of the meeting in time. Some of the HIC members listened to the discussion as town residents but did not participate actively because of concerns about compliance with the Open Meeting Law.
Section III.1(B) currently allows by special permit conversion of pre-1957 residences on 3 acre lots to two units and on 5 acre lots to three units. It was the sense of the Board that if Section III.1(B) is amended to include new construction, or conversion of post-1957 residences, this should be by special permit. There was discussion about limiting any change to overlay districts, rather than town wide.
Accessory apartments, limited to a single bedroom, are allowed in separate buildings. The Board discussed whether a revision of Section III.1(B) should allow a multi-family unit in a separate building.
Section XIV (Open Space Rural Development) currently requires detached single family dwellings. It was the sense of the Board that two and three unit dwellings with the appearance of single family residences would be consistent with the general purposes of Section XIV.
Section XIX. (Village Overlay) allows residential units above the first floor of a building with a business use. It was the sense of the Board that there could be more than a single residential unit above the first floor of a building, but that there should be some limitation on the number of residential units.
The Board discussed condominium ownership of units in multi-family dwellings. Conceptually, if a building lot has sufficient acreage for a multi-family dwelling, and that use has been approved through the special permit and site plan review process, then condominium ownership of individual units probably would not cause problems.
The Board did not reach any firm conclusions. These topics will be revisited at future meetings.
Short Term Rentals
The Board reviewed rough drafts of possible amendments to the home occupation sections that had been prepared to help focus discussion. Section III.1. (G)(b) and Section XVIII.1. (B) currently allow by special permit the operation of a bed and breakfast of up to three units. This could be expanded to allow by special permit short term rentals such as AirBnB, and borders. The Ecotourism Committee has suggested that this is a possible source of revenue for the Town.
The impact of short term rentals on a neighborhood could be controlled through conditions such as those already applicable to bed and breakfast uses, and by limiting short term rentals to a number of days a year. Additionally, after the initial approval, an operator could be required to renew the permit annually.
In contrast to a bed and breakfast for transients, renting a room to a longer term border could
have a different impact on a neighborhood. The current B&B provisions specifically state that rooms used for a bed and breakfast shall not be used for long-term rentals or borders. It was the sense of the Board that Princeton’s Zoning By-Laws should allow for borders, and that the special permit process provided a mechanism to control the impact on a neighborhood.
Any amendment should have a “purpose” paragraph to provide guidance to future boards.
The Board did not reach any firm conclusions. These topics will be revisited at future meetings.
High Density Zoning
John reported that CMRPC had arranged for a meeting with the Executive Office of Housing and Livable Communities on our proposed approach to the MBTA High Density Zoning. EOHLC is reviewing proposals with “District Wide Unit Caps” for compliance. We need to exclude from the proposed district the area on the southwest corner which is DCR land. With that exclusion, EOHLC suggested that our proposal may be accepted. CMRPC is going to work a formal “Pre-Adoption Review Application” with the goal of have approval by this summer so that there will be sufficient time for meetings with residents to explain the concept.
Discussion of Provisions for Unregistered and Junk Vehicles
The Board reviewed a rough draft of a possible amendment to the unregistered and junk vehicle provisions that had been prepared to help focus discussion. Section VII.6 limits the parking or storage in the open of unregistered vehicles to six consecutive months, and junk vehicles to 30 consecutive days. This has been difficult to enforce. These provisions could be amended to allow storage “as of right” of a single vehicle in the open, and a requirement to get a permit for storage of any more vehicles in the open. The amendment could require that the “as of right” stored vehicle had to meet the setback requirements that apply to structures. The issuance of a permit could require that the applicant had to meet requirements that apply to home occupations.
After discussion, it was the sense of the Board that this approach made sense, but further discussion is needed as to which town board would issue a permit, some detail on the conditions for issuance of a permit, and perhaps a requirement for annual renewal. The Board did not reach any firm conclusions. These topic will be revisited at future meetings.
Repairing Motor Vehicles
The Selectboard has received an application for a license to repair vehicles, apparently as a home occupation. The vehicles would be sold from a different location. It is not clear which zoning district is involved, or whether Section VII.6 may apply. This would be a new use requiring at least site plan approval. The Board suggested that the Selectboard refer the applicant to the Planning Board for an initial informal discussion.
Discussion of Standards for Common Driveways
John provided a rough draft of a possible amendment that reorganized and slightly edited the provisions from Corey and Ian. This is a work in progress. For the next meeting, he expects to have a revised the draft that separates information that will go into instructions for preparation of an application, and design standards to appear in a Zoning By-Law. He expects to provide the next draft to Highway and the Fire Department for review and comment.
Possible Flood Plain By-Law
John reported that he had not heard anything further from FEMA or the DCR.
Discussion of Cornerstone Ranch B&B
Susan Connell was unable to attend because of the weather. This item was passed over.
Both Corey and Larry are running for election as Members. They are unopposed. John urged Board members to think about possible new alternate members. Appointment is by the Selectboard, on the recommendation of the Planning Board.
Topics for April 17 Meeting
PMLD has asked for an informal meeting concerning placement of a battery storage system on Worcester Road. Roger Brooks has asked for an informal meeting of developing his land on Old Mill Road.
Review and Approve meeting minutes of March 20, 2024
MOTION to approve minutes.
Motion: Tom Sullivan; second: Ann Neuburg
Vote: unanimous
Meeting adjourned at 9:10 p.m.
Respectfully submitted,
John Mirick
Documents reviewed: Draft Special Permit Amendment Decision for 175 Brooks Station Road
Revised ANR Site Plan for 175 Brooks Station Road
Rough draft conceptual amendments for multi-family housing
Rough draft conceptual amendments for short term rentals
Rough draft conceptual amendments for unregistered motor vehicles
Rough draft conceptual amendment for driveway standards
Draft minutes for 3/20/24