Planning Board meeting
Town of Princeton, Mass. -- Remote Participation hosted by Ann Neuburg via Webex and conference call
PLANNING BOARD Public Hearings & Meeting Minutes
--– April 1, 2020 7:30 PM
Present were: Chair John Mirick, Tom Sullivan Rud Mason and Ann Neuburg. Ian Catlow was absent. Advisory Committee members logged included: Chair Wayne Adams, Rick McCowan, Judy Dino, Bill Lawton, Helga Lyons and Mary Jo Wojtusik. Residents included: Judy DeNitti, Roger Brooks, Ryan Ingui and Bryan Patrone
7:30 PM Opened meeting. Board voted all in favor to approve minutes of March 4, 2020.
7:35 PM The chairman opened the public hearing for the proposed zoning amendments and explained that the goal was to clarify wording in Zoning Bylaws Section VII. 2 “Non-conforming uses.” A draft document of the proposed article had been distributed and was presented on the computer monitor. He outlined the evolution of dimensional zoning and how it has resulted in the town having about a dozen houselots which are legal because they met the zoning regs when they were created but are now non-conforming. Also addressed in the amendments are pre-existing structures on grandfathered (undersized) lots and grandfathered uses. He also referred to state law protecting grandfathered lots under Ch. 40A Sect. 6.
The amendments state that new construction or expansion of a pre-existing (non-conforming) structure only needs a building permit if it conforms to current setback requirements—otherwise a Special Permit from ZBA would be needed. A second provision would protect undersized lots and grandfathered setback requirements so only a building permit would be required. A third provision addressed prior uses (existing before zoning) which remain legal but would require a Special Permit with a site plan if there were a change of use. This includes a use that’s been abandoned for two-years or more, after which any non-conforming use would require a special permit.
The Planning Board had no comments or questions, and the chair opened up questions to the public. Wayne A. asked about abutter notification if construction proceeds by-right on a grandfathered lot. Jon M. noted that abutters are notified only if construction didn’t meet setback requirements—then a public hearing would include abutter notification. Wayne also asked about density of house construction in neighborhoods and related property values. John pointed out that zoning is not intended for consideration of property values in any direct way, as property values are transient and not objective. Rick M. added that the proposed amendments seemed reasonable in maintaining the town’s rural character as it’s defined in the town’s Master Plan.
8:11 PM The chair closed the public hearing and will address any minor revisions at a future meeting.
8:14 PM The chair opened the public hearing for Judy & John DeNittis and the legal notice was read aloud. The DeNittis’ have applied for a Special Permit to convert a free-standing garage into an accessory apartment at their property at 247 Brooks Station Road, a grandfathered lot of 0.48 acres. The main house has 2,100 sq. ft. of living space and the apartment will be less than 575 sq.ft. of living space. The house meets Title V for four bedrooms. A fourth bedroom on the second floor has always been used an office, the DeNittis contended, which would make the garage bedroom a fourth bedroom—to meet Title V. John M. noted that a condition of the permit would require that the building inspector must deem the main house as having three bedrooms. The site plan as submitted showed ample parking. The DeNittis noted that the only change to the exterior would be siding and trim added to the garage to match the main house. There were no questions from the board.
The chair asked for comments from anyone else, but no abutters were present (logged in).
8:30 PM The chair closed the public hearing and the board deliberated, agreeing to adding the condition specifying three bedrooms. The board voted all in favor to (1) approve the Special Permit for an accessory apartment including the condition, and (2) to authorize the chair to sign the permit on behalf of the board, to conform with social distancing in the Covid-19 pandemic.
Michael Watkins of Monti’s Farm & Deli requested that his site plan amendment be postponed as he could not get a plan drawn in time for tonight’s meeting, and the board agreed to pass over the item.
8:35 PM Board opened site plan review for Ryan and Samantha Ingui of 149 Wheeler Road.
Abutters Tim Hammond & Kathleen Downing at 143 Wheeler Road and Bryan & Adrienne Patrone at 151 Wheeler were present online.
Ryan explained that he inspected the lot line with abutter Kathy Downing and will plant saplings to replace some foliage that had been removed. As Bryan P. still reports truck/equipment noise as bothersome, Ryan is planting a dozen arbor vitae along that property line—Rud M. agreed that seemed adequate. John M. added that a condition of the site plan should include replacement by the applicant of any trees that die, within a certain time period, and Ryan I. agreed.
The group discussed hours of operation, as Ryan requested 7 AM to 9 PM seven days/week because of seasonal needs (snowplowing). Ann N. suggested fewer hours and Rud noted that seasonal exemptions could be identified. Tom S. suggested 7 AM – 7 PM, Monday – Saturday with exemptions for weather events.
There is some storage of mulch and stone/gravel onsite, and it may be noted on the plan that a variety of materials used in business may be stockpiled.
Tom S. asked about woodlands remaining on the property and a condition could be added stating that no additional forest clearing will occur for business-commercial use, although residential landscaping may continue.
A draft of the site plan will be distributed, and the board can consider conditions as discussed. Ryan I. will consider allowing some members to visit the property before the next meeting and will let the board know.
9:40 PM. Adjourned
Respectfully submitted: Marie Auger, land use coordinator
Referenced Documents: Application and plans for Special Permit for accessory apartment at 247 Brooks Station Road; draft site plan for 149 Wheeler Road; draft of Zoning Amendments for 2020 ATM