The pro-development hacks constituting the Sterling Planning Board, Chaired by utterly contemptible walking conflict of interest, self-dealing, self-serving developer weasel Carl Corrinne, and the Town Administrator, say that they welcome feedback concerning the Planning Board’s proposed zoning changes to be on the 2026 Sterling Annual Town Meeting Warrant—
https://www.sterling-ma.gov/718/Zoning-Proposals-for-2026-Annual-Town-Me
Actually, they’re lying and would prefer that you not read or understand them and, if you do, to keep your mouth shut because they’d prefer to jam the Town and everyone in it who cares about preserving Sterling’s semi-rural character. Well, their bullshit doesn’t work with me so here’s my opening email salvo addressing a couple of the zoning proposals, copies to all the Select Board twits:
Mr. Caldwell.
During the 8 December 2025 Sterling Zoning Forum at which you, the Newmans, and the utterly contemptible walking conflict of interest, self-serving, self-dealing developer weasel Carl Corrinne, Planning Board Chair, were present, multiple people in attendance spoke out against “Senior Housing Developments” being “allowed By Right upon Site Plan approval from the Planning Board….” In fact, all who addressed that issue said that such developments should be subject to Special Permits issued by the Zoning Board of Appeals. And that is because no one with at least half a brain residing in Sterling trusts the pro-development hacks constituting the Planning Board to do right by existing abutters, existing neighborhoods, the Town’s natural resources, or the Town’s semi-rural character.
In response then-Town Planner Stephen Wallace, since departed, told all present that he would seek to change that language and make it consistent with that of the Multi-Family Development Zoning By-Law that makes such developments contingent upon Special Permits granted by the Zoning Board of Appeals. Apparently Corrinne and his Planning Board cohorts refused to make the requested change because they prefer to see such developments crammed in wherever possible under THEIR auspices.
Further, under “Building Design” I see that such purported “Senior” dwelling units can be up to 1800 square feet. For “Seniors” seeking affordability a maximum of 1200 square feet would be about right but then, of course, such a limit would restrict Corrinne’s potential profiteering margin.
And GEE, what a coincidence! It just so happens that Stephen Wallace said that ‘Over-Age-55’ development zoning language and provisions had generated applicability and succession problems in Littleton and other towns. SO, since by law the number of bedrooms in a dwelling unit cannot be restricted, HE, WALLACE, ADVOCATED THAT “Senior Housing Developments” DWELLING UNITS BE LIMITED IN TERMS OF SQUARE FOOTAGE. WELL, 1800 SQUARE FEET IS HARDLY A LIMIT. AGAIN, THANK YOU CORRINNE.
NOTE: Despite Stephen Wallace’s recommendation that all ‘Over 55” language be eliminated from “Senior Housing Developments” By-Law provisions, it remains.
Then there’s this. At the 8 December 2025 Zoning Forum it was pointed out that “[a] portion of the [required] common land/open space may be used for… [septic] leaching fields…,” a “portion” being undefined, meaning a “portion” could be 95%. WHAT A CROCK. That was duly noted by Mr. Wallace. AN EVEN BIGGER CROCK IS THIS UNLIMITED DISCRETION: “The Planning Board shall have the authority to approve or disapprove particular uses proposed for the common land/open space in order to enhance the specific purposes of this Section.” YEAH, RIGHT. No one in his/her right mind would give those CLOWNS discretion to run a lemonade stand.
And then there is the SHAM, FRAUD-ON-THE-PUBLIC, OUTRIGHT PRO-DEVELOPER SO-CALLED “COMPACT DEVELOPMENT OVERLAY DISTRICT” that reads as follows:
Compact Development Overlay District (CDOD) Planner’s Explanation:
Input received at public forums and Sterling’s recent housing survey indicates a desire and need for a zoning district that will encourage the construction of smaller, more affordable housing units. Such housing is needed for young families just starting out and for senior citizens looking to downsize and stay in town. Unfortunately, Sterling has few such housing options available. This new overlay district will be located on the residentially zoned portion of the airport property off Greenland Road and an abutting property under the same ownership that fronts on Old Princeton Road. The overlay district will cover approximately 181 acres of land, but only approximately 30 acres is developable with the rest of the land having development constraints (wetlands, steep slopes). All of the uses permitted in the underlying zoning district (Rural-Residence) would still be allowed in the overlay district with the addition of multi-family development as a By Right use. This new overlay district would allow for smaller lot sizes plus reduced frontage and setback requirements.
——————————————————————————————————————
§ 301-4.3.B Compact Development Overlay District (CDOD) Purpose: The purpose of this overlay district is to encourage the creation of compact neighborhoods and the construction of smaller, more affordable housing units by allowing for smaller lot sizes and reduced dimensional requirements.
Location: the residentially zoned portion of the airport property (Tax Parcels 94-9 & 117-4).
Uses Permitted by Right: All of the uses allowed By Right in the Rural-Residence district, plus multi-family dwellings.
Uses Permitted by Special Permit: group residences, assisted elderly housing, convalescent or nursing home, bed & breakfast.
1. Minimum lot size: 30,000 square feet.
2. Minimum frontage requirement: 60 feet.
3. Front yard setbacks: a minimum of 20 feet.
4. Side yard setbacks: a minimum of 20 feet.
5. Rear yard setbacks: a minimum of 20 feet.
6. Maximum dwelling unit size: 1,800 square feet.
7. Minimum setback distance for freestanding accessory buildings: 10 feet from all lot lines (emphasis added).
FIRST, as you can see, these pro-development Planning Board hacks are at it again, attempting to allow “By Right” Multi-Family Developments on 30,000 square foot lots while subverting the Multi-Family Development Zoning By-Law that requires a Special Permit granted by the Zoning Board of Appeals before such a development can be built.
SECOND, a 1200 square foot dwelling unit size in would be much more aligned with the stated goal of building “smaller, more affordable housing units. Such housing [being] needed for young families just starting out and for senior citizens looking to downsize and stay in town.” BUT, of course, such a limit would cut down Corrinne’s profiteering margin.
THE REAL INTENT: The real intent of this proposal is to extract maximum developer profits from small, high density lots, NOT TO PROMOTE AFFORDABLE HOUSING FOR FAMILIES JUST STARTING OUT OR FOR SENIORS SEEKING TO DOWNSIZE.
If the Planning Board fails to make appropriate changes to these proposed Zoning By-Laws then I shall offer multiple amendments at the Annual Town Meeting.
In the days ahead I shall review the other proposed zoning changes in which I am sure to find multiple layers of crap because the Planning Board just can’t contain themselves.
Sincerely,
Jim Gettens
STERLING, MASSACHUSETTS, OVERWATCH 
Sent from my iPhone
Good morning –
It does certainly seem like a blatant conflict of interest that there is a developer on the planning board. I’ve only been in Sterling for five years, but prior to coming here I was very much engaged in town politics, civic activities, special town meetings, annual annual meetings, etc.
Anyway, should the issue of a developer being on the planning board be brought to the attention of someone outside Sterling? Is there an overseeing body here in the Commonwealth of Massachusetts, such as an attorney, who can look at this and advice as to the legality of it?
Thank you,
Deb House
LikeLike
Good Morning Ms. House,
Well, here’s the problem. So long as self-dealing, self-serving, walking conflicts of interest such as that little weasel Corrinne file disclosure forms with the State Ethics Commission they get a free pass.
SEE https://malegislature.gov/Laws/GeneralLaws/PartIV/TitleI/Chapter268A/Section6A
Years ago there was Sterling Planning Board member doing business as an engineer who actually performed work for Sterling’s biggest SNAKE developer, James Simpson. He was outed and ousted.
Mass.Gen.Laws Chapter 268A, Section 6A is just another factor contributing to rampant corruption here in Sterling and across Massachusetts.
J.G.
LikeLike