MONSON PLANNING BOARD
MINUTES JUNE 20, 2006
MEMBERS PRESENT: Paul Hatch, Kevin Haley, Tara Hengeveld and Karen King.
MEMBERS ABSENT: Craig Sweitzer
The Board signed the bill schedule.
The Board reviewed an ANR plan for Hancock Road re-submitted by Margaret Allard. Although the back property line has been identified as the middle of the brook the easterly lot line is described as 330 feet plus or minus. The Board denied the plan because it lacked a definitive easterly lot line.
Karen King excused herself to avoid the appearance of a conflict.
7:50 CONTINUATION OF PUBLIC HEARING FOR SITE PLAN APPROVAL
FOR PAUL & DANELLE LAFLOWER, 64 MAIN STREET.
MEMBERS PRESENT: Paul Hatch, Kevin Haley and Tara Hengeveld.
Vice Chairman Paul Hatch reconvened the public hearing for site plan approval for an indoor skate park at 64 Main Street.
Paul Hatch stated the Planning Board held a public hearing on this matter on May 16, 2005 with four members of the Board in attendance Craig Sweitzer, Paul Hatch, Kevin Haley and Tara Hengeveld. The hearing was continued with the agreement of all parties to allow the petitioners the opportunity to address safety issues raised by the Board. Mr. Hatch stated Craig Sweitzer was unable to attend this meeting and questioned if the petitioners wanted to move forward with only three members? In order for the site plan to be approved all three members in attendance at the meeting must vote to approve the site plan.
Danelle Laflower stated they would like to move forward with the hearing and read a letter outlining plans for safety. The petitioners propose to hire a security guard for weekends and whenever else it may be necessary to monitor the patrons waiting for rides. The guard will also be responsible for ensuring vehicles do not park in no parking zones or block right of ways. Lighting will be upgraded in the entranceway and a regular door installed in addition to the garage doors on the north side of the building. The petitioners stated their willingness to work with the Town to address safety concerns.
Paul Laflower stated he conducted a traffic study by counting vehicles travelling past the premises on Main Street on Saturday June 10, 2006 at 10:15 A.M. to 10:25 A.M. He counted 99 vehicles in the 10-minute period. On Friday June 16, 2006 Mr. Laflower counted vehicles travelling along Main Street between 8:40 P.M. and 8:50 P.M. He counted 53 vehicles in the 10-minute period.
Danelle Laflower stated she was convinced the patrons would work with them and obey the rules.
Ruth Gustafson, Fountain Street stated at the present time two commercial properties next to the bowling alley are empty when they are occupied there will be more traffic. She also expressed concern that activities on the proposed paint ball course would spill out of the building and result in damage to her property and vehicles.
Al Josefiak stated the kids are hanging round because of the two empty buildings. He stated according to the Police Chief there is no bylaw prohibiting skateboards on sidewalks.
Paul Hatch reiterated his concern regarding safety stating he would like a professional study done because he did not believe observations of safety practices should be left to non-professionals.
Kevin Haley stated he would welcome a professional opinion but was not sure it would answer the safety issue. Personally he preferred to see the building used rather than sit empty. He questioned if any parking spaces were proposed for the property owners?
Paul Laflower stated they have identified nine parking lots for staff etc.
Tara Hengeveld questioned if there was enough room for the vehicles to turn safely?
Paul Hatch stated there is a template that can be used to show turning radius and space necessary. Mr. Hatch questioned the petitioners if they were willing to pay for a study to review the safety of this proposal?
Paul Laflower stated in his observations Main Street was not a particularly busy street.
Paul Hatch stated he did not feel as a lay person that he had the knowledge to make a decision regarding the safety of this proposal.
Tara Hengeveld stated she was not sure what a review would buy or how helpful the information would be.
Kevin Haley warned Mr. Laflower that there were no guarantees with a professional study and instead of helping it could work against the project.
Paul Laflower stated if the building stayed as a bowling alley there would be the same safety issues. The only safety issue with the skate park is patrons using a skateboard on the sidewalk as they come and go and that has been addressed with security guard. He stated they did not have the finances to pay for a professional review.
Danelle Laflower questioned if a quasi-professional study with the Police Department would do instead?
Paul Hatch stated a professional study is needed to determine if the arrangement and location of the facility is appropriate for the use proposed.
John Russell, Main Street stated he uses a skate park in Springfield that does not have a parking lot and there has never been a problem.
With no further discussion at 8:30 P.M. Kevin Haley moved to close the hearing.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Kevin Haley moved to approve the Site Plan for an indoor skate park with pinball machines, pool tables and paint ball course at 64 Main Street.
Tara Hengeveld seconded the motion.
Tara Hengeveld stated she supported the motion because the safety issue of the road was beyond the control of the petitioners and they had made an attempt to address the issue of loitering.
Paul Hatch stated he would not support the motion because he did not have the expertise to determine if what was proposed was safe or if the parking spaces created had adequate radius to safely back out.
Voting aye: Kevin Haley and Tara Hengeveld.
Voting nay: Paul Hatch.
The motion failed.
The petition for Site Plan approval failed to gain the required number of approval votes and was therefore denied.
8:35 Karen King returned
The Board discussed the draft of a bylaw relating to wind energy conversion systems. Interest in alternative energy systems is on the rise and the Board prefers to be proactive and develop a bylaw and regulations to allow such a system and at the same time protect neighboring properties.
Chip Lapointe stated he included in the draft the minimum setback standard from street and lot lines of a 150% of the tower’s height and a minimum of 500 feet from existing abutting dwellings.
Paul Hatch stated he would like to see the language abutting dwellings changed to adjacent abutting property.
Kevin Haley stated companies have wind maps to determine the height of a windmill based on wind velocity and trees etc.
Paul Hatch stated in section 6.18.4 he would prefer to strike the word lessor make it landowner and add if the Town were to remove the tower the cost of such work would be assessed to the property owner. Additionally change the language of Section 6 to require the applicant to provide proof of insurance to cover damage to adjacent properties in the event of an accident involving the alternative energy system.
Following further discussion a suggestion was made to remove a maximum height required but require a buffer that would be twice the height of the windmill. Language was added requiring the applicant to submit a plan and supporting data bearing the seal and signature of a registered civil or structural engineer licensed to practice in Massachusetts. The engineer shall provide proof of insurance in the minimum amount of one million dollars.
The Board discussed the language of the bylaw definition of windmill and added a limit to the rated capacity of not more than 10 k.w. The Board added language defining the intended use as primarily for on-site consumption of utility power. The Board will set a time and date for a public hearing and comments for a bylaw for wind energy conversion systems at a later date.
Chip Lapointe stated he met with the new owners of Armata’s Plaza who would like to re-open a restaurant in what was known as the Bush House.
Paul Hatch stated part of the site plan approval for the Post Office was that Mr. Armata take the separate parcels of property and make it one parcel. The grocery store, video store etc. the post office and Bush House constitute a mixed use on a single parcel of land.
9:30 Kevin Haley moved to accept the minutes of May 15, 2006 as amended.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Kevin Haley moved to adjourn.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
Clerk
Cc: BOH, BOS, Building Dept., Con Com, Town Clerk & ZBA
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