MONSON PLANNING BOARD
DECEMBER 19, 2006
MEMBERS PRESENT: Paul Hatch, Tara Hengeveld, Karen King and Craig Sweitzer
MEMBERS ABSENT: Kevin Haley
7:30 The Board endorsed ANR plans for Andrew Beaulieu Carpenter Road and Michael Norton, Longview Drive.
The Board received notice that Raymond Miller, Hovey Road intends to sell a parcel of land on Hovey Road that is in Chapter 61A.
The Board voted unanimously to recommend the Town not exercise its right of first refusal.
The Board received notice that Elizabeth Weldon, Waid Road intends to sell a parcel of land on Waid Road that is in Chapter 61A.
The Board voted unanimously to recommend the Town not exercise its right of first refusal.
Paul Hatch moved to approve the minutes October 17, 2006 as presented.
Tara Hengeveld seconded.
It was so voted unanimous.
Karen King moved to approve the minutes of October 24, 2006 as presented.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Karen King left the meeting not to return to avoid the appearance of a conflict.
7:45 PUBLIC HEARING FOR SITE PLAN APPROVAL TO MAKE CHANGES TO THE EXTERIOR OF AN EXISTING BUILDING AT 297 MAIN STREET. THE PROPERTY IS OWNED BY HENROD HOLDINGS, LLC.
Also present were: Stephen Scannell and Keith Hollinger, Henrod Holdings, LLC and Robert Cafarelli, Civil Engineering.
Craig Sweitzer read the legal notice as it appeared in the Republican newspaper the weeks of December 4, & 11, 2006. The applicants propose to convert an existing building to a dental office including an addition to the building, replacement of an existing handicap ramp, addition of a front porch and replacement of some windows. The property is located at 297 Main Street and is zoned General Commercial.
Keith Hollinger made a presentation to the Board stating the existing building is easily adaptable to a dental practice. The aim is to keep the building and the addition of a front porch and addition on the southerly side of the building in keeping with the existing residential homes in the neighborhood. The property is a corner lot with an existing entryway from Bliss Street. This entrance is to be removed and a new entry door is to be constructed from the front porch. The existing rear entrance will remain. The design of the front porch will be kept low and without railings to maximize sight distances for vehicles exiting from Bliss Street onto Main Street. Mr. Hollinger stated concerns were raised at the hearing with the Zoning Board of Appeals regarding the proposed plantings in the
front of the building and the location of a dumpster and shed. Those issues have been addressed. The shed and dumpster have been moved away from the southerly property line and the planting bed identified as #three on the plan changed from shrubbery to annuals and perennials.
The Board received correspondence from Gary Pfisterer, Main Street in favor of the proposed site plan.
The Board received correspondence from Dorothy Whitaker, Main Street stating she had no objections to the proposed site plan but would like to be assured the location of the shed and dumpster met required setbacks and the property was to be maintained in a neat and orderly fashion.
The Board received correspondence from John Morrell expressing concern with the proposed shrubbery identified on the plan as planting bed three. As proposed he believed the height of the shrubbery would create a sight restriction for vehicles entering Main Street from Bliss Street. Additionally the shrubbery would reduce the storage area for snow when the town plows the sidewalk.
Paul Hatch stated the applicant has stated the changes have been made but the Planning Board must have a plan reflecting the changes. It its written decision the Board can make it a condition that instead of arborvitae in planting bed three the applicant will use annuals, perennials or a mixture of plants that are no higher than 18 inches, which is the height of the proposed porch.
Craig Sweitzer questioned the type of screening proposed for the dumpster?
Stephen Scannell stated the Conservation Commission has required a planted buffer on the southerly side. If the Planning Board require further screening for the dumpster a stockade fence and some plantings would not be problem.
Craig Sweitzer questioned if any parking spaces would be eliminated because of the plated buffer?
Stephen Scannell stated no.
Chip Lapointe questioned the width of the handicap space?
Steven Scannell stated they would provide whatever was necessary.
Chip Lapointe stated the space has to be 8 feet.
Craig Sweitzer questioned if the exterior material on the addition would match the existing siding?
Stephen Scannell stated they might have to change the siding on the building to make everything match.
Keith Hollinger stated they would change the rooflines and make the covered porch with a hip roof to tie it all together.
Paul Hatch questioned where the patients would enter the building?
Steven Scannell stated from the parking area in the rear of the building.
Craig Sweitzer questioned if the existing roof was to remain?
Steven Scannell stated it would unless something was found during construction of the porch and addition to change that.
Bob Cafarelli stated in total there are 24 parking spaces two of which are handicap spaces.
Craig Sweitzer questioned the exiting drainage in the parking area?
Bob Cafarelli stated at present there is no drainage the water sheet flows into the brook. Even with the additional impervious area the post run off is less or equal to the existing. A 60-foot infiltration trench lined with 2 feet of stone is proposed. The opening on Bliss Street is to be enclosed with a berm so the post conditions are an improvement. A dry well will be added to take just the roof run off, all other run off will be treated before it is infiltrated.
Craig Sweitzer questioned if the parking lot would be repaved and if any grades in the parking area would be changed?
Bob Cafarelli the existing parking area has settled in the middle that would have to be graded properly.
Steven Scannell stated they intended to repave the parking area.
Craig Sweitzer questioned if the building has a full basement?
Steven Scannell stated it was a slab on grade.
Craig Sweitzer questioned if there were infringements on Town owned property?
Steven Scannell stated there was a small porch and steps on the Bliss Street side of the property that were on the sidewalk and they would be removed.
Craig Sweitzer questioned the hours of operation?
Steven Scannell stated the practice in East Longmeadow operates no earlier than 7:30 A.M. and no later than 7:00 P.M. Monday through Friday and usually no later than 1:00 P.M. Saturdays.
Paul Hatch stated the Board would probably include in the conditions that except for emergencies the office hours would be no earlier than 6:00 A.M. and no later than 8:00 P.M. Monday through Friday and no later than 1:00 P.M. Saturdays.
Craig Sweitzer questioned if any external lighting was proposed?
Steven Scannell stated lighting exists in the parking area and the only other lighting proposed is indirect soffit lighting.
Craig Sweitzer stated he did not mean soffit lighting rather pole mounted lighting.
Steven Scannell stated the existing lighting and new soffit lighting was sufficient.
Craig Sweitzer questioned how many employees would be in the building?
Keith Hollinger stated there would be one dentist and two hygienists.
Craig Sweitzer stated the applicants should submit a plan showing the final location of the dumpster and shed.
Paul Hatch questioned the total amount of signage on the property?
Chip Lapointe stated he did not know the exact square footage at this point but it appeared to be well under the maximum square footage limit.
Paul Hatch questioned what was happening with the second floor of the building?
Steven Scannell stated it would be a private office and rooms for the owners’ use only.
Chip Lapointe stated the renovation of the ground floor of this older building trips the handicap accessibility requirements so the property owners must record a deed restriction that the second floor is not open to the public and is for the owners’ personal use.
Craig Sweitzer stated the Board would include conditions in its decision such as no illumination is to leave the site; the dumpster shall be screened from the southerly side yard; and the plantings in planting bed 3 shown on the plan shall be no higher than 18 inches high, which is the height of the front porch.
Paul Hatch moved to close the hearing at 8:30 P.M.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Paul Hatch moved to approve the site plan to convert an existing building at 297 Main Street to a dental practice with the addition of a front porch, addition on the southerly side of the building, removal of a small porch and steps on the northerly side of the building and drainage improvements to the existing parking lot.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
8:35 Chip Lapointe stated Charlie Richard wants the Town to take over maintenance of Heritage Lane and McCray Circle. The Town has not accepted the road and before it does certain things must be in place such as road monuments, as built plans, legal description, the dividing line and rumble strip where the new road intersects with Stewart Avenue and the catch basins cleaned. Mr. Lapointe stated Mr. Richard would prefer not to put the rumble strip in, additionally John Morrell, Highway Surveyor believes it could cause problems with snow removal.
Paul Hatch stated Mr. Richard’s predecessors proposed the rumble strip to address concerns voiced at the public hearing by abutters to the property. If Mr. Richard wants to make a change to the plan and propose a different solution it would require a new public hearing.
Chip Lapointe questioned what the Planning Board would require with regard to the completion of the access way for Quaboag Heights, Palmer Road before an Occupancy Permit was issued for the units under construction? The retaining wall on the lower side is under construction but there is no retaining wall on the upper side.
Paul Hatch stated he believed that the access should be completed except for the final course before any Occupancy Permits were issued. Additionally the fire department should sign off before occupancy permits were issued.
There was general agreement from the members present.
Paul Hatch stated he could see not having the wear course down and envisaged the contractor not having all of the landscaping and lighting in place but safety was the main concern.
9:15 Paul Hatch moved to adjourn.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
Cc: BOH, BOS, Building Dept., Conservation Comm, Town Clerk & ZBA
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