MONSON PLANNING BOARD
MINUTES JUNE 16, 2009
MEMBERS PRESENT: Craig Sweitzer, Paul Hatch, Kevin Haley, Karen King and Tara Hengeveld.
7:30 The Planning Board received a set of plans from Larry Tuttle, Architectural Insights showing the exterior of the commercial/residential building at Echo Hill Orchard, Wilbraham Road owned by Richard & Theresa Krupczak.
Mr. Krupczak attended the Planning Board meeting May 19, 2009 to discuss his plans for Echo Hill and whether he needed to file for Site Plan Approval. Based on the plans he submitted to the Board on May 19, 2009 the Board voted to waive the Site Plan Approval requirement.
The plans submitted by Mr. Tuttle differ from those submitted by Mr. Krupczak in as much as Mr. Tuttle’s plans show an increase in the sales area of 1400 square feet.
Craig Sweitzer state he assumed that this was a seasonal use.
Paul Hatch stated based on the plans submitted by Larry Tuttle he was reluctant to overlook the increase in sales area. Although the use is an allowed use under the Right to Farm Act the property owner must still conform to safety regulations etc. There have been many changes at the property over the course of the last two years as discussed at the last meeting most of which did not come before the Board. It would be in everyone’s best interest to have a plan on file detailing everything. The Board thought it had that at the last meeting but there are significant differences between the two plans.
Craig Sweitzer stated the concern is the increase in sales area, hours of operation, parking and pedestrian access.
Paul Hatch stated Mr. Krupczak can do all of these things as a farm but must still follow the regulations with regard to accessibility, increase in sales area and show the Board how he complies with the Right to Farm Act.
Craig Sweitzer stated if he understood correctly the Board is asking for a site plan review showing the changes to the exterior of the building, parking, egress, walkways and assurance that he is in compliance with the Act. The plan provided by the architect shows a difference in the sales area, based on that plan the Board sees the need for site plan review.
Paul Hatch stated in light of the new information provided by Larry Tuttle, Architectural Insights he would make a motion to rescind the vote taken at the May 19, 2009 meeting of the Planning Board to waive the requirement for Site Plan approval.
Karen King seconded the motion.
It was so voted unanimous.
Kevin Haley stated it was a sound assumption that the increase in sales area was to promote or accommodate an increase in business. The increase in sales area, changes to the exterior of the building and the need for safe vehicular and pedestrian movement required Site Plan approval as provided in the Zoning Bylaws.
Paul Hatch moved to require Site Plan approval with the plans showing traffic and pedestrian patterns, parking adequate for 25 cars plus handicap spaces, hours of operation and confirmation that the business qualifies under the Right to Farm Act.
Karen King seconded the motion.
It was so voted unanimous.
The Board endorsed an ANR plan for David Bradway East Hill Road.
The Board denied an ANR plan submitted by Chad Richardson for Carpenter Road. The Land Surveyor, Adney Russo identified Carpenter Road as a private road and did not quantify the remaining frontage of the Richardson property along Carpenter Road.
Paul Hatch moved to accept the minutes of May 19, 2009 as presented.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Paul Hatch moved to adjourn at 8:40.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Respectfully submitted
Linda A. Hull
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