MONSON PLANNING BOARD
MINUTES MEETING JANUARY 15, 2010
MEMBERS PRESENT: Craig Sweitzer, Kevin Haley and Tara Hengeveld.
MEMBERS ABSENT: Paul Hatch and Karen King.
Also Present: Larry Tuttle, Architectural Insights, Keith Terry, Sherman & Frydryk, Land Surveying & Engineering, John E. Crowley and John M. Crowley, Stonebear LLC and Building Commissioner Harold Leaming.
Craig Sweitzer convened the public hearing 12:00 P.M. (noon) and read the Legal Notice as it appeared in the Republican Newspaper the weeks of December 23, & 30 2009. The purpose of the meeting is to review a petition for Site Plan Approval to operate a tutorial service provider/learning center with associated administrative offices at 201 Main Street, Monson. The property is located in a Center Commercial zone.
Larry Tuttle stated he would discuss the issues with the building and Keith Terry would discuss the site constraints.
Mr. Tuttle stated he had met with the Building Commissioner, Fire Department and Police Department. Police Chief Stephen Kozloski expressed his concern that vehicles would enter onto the property to drop off the students and then back out onto Main Street. His preference was for curbside drop off.
Mr. Tuttle stated his discussion with the Building Commissioner determined this would fall into an educational use group with all student activities taking place on the first floor. This generated review of multiple access and an exit door is proposed for the south side of the building to meet the remoteness of access codes.
Mr. Tuttle stated plans will be submitted to the Fire Department.
The first floor of the building will comprise a reception area, group meeting space, open space and three small one on one spaces. The bathroom would be fully accessible and meet handicap requirements. There will be new electrical and mechanical components and it is proposed to address the issue of the deteriorating retaining wall at the back of the building.
Craig Sweitzer questioned what was happening with the exterior doors?
Larry Tuttle stated the doors would be replaced with panel doors to have a similar appearance and there would be a new egress door on the south side of the building.
Craig Sweitzer questioned what was happening with the windows?
Larry Tuttle stated they may open the pre-existing rear windows.
Craig Sweitzer questioned if they would be changed to double hung windows?
Larry Tuttle stated rated glass block or rated assembly.
Kevin Haley questioned if this was an exempt educational use?
Harold Leaming stated it is a mixed use – a business use on second floor and educational on the first.
Kevin Haley stated looking at the Monson Zoning Bylaws he would assume the exempt educational use was the Monson School system. A non exempt educational use requires a Special Permit issued by the Zoning Board of Appeals.
The consensus of the Board was that this was a non exempt education use because it was a business that was to be conducted on private property.
John Crowley stated he wanted to start right and if a special permit was required through the Zoning Board of Appeals that is what he would do.
Craig Sweitzer stated the decision by the Planning Board would be contingent upon the approval of a special permit from the Zoning Board of Appeals.
Keith Terry Sherman & Frydryk stated there is limited space to work with on the site, Monson Savings Bank is the abutter to the north and rear of the property. There is a steep slope at the rear of the existing building that is currently retained with timbers. It is proposed to engineer, size and reconstruct the retaining wall and in the process make accommodation for a dumpster.
Craig Sweitzer questioned the height of the retaining wall?
Larry Tuttle stated that would be left to the structural engineer.
Keith Terry stated he thought it would probably be a similar height to what is there now approximately four feet. He stated the retaining wall was deteriorating and this is something that has to be addressed.
Craig Sweitzer questioned if there would be a fence on top of the wall?
Keith Terry stated if the Board required a fence they would comply.
Craig Sweitzer asked Mr. Terry to give the Planning Board details of the fence as well as the retaining wall.
Craig Sweitzer questioned how they proposed to address the parking?
Keith Terry stated they propose one handicap space and two additional spaces on the property. There is an existing curb cut but it is not the intent to have traffic flow through the lot. There are three on street parking spaces in front of the property, and a possibility would be to restrict two of those spaces to 15 minute parking only.
Craig Sweitzer stated the Planning Board has no authority to impose time limits on parking spaces on Main Street. He suggested the applicant discuss this with the Highway Surveyor, John Morrell and petition the Board of Selectmen.
Tara Hengeveld questioned the age and number of students they would service?
John Crowley stated Kindergarten through 8th Grade and he believed the maximum would be 25. The whole thing is computer and internet driven during the summer the hours would be 7:00 A.M. to 4:00 P.M. and during the winter 8:00 A.M. to 8:00 P.M.
Craig Sweitzer questioned the number of staff that would be employed?
John Crowley stated two or three.
Craig Sweitzer stated he would want to see the on site handicap parking left vacant that would leave two on site parking spaces for staff. He questioned if 25 students would be in the building at one time?
John Crowley stated there would be a constant flow of students in and out. The sessions are staggered and last approximately 1 ½ hours broken down into individual and small group instruction. It is anticipated the heaviest use would occur between 2:30 P.M. and 8:00 P.M.
Craig Sweitzer questioned if there was any other parking available?
John Crowley stated there is on street parking all along Main Street and there are parking spaces at Grieve Park.
Kevin Haley stated he believed there were approximately 15 to 20 spaces there.
Craig Sweitzer stated not so many years ago this building was used as a teen center and that certainly generated a lot of vehicle traffic dropping off and picking up.
Tara Hengeveld questioned what was proposed for lighting.
Keith Terry stated they had no plans to change the existing lighting over the entrance door.
Craig Sweitzer questioned what was proposed for signage?
John Crowley stated they obviously would have some signage and it would conform to the Monson Zoning Bylaws.
Harold Leaming stated the Building Code requires a certain amount of lighting for each exit and illumination within the building.
Craig Sweitzer questioned if the building would be illuminated overnight or just while it is occupied?
John Crowley stated for security reasons he would prefer 24 hour lighting.
Craig Sweitzer stated in addition to details of the fence on top of the retaining wall the Board would like to see what is proposed for screening around the dumpster.
Kevin Haley stated the applicant should make a written request for a waiver from the minimum off street parking requirements of Section 5.4 of the Zoning Bylaws.
Craig Sweitzer stated the handicap parking space must be left open which leaves two parking spaces for employees. The handicap requirements takes precedent over everything and the Board would not consider waiving any of those requirements.
John Crowley stated that would not be a problem because at the most there would be three staff on site.
Craig Sweitzer stated there are still quite a few issues to be worked out.
Larry Tuttle stated they would prepare a plan detailing the on site parking, other parking associated with staffing off site but associated with public parking and the drop off on the street. Additionally the plans would detail the physical changes repair and improvements to the retaining wall and one designated exit from the building.
Craig Sweitzer stated the applicant would need a permit from the Building Department for the sign.
Larry Tuttle stated the sign would be mounted on the building facing the street and would comply with the Monson Zoning Bylaws.
Craig Sweitzer stated the applicant should petition the Board of Selectmen for any changes to the on street parking. In its decision the Board would include a condition that the approval of the site plan was contingent on approval from the Zoning Board of Appeals for a special permit for a non exempt educational use.
Tara Hengeveld stated she wanted to see more detail on the plan with regard to the retaining wall and fencing. She stated she believed this was an appropriate use for the building and was generally in favor.
Craig Sweitzer stated he would concur that he was generally in favor of this project and as one voting member would not have a problem waiving the strict parking requirements. This project would generate significantly less vehicular traffic than the teen center that was previously located in the building. The Board would not waive any of the handicap requirements.
Kevin Haley stated he was in agreement with the other Board members.
The applicant submitted a written request to continue the hearing to February 16, 2010 prepare the revision to the plans.
Kevin Haley moved to continue the hearing for Site Plan approval to Tuesday February 16, 2010.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
With no further business Kevin Haley moved to adjourn at 1:10 P.M.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
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