MONSON PLANNING BOARD
MINUTES FEBRUARY 16, 2010
MEMBERS PRESENT: Kevin Haley, Craig Sweitzer, Paul Hatch, Tara Hengeveld & Karen King
7:00 Gary Weiner, Ecotec Environmental, Inc. was present representing Ted Bukowski regarding the detention basis at Quaboag Heights.
Mr. Weiner stated O’Reilly, Talbot & Okun Associates, Inc. is the company that Mr. Bukowski has contracted with to analyze the soil samples that were collected from the slope and to prepare a report. It was expected that the analysis would proceed as soon as the soil samples were received but O’Reilly, Talbot & Okun waited until the money for the services was encumbered. In an e-mail dated February 16, 2010 Michael Talbot, P.E. stated the analysis should be completed within one month.
The Board received a letter from Attorney Richard Johnson dated January 25, 2010 confirming that $65,700.00 has been deposited to his office trust account to pay for the testing and repairs as set forth in Bukowski Construction’s Letter Agreement to the Planning Board dated December 10, 2009.
Paul Hatch stated the Board would ask David Loring, Tighe & Bond to review the final report.
Gary Weiner stated as soon as he received the report he would forward it to the Board.
Craig Sweitzer questioned if Mr. Weiner had any knowledge of what the soil samples may show?
Gary Weiner stated he could not comment as this is not his area of expertise.
Craig Sweitzer stated the Board would expect the final report in time for the meeting in March.
Karen King and Paul Hatch stated they would not be available for the meeting on March 16, 2010.
Craig Sweitzer questioned if they would be available on Monday 15, 2010?
Karen King stated she would be available on March 15th, 2010.
The Board voted unanimously to hold the next meeting on Monday March 15, 2010 starting at 7:00 P.M.
Karen King and Paul Hatch left the room to avoid the appearance of a conflict.
7:15 Public Hearing for Site Plan Approval for 201 Main Street, Stone Bear LLC continued.
Craig Sweitzer reconvened the public hearing to review a site plan that proposes to change the use and make exterior changes to an existing commercial building.
Donald Frydryk, Sherman & Frydryk, Land Surveying & Engineering submitted revised plans to show the southerly abutter; two handicap and one regular parking space on site; lighting note; details of the retaining wall and fence. Additionally the Board received a letter from the Board of Selectmen dated February 1, 2010 stating that the Board of Selectmen approved two fifteen minute parking spaces on the westerly side of Main Street in front of 201 Main Street at its meeting on January 26, 2010.
The applicant submitted a letter signed by the Monson Police Chief acknowledging discussion regarding traffic and parking arrangements with Larry Tuttle, project architect.
The applicant submitted a letter signed by Monson Fire Chief acknowledging discussion regarding the proposed use and fire system requirements with Larry Tuttle, project architect.
Donald Frydryk stated the applicant is formally requesting a waiver from the minimum parking requirements detailed in the Monson Zoning Bylaws because the limited size of the existing site, the topography and location of the site in the Center Commercial District limits the available on-site parking spaces to three. Main Street provides on street parking on both sides of the roadway and additional parking is provided in a municipal parking lot at the intersection of Lincoln Street and Main Street. The clientele will be students under the driving license age who will arrive and depart from the property on a rotational basis.
Craig Sweitzer questioned if the dumpster would be screened?
Donald Frydryk stated yes.
Tara Hengeveld questioned if the proposed fence at the top of the retaining wall would run the entire length?
Harold Leaming, Building Commissioner stated fencing is required where the retaining wall is 30 inches or more off of the ground.
Craig Sweitzer questioned the design of the fence:
Harold Leaming stated he believed a chain link fence was proposed.
Kevin Haley questioned what was proposed if parents dropped off students on the opposite side of Main Street?
Jonathan Crowley stated there is an existing crosswalk.
Kevin Haley stated he believed it would be a good idea if the parents were asked to use the Dave Grieve parking area or the Monson Savings Bank rather than making the children cross Main Street.
Tara Hengeveld stated the applicant could make it part of the orientation for their clientele and stress the concern for student safety.
Donald Frydryk stated all signage would conform to the Monson Zoning Bylaws.
Craig Sweitzer questioned if the Board was satisfied that all of the outstanding issues had been addressed.
Harold Leaming stated the existing windows on the north side of the building would be changed to glass block.
Craig Sweitzer stated approval of the Site Plan by the Planning Board would be contingent upon the issuance of a Special Permit by the Zoning Board of Appeals for a non-exempt educational use.
Tara Hengeveld stated she remembered a conversation regarding the location of fire doors.
Harold Leaming stated that has been resolved.
Tara Hengeveld moved to close the public hearing at 7:40 P.M.
Kevin Haley seconded the motion.
It was so voted unanimous.
Kevin Haley moved to approve the request for a waiver from the minimum parking spaces as detailed in the Monson Zoning Bylaws for the reasons previously stated.
It was so voted unanimous.
Kevin Haley moved to grant Site Plan Approval to Stone Bear, LLC Fire House Learning Center, 201 Main Street based on a plan prepared by Sherman & Frydryk, Land Surveying and Engineering dated 12/17/2009, revised 1/6/2010 and 1/22/2010 entitled Site Redevelopment and all supplemental documentation submitted with the application and during the course of the hearings. Said approval is contingent upon the applicant securing a Special Permit from the Zoning Board of Appeals for a non-exempt Educational Use.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Paul Hatch and Karen King returned.
7:45 Cornerstone Power Development, LLC met informally with the Planning Board to discuss location of a solar energy plant in Monson.
Daniel Somers and Nicholas Bullinger representing Cornerstone Power Development met with the Board to provide an overview of a solar energy project they hope to site on property located on Upper Palmer Road and Macomber Road. The property is owned by the Arooth family and Leo Cortina and is approximately 160 acres in area. The proposal is to build a 20 megawatt solar power plant. This is a sizeable amount of power and would help to meet peak demand. Typically 1 megawatt powers 1,000 homes. This was formally a corn field with little to no water problems and the transmission lines run through it making it easier to tap into the grid. This is a time consuming process but it does move more rapidly if the proposal is kept to 20 megawatts or under.
Paul Hatch stated speaking as one member to the Board he was supportive of the idea. This is renewable clean energy and the State and Federal government is encouraging Cities and Towns to move in this direction.
Kevin Haley questioned how great an area of the 160 acres would be covered?
Nicholas Bullinger stated the solar modules are mounted on frames – sona tube and decking type construction with road space between for maintenance and would guess approximately 100 acres would be used. There are different types of panels and it is anticipated on this site they would have the Photo Voltaic. The engineers would determine the exact angle facing south they would be tilted at. This is a utility scale project with direct connection to the grid.
Craig Sweitzer stated the property is zoned as residential property how would the screening and buffering between the site and house lots be handled?
Mr. Bullinger stated typically they propose a tree barrier to screen the site.
Craig Sweitzer questioned if a Zone change was required for the property?
Paul Hatch stated the Board would need to create zoning for renewable power. Develop a bylaw and create an overlay zone for renewable power. The underlying use in this particular case would be residential but for the site comprising 160 acres there would be an overlay use.
Kevin Haley questioned how this would affect property values of surrounding properties?
Mr. Somers stated he did not know because this is fairly new technology with few established sites for comparison. The Northeast region has some of the highest energy costs in the country this is renewable clean energy with zero noise and zero emissions but he would agree that the largest concern is the visual impact.
Kevin Haley stated this is going to cover a substantial portion of the 160 acres it is going to be difficult to screen from properties at a higher elevation.
Paul Hatch questioned the staffing needs?
Mr. Somers stated staffing needs would be minimal, a combined maintenance /security personnel.
Kevin Haley questioned if this was an investor group project and what would happen if the project went belly up?
Mr. Somers stated someone would always take over the project solar energy is low cost maintenance.
Craig Sweitzer stated there would have to be a bond in place to remove the panels when they were obsolete.
Mr. Somers stated they anticipate any agreement would be for 20 years with a renewal for another 20 or so. Since 1985 the efficiency of solar panels has increased 45% and the costs have fallen. It makes sense to locate solar power where the costs and usage is high and that is the case in the North Eastern part of the country. He stated Cornerstone has a site under development in New Jersey but it is smaller that the proposed site in Monson because land costs are much higher.
Paul Hatch questioned if Cornerstone was developing the project as long term owners or if they would sell it off?
Mr. Somers stated Cornerstone was prepared to be long term owners. The company has been in existence for 20 years and started off developing natural gas plants. The solar equipment that is proposed is similar to that used in Germany and has been tried and tested in a similar climate to that in this area including load bearing for snow etc.
Craig Sweitzer questioned the impact of this site and how it would be built?
Nicholas Bullinger stated there would be engineering to be completed, but for the site itself very little grading is anticipated. A cornfield is an ideal site not a lot of water and fairly open, holes would be bored for the supports; build the decking; erector type frame and the panels bolted to it.
Craig Sweitzer questioned the wiring and building requirements on the site?
Daniel Somers stated they would need a well drilled on the property, as the panels must be kept clean and a small maintenance building for supplies and bathroom facilities for the staff.
Paul Hatch questioned if there was anything used on the units that would be harmful in the water protection district?
Mr. Bullinger stated the panels are cleaned with water and non toxic soap.
Tara Hengeveld questioned if the site would be manned 24/7?
Mr. Bullinger stated yes.
Paul Hatch questioned if there would be significant noise associated with the project because the site is surrounded by homes?
Daniel Somers stated washing the solar panels during the normal daylight working hours generates the most noise. There would be lights at the entrance to the site and for the office. He stressed this is an ideal site because it is flat, the transmission lines run through the site and it is an unobtrusive way to get power into an area that has high demand and prices. He stated there are other elements to this that still must be negotiated, of course the acquisition of the land and the tax situation.
Paul Hatch questioned what would keep this project moving forward?
Daniel Somers stated they are going to submit a Request for Proposal (RFP) on Friday and a letter of support from the Planning Board would certainly help. Cornerstone has met with Ed Harrison and Gretchen Neggers to discuss the project who were receptive to the project and advised this meeting with the Planning Board.
Paul Hatch made a motion to send a letter of support to Cornerstone stating based on what he had heard tonight he would support a zone change and development of a solar energy bylaw to move the project forward.
Tara Hengeveld seconded the motion for the purpose of discussion.
The Board discussed the steps that would have to be taken to create an overlay map for solar power and bylaw. A 2/3 vote would be required at Town Meeting for both.
Craig Sweitzer stated he was generally in favor of any project that keeps money in America and does not burn fossil fuel.
The Board voted unanimously to write a letter supporting the project.
8:30 The Board received correspondence from Ellen W Freyman, Esq., requesting a waiver from the Monson Zoning Bylaw requirement to file for a special permit to replace antennae on an existing tower on Hovey Road. Verizon Wireless is upgrading the system and proposes to remove 6 of the existing 12 antennae panels on the tower and replace them with 6 new ones.
Paul Hatch moved to waive the requirement because there is no change in the number of antennae and not change to the building or site. This waiver does not exempt Verizon Wireless from obtaining all other necessary permits.
Craig Sweitzer seconded the motion.
It was so voted unanimous.
Kevin Haley moved to accept the minutes of January 15, 2010 as presented.
Craig Sweitzer seconded the motion.
Voting Aye: Craig Sweitzer, Kevin Haley and Tara Hengeveld.
Paul Hatch and Karen King abstained.
Kevin Haley moved to accept the minutes of January 12, 2010 as presented.
Karen King seconded the motion.
Voting Aye: Kevin Haley, Karen King and Tara Hengeveld.
Craig Sweitzer and Paul Hatch abstained.
Kevin Haley moved to adjourn at 8:40 P.M.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
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