MONSON PLANNING BOARD
MIINUTES MARCH 15, 2010
MEMBERS PRESENT: Craig Sweitzer, Kevin Haley, Karen King and Tara Hengeveld.
MEMBERS ABSENT: Paul Hatch
7:00 Gary Weiner, Ecotec Environmental met with the Board to review and discuss the slope stability evaluation prepared by O’Reilly, Talbot & Okun Associates, Inc. for Ted Bukowski, Quaboag Heights.
Mr. Weiner stated he wanted to point out that the stability analysis is without the benefit of the 50 mil PVP liner that was part of the design approved by the Planning Board. O’Reilly, Talbot & Okun determined that based upon the analysis of the soil borings the embankment with rates of grades and slopes exceeds the factors of safety. Mr. Weiner stated the embankment is stable, functional and capable of withstanding water sitting in the basin for eighteen hours. He stated the report has been sent to Tighe & Bond for review as requested by the Planning Board.
Craig Sweitzer questioned if the boring and analysis was performed in compliance with the agreed upon protocol.
Gary Weiner stated it was. The soil borings were analyzed for density and compaction through computer modeling.
Craig Sweitzer questioned if the liner would keep it dryer?
Gary Weiner stated it is a second layer of protection, the liner goes up approximately 3 ½ feet. He stated he has recommended to Mr. Bukowski that they start work on the gabion, as there is still the issue to increase the capacity to comply with the design approved by the Planning Board. Additionally the overflow has to be brought back up to the approved design.
Craig Sweitzer stated the Board would wait for the follow up from Tighe & Bond to make sure they concur with the conclusions. It is good news that the density and compaction results were good. He questioned how much water was in the basin at the moment?
Gary Weiner stated he did not check today but would guess very little.
Craig Sweitzer questioned if the catch basins that bring water to detention basin are at grade?
Gary Weiner stated not all of them. There are approximately 18 to 20 basins above the detention basin.
Craig Sweitzer questioned if approximately 50 per cent or better of the run off was funneling into the basin?
Gary Weiner stated yes and once the final top coat goes down approximately 85% would go into the basin.
7:35 Luc DiStefano, Bohler Engineering representing Green Valley Oil was present to discuss the installation of a canopy at the former Getty gas station on Palmer Road. He stated Green Valley Oil has taken over several of the former Getty stations and are in the process of upgrading the sites. Bohler Engineering represented Getty Petroleum in May 2002 when it put forward a request for Site Plan Approval for a canopy, signs etc. the Board granted Site Plan Approval at that time but the canopy was not constructed. The footings are there and the signs were put up but that is as far as it went. Green Valley Oil would like to go forward with the installation of the canopy with the BP logo keeping the same dimensions as that approved for Getty Petroleum. Mr. DiStefano stated they would have to file with
the Zoning Board of Appeals for a variance from the front setbacks because the variance approved by the Zoning Board in 2002 has expired.
Mr. DiStefano submitted a formal request for a waiver from the requirements of Section 7.4 of the Monson Zoning Bylaws because:
- The scope of the proposed work will not significantly alter or deviate from the Site Plan approved by the Monson Planning Board on June 12, 2002.
- The proposed work will not alter or intensify the existing use.
- The proposed work will not affect the characteristics of the site with regard to parking, loading, access, drainage, open space or utilities.
Mr. DiStefano stated there will be no increase in impervious surface so there will be no more run off than presently exists. Green Valley Oil will adhere to the site plan requirements for a dry well and maintenance.
Craig Sweitzer questioned the lighting?
Mr. DiStefano stated they would be using 250 watt flat line fully recessed lights and no illumination would trespass into Palmer Road.
Harold Leaming, Building Commissioner questioned the height of the canopy?
Mr. DiStefano stated the canopy is 18 feet high the same height as the previously approved site plan.
Craig Sweitzer questioned what was proposed for fire suppression?
Mr. DiStefano stated if the station remains a self service station it will be fitted with fire suppression.
Craig Sweitzer questioned how the rest of the Board members felt with regard to waiving site plan approval considering the Board already approved a site plan for this property? Green Valley Oil is proposing substantially the same plan.
Tara Hengeveld stated she was not on the Board at the time it approved the Site Plan and as long as Mr. DiStefano could assure her there would be no change with regard to run off into the brook and no change in run off from the site she did not see a problem waiving site plan approval.
Craig Sweitzer stated any waiver of site plan approval would include language that the conditions of the original Site Plan Approval remain in effect and the applicant must be in compliance with the Monson Zoning Bylaws.
Mr. DiStefano stated he would be happy to provide a lighting plan and they would comply with all the originally agreed conditions and meet all current Zoning Bylaws.
Tara Hengeveld moved to waive site plan approval with stated conditions.
- The applicant shall comply with all of the originally agreed upon conditions detailed in the decision of the Monson Planning Board dated June 19, 2002.
- The applicant shall provide a lighting plan.
- The applicant shall meet all applicable current Zoning Bylaws.
Kevin Haley seconded the motion.
It was so voted unanimous.
Kevin Haley excused himself to avoid the appearance of a conflict.
John Rahkonen, Bumstead Road met informally with the Planning Board to discuss changes he would like to see to the Common Access Driveway Bylaw and the Estate Lot Bylaw. Also present was Donald Frydryk, Sherman & Frydryk, Land Surveying & Engineering.
Mr. Frydryk stated Mr. Rahkonen met informally with the Board almost a year ago to propose changes to the Common Access Driveway and Estate Lot Bylaws. At that time Mr. Rahkonen proposed changes that are very different from those he would like the Board to consider now. Mr. Rahkonen is asking the Board to consider changes to the bylaw to add a new section that would allow waivers from certain dimensional and maximum grade requirements.
Currently the Common Access Driveway bylaw allows a maximum grade of twelve percent (12%) and limits the length of a common driveway to seven hundred (700) feet measured from the street line to the last lot line. Mr. Rahkonen proposes to modify the language of the bylaw to allow the construction of a common driveway that exceeds 1200 linear feet provided it is constructed to suitable widths that allows adequate access and turn-around at spacing of seven hundred (700) feet along the length of the driveway; dwellings constructed beyond a distance of one thousand (1000) feet from the public way include an electronic fire monitoring system connected directly to the Monson Fire Department.
Mr. Frydryk stated they have not specified a grade limit over the allowed 12% but rather leave that to the SPGA to be determined on an individual basis depending on the construction variables involved. Those areas of the driveway that exceed a twelve percent (12%) grade shall be limited to two hundred and fifty (250) feet in length for each non-compliant section and separated by a minimum length of two hundred and fifty (250) feet of common drive meeting the requirements of Section 6.21.3.1(b).
Mr. Frydryk stated Mr. Rahkonen also proposes a waiver to the stormwater runoff section of the bylaw adding language that mitigates by following stormwater management best management practices to result in no net increase in pre-development peak flow rates as compared to post-development peak flow rates.
Craig Sweitzer stated he thought maybe there was validity in adding a process for a waiver but that should not be misconstrued as a vote favoring this language. He would support moving this forward to a public hearing.
Tara Hengeveld stated her concern that allowing a common drive access longer than seven hundred (700) feet could affect response time for emergency vehicles.
Craig Sweitzer stated the Board placed a limit of seven hundred (700) feet because that is the maximum length allowed for a dead end street in the Monson Sub-Division Regulations and the Board wanted to be consistent.
Donald Frydryk stated other Towns allow waivers for a sub-division with requirements for fire tanks and hydrant systems.
Karen King stated she believed Wilbraham required an indoor sprinkler system.
Craig Sweitzer stated the Fire Chief would have to weigh in if the Board mandates a fire suppression system.
Karen King questioned what would make this different from a dead end street sub-division?
John Rahkonen stated a common driveway is owned and maintained by property owners sharing it, unlike a road constructed under the Monson Sub-Division Regulations that when completed is accepted and maintained by the Town as a Town way. Additionally the modification of the common driveway bylaw includes several places that provide a turn-around and access for emergency vehicles along the length of common driveway access.
Tara Hengeveld stated basically the revisions proposed to the Monson Bylaws are to serve Mr. Rahkonen’s purposes and are geared to a specific piece of property how many other residents of Monson are in a position to utilize these changes?
Donald Frydryk stated that the waivers proposed by Mr. Rahkonen and the requirements included in the modified language would make it very expensive to get a waiver.
Craig Sweitzer stated the Estate Bylaw was crafted in response to a resident of Wood Hill who had a large piece of property and wanted an option rather than a large sub-division.
John Rahkonen stated he has owned the property for thirty-five years and had no intention of putting in a sub-division.
Craig Sweitzer stated he wanted to be clear this was an informal meeting only to request that the Board hold a public hearing on the proposed changes to the bylaws.
Karen King made a motion to schedule a Public Hearing to review changes to the Common Drive Access Bylaw.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
The Board discussed the proposed modifications to the Estate Lot bylaw that includes an increase in the numbers of estate lot from two (2) to three (3) that can be created from lots conforming to all provisions of the zoning bylaw at the time of the submission of the special permit application; an increase in the maximum grade from twelve percent (12%) to fifteen percent (15%).
Craig Sweitzer stated similar to the Common Drive Access Bylaw he could see the validity of providing for waivers within certain boundaries.
John Rahkonen stated his main focus was the modifications to the common access driveway bylaw.
Craig Sweitzer stated the Board could modify Section 6.5.8.(c) to add “unless a waiver is granted by the Special Permit Granting Authority (SPGA)”.
Tara Hengeveld moved schedule a Public Hearing to review changes to the Estate Lot Bylaw.
Karen King seconded the motion.
It was so voted unanimous.
Tara Hengeveld moved to approve the minutes of February 15, 2010.
Karen King seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
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