MONSON PLANNING BOARD
MINUTES JULY 20, 2010
MEMBERS PRESENT: Craig Sweitzer, Tara Hengeveld and Karen King.
MEMBERS ABSENT: Paul Hatch and Kevin Haley
7:00 The Board reviewed correspondence from O’Reilly, Talbot & Okun dated July 19, 2010 and Tighe & Bond dated July 19, 2010 relating to the slope stability analysis of the downhill side of the detention basin at the Quaboag Heights development on Palmer Road, Monson. Ashley Micklewicz, P.E. Project Manager, and Michael Talbot, P.E. Principal of O’Reilly, Talbot & Okun (OTO) met with David Loring, P.E., LEED AP, Senior Project Manager, on Friday July 18, 2010 to discuss and clarify a review by Tighe & Bond dated May 17, 2010 of the Updated Slope Stability Evaluation for the detention pond at Quaboag Heights.
As a result of the meeting OTO provided Tighe & Bond with revised model data that calculated a factor of safety of 1.3 which is the minimum recommended required factor of safety. Tighe & Bond stated in its letter of July 19, 2010 that the revised model and supporting date adequately responded to their comments.
Craig Sweitzer stated from the information provided to the Board it appears that there is agreement regarding the stability of the slope. The issues remaining to be addressed are the installation of the gabion wall and the elevation of the overflow.
Thomas Villamaino, 52 Palmer Road questioned if the Board was just going to trust this information?
Craig Sweitzer stated the Planning Board retained the services of Tighe & Bond a company that has an exemplary reputation to review the findings of the applicant’s consultant and it has no reason to doubt Tighe & Bond’s findings.
John Groth Palmer Road stated he attended a meeting of the Planning Board some time ago and discussed the lighting at Quaboag Heights.
Craig Sweitzer stated he recalled that was many months ago and the Board addressed the issue with the developer. The result was that shields were placed on the lights along the driveway.
Mr. Groth stated he was still bothered by light shining onto his property.
The Board asked Mr. Groth to identify the particular light that is causing the problem and notify the Board.
The Board received a request from Bradford Robbins for an extension of the Special Permit issued on July 8, 2008 for an Estate Lot on East Hill Road.
Mr. Robbins was in attendance at the meeting and stated he has completed the first 650 feet of the driveway and despite the economic downturn is making progress to complete the driveway.
Craig Sweitzer stated this was a relatively flat driveway with no major erosion concerns. He questioned if any of the members were opposed to a 2 year extension?
Tara Hengeveld stated she would have no objections to a two year extension and so moved based on the fact that the estate lot driveway is relatively flat and 650 feet of the driveway is already completed.
Karen King seconded the motion with the understanding that the conditions of the original decision remain in effect.
It was so voted unanimous.
Karen King stated it has been brought to her attention that there is a dumpster permanently parked at the back of Adams grocery store obstructing the painted walkway leading from the post office to the grocery store and drug store. There is no sidewalk leading from the grocery store to the post office instead lines were painted for the walkway. The store is also setting up plant displays etc. in the parking spaces.
Tara Hengeveld stated if the grocery store wants to continue using parking spaces for outside displays they must calculate the parking spaces needed on the property based on the square footage of not only the grocery store but all of the other stores in the complex.
7:40 PUBLIC HEARING FOR SITE PLAN APPROVAL FOR 56 MAIN STREET.
The applicant Kathryn Cavanaugh submitted an application for site plan approval to change the use of the existing commercial building into a dance studio.
Following the reading of the legal notice as it appeared in the Republican newspaper the weeks of July 2, & 9, 2010 Kathryn Cavanaugh made a presentation to the Board.
Ms. Cavanaugh stated she presently rents a studio at 170F Main Street and the time has come to move to accommodate more students and better parking facilities. The new location at 56 Main Street offers a larger healthier space for dance instruction and a higher degree of student safety with regard to student drop off and pickup, parking and traffic flow. Ms. Cavanaugh stated it is important to her that Kate’s Dance Company Plus, (KDCP) remains in Monson.
Craig Sweitzer questioned if any exterior changes were proposed to the building?
Ms. Cavanaugh stated no exterior changes were proposed other than a sign advertising the studio.
Craig Sweitzer stated there is a separate permit for a sign and the Building Commissioner will review that for compliance with the Zoning Bylaws. Mr. Sweitzer questioned the hours of operation?
Ms. Cavanaugh stated the classes start around 3:00 P.M. and go to approximately 9:00 P.M daily. Once or twice a year a dance camp is held with a sleepover at the studio. There are typically 20 students at any one time in the studio. The students are normally dropped off for their lesson and picked up afterwards. There are 20 parking spaces on the property with a maximum of four used for staff.
Craig Sweitzer stated the number of parking spaces provided is well within the parameters of 1 parking space for each 200 square feet of floor space required in the Zoning Bylaws.
Harold Leaming stated he would agree that the parking spaces provided are more than sufficient for the usable square footage of the building.
Craig Sweitzer questioned what was happening inside the building?
Ms. Cavanaugh stated previously Dunkin Donuts operated from this building and unnecessary piping associated with the kitchen would be removed; three non-supporting walls and a portion of another non-supporting wall would be removed; two non-supporting walls would be reconstructed/extended to create a center lobby area with two large rooms on either side for dance instruction Studio A & B. The existing ceiling tiles have to be removed and replaced and an interior door relocated.
Craig Sweitzer questioned if any changes were proposed to the exterior lighting.
Ms. Cavanaugh stated no changes were proposed to the exterior lighting and no changes were proposed to the existing traffic pattern.
The Board received verbal comments from the Chief of Police stating as long as the vehicular traffic pattern was similar to that approved previously for this location his Department would have no objection to Site Plan Approval.
Present at the hearing to support approval of the site plan were: Joanne Fletcher, 7 Lincoln Street, Diane Nadeau Robbins, 10 Bethany Road, Christiane Torchia, 117 Town Farm Road, Leland D. church, 63 Beebe Road and Lynn & Robert Corsetti, 41 Harrison Avenue.
Ms. Cavanaugh requested a waiver from the requirement that a professional architect, landscape architect or professional engineer shall prepare the site plan. She stated this is an existing building and no increase is proposed to the footprint of the building and no changes are proposed to the exterior or to the parking and traffic pattern. The commercial building has been empty for two or more years and the proposed use is compatible with the zone in which the building is located.
Craig Sweitzer stated the applicant would be responsible for securing all of the necessary permits for the interior renovations.
Karen King moved to close the Public Hearing at 8:10 P.M.
Tara Hengeveld seconded the motion.
It was so voted unanimous.
Karen King moved to grant the waiver requested by the applicant.
Tara Hengeveld seconded the motion.
The Board found that with no exterior changes proposed and no increase to the existing footprint of the building it met the criteria of an unusually simple circumstance.
Tara Hengeveld moved to grant Site Plan Approval with conditions.
- All signage shall conform to Section 5.3 of the Monson Zoning Bylaws.
- Hours of operation shall be 8:00 A.M. to 9:30 P.M. daily with two (2) overnight dance camps at the dance studio dates to be determined by the applicant.
- The vehicular traffic pattern utilized on the property shall be similar to that previously approved by the Board, a designated entry onto the property and a designated exit onto Main Street, one way in and one way out.
Karen King seconded the motion.
It was so voted unanimous.
8:15 Robert Pafumi met informally with the Board to discuss property he recently purchased on Margaret Street. Mr. Pafumi stated the property is zoned Central Commercial and has been used by a construction company for the past few years.
Craig Sweitzer stated he has not seen a lot of activity at this site over the past few years. He questioned what Mr. Pafumi had planned for the property? Would it be similar to the use and intensity of use that occurred over the past few years?
Mr. Pafumi stated he was going to store equipment and supplies.
Craig Sweitzer stated the grandfather rights cannot be expanded for instance using welding equipment on a Sunday morning.
Karen King questioned if any changes were proposed to the building?
Robert Pafumi stated no.
Craig Sweitzer stated he did not believe that Mr. Pafumi could take the most objectionable operation that has occurred on the property in the past and start doing that. This is a property that is zoned center commercial but is surrounded on all sides by a residential neighborhood.
Mr. Pafumi stated his intended use was storage of equipment and supplies.
Tara Hengeveld questioned the activity that would create the most noise?
Mr. Pafumi stated he had no intention of going in and disturbing the neighborhood. The noisiest activity would be driving in and out of the property. Mr. Pafumi stated he owns 8 plow trucks and the accessories that go with them and the trucks would be behind the building.
Craig Sweitzer questioned if any scrap metal or construction material would be on the property
Robert Pafumi stated he owns a salvage yard in Springfield and any of that type of material goes there.
Craig Sweitzer questioned the hours of operation?
Robert Pafumi stated he does anticipate using this as base for snow plowing operations. Any major repair to the equipment would be on an emergency basis only.
Craig Sweitzer questioned if any oil or fuel would be stored on the property? There is a stream located along the rear property line and the Conservation Commission would need to be notified. Excessive idling by machinery, the storage of more than 6 unregistered vehicles, equipment repair other than emergency repairs, and the outside storage of objectionable or hazardous materials is considered outside of the grandfathered use of this property and would require Site Plan Approval by the Board.
Tara Hengeveld questioned the type of lighting at the property?
Craig Sweitzer stated the exterior lighting must meet the current bylaw. The Board would not want to see huge flood lights that spill onto neighboring property. The Board does recognize that if this is used for a snow plowing operation there will be brief periods during a storm that emergency repairs would have to be made. Mr. Sweitzer stated in his mind it is questionable what is grandfathered for this property, as very little has taken place over the last few years. If as Mr. Pafumi has stated it is essentially a storage facility with brief periods during the winter months when it is used for snow plowing operations and no equipment repair except in emergencies that would appear to be a grandfathered use. Mr. Sweitzer cautioned Mr. Pafumi that this commercially zoned property is surrounded
by residences and care should be taken especially during any snow plowing operation not to cause more noise and disruption to the neighborhood than is absolutely necessary.
Harold Leaming stated any changes to the building would require a building permit and/or electric or plumbing permits.
Tara Hengeveld moved to adjourn at 8:45 P.M.
Karen King seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
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