MONSON PLANNING BOARD
MINUTES MARCH 15, 2011
MEMBERS PRESENT: Karen King, Craig Sweitzer and Paul Hatch.
MEMBERS ABSENT: Kevin Haley and Tara Hengeveld.
7:05 Chairman Craig Sweitzer convened the meeting.
Craig Levesque met with the Board for an informal discussion regarding the property located at 394 Main Street.
Mr. Levesque stated he was interested in the property because of the location and its previous use as a bus garage. He stated he built a garage on Palmer Road several years ago from which to operate his trucking business and had now outgrown the location. This would be a big investment especially given the present economy and before he went forward with an offer he wanted to meet with the Planning Board and the Conservation Commission to get a clear understanding of how much of the site was usable because of the wetlands and if the Zoning Bylaws allowed the type of business he proposed in this location.
Craig Sweitzer questioned exactly what was proposed?
Mr. Levesque stated he saw this as a project he would do in two phases. Initially he would move his vehicles to this location. The trucks would leave from this location in the morning and return at night. The second phase was the construction of a garage similar to the one on Palmer Road. This site is larger in area than the Palmer Road site and is zoned General Commercial.
Paul Hatch stated a storage unit business was proposed at this location and two issues that caused concern was the applicant proposed a key card operation with access 24/7 for anyone who rented a storage unit and the applicant did not propose to establish a buffer on the property to shield abutting residential properties. The residents who attended the public hearing expressed concern that no one would be on site to oversee the operation.
Mr. Levesque stated his construction trucks come and go at all times.
Craig Sweitzer questioned if the trucks would be unloaded if they came in late at night?
Mr. Levesque stated if a driver comes in later at night he would leave off the truck and lock the gate when leaving the property.
Paul Hatch questioned if there was a 5 minute warm up time for the trucks?
Craig Levesque stated with the trucks parked outside he would need to warm them up for about 3 minutes or so. He stated he walked the property with the Chairman of the Conservation Commission and has a good idea how much of the property he has to work with, and would try to make sure the trucks were parked to avoid backing up on an early morning run and parked as far from the residential property as practical.
Craig Sweitzer questioned the hours of operation?
Mr. Levesque stated that is a difficult question to answer because there are times when it is necessary to leave early in the morning and get back later at night.
Mr. Sweitzer stated the Zoning Bylaw regulates noise in a General Commercial district to 60 dB(A’s) between the hours of 10:00 P.M. and 7:00 A.M. although it does exempt emergency warning devices.
Harold Leaming stated he had a sound meter and would be happy to meet with Mr. Levesque and take some readings at the property on Palmer Road to give him an idea of the sound levels.
Paul Hatch advised Mr. Levesque that even though he proposed the project in two phases the site plan should reflect both Phase 1 and Phase 2.
Craig Sweitzer stated the property is in the Water Supply Protection District and the project would have to comply with Section 4.2 of the Zoning Bylaws.
8:15 Responding to the Board’s request that Town Counsel review the maintenance agreement for the Common Driveway submitted by John Rahkonen for his property on Bumstead Road, Atty. Albano has questioned if the Board has any specific concerns?
Following a review of the maintenance agreement and the language of the Zoning Bylaw the Board expressed concern that the agreement did not appear to meet the criteria of Section 6.21.3.2 of the bylaw.
Karen King moved to accept the minutes of February 15, 2011 as presented.
Paul Hatch seconded the motion.
It was so voted unanimous.
The Board received a copy of correspondence sent to the Board of Assessors by Stephen Hoy 19 Paradise Lake Road. Mr. Hoy expressed concerns regarding the building lots that abut his property.
The Planning Board has no authority to regulate construction on land in Monson. The Board is required to follow State law and endorse a plan “approval under the Subdivision Control Law not required” if:
- The lots shown on the plan front a public way which the municipal clerk certifies is maintained and used as a public way, or a way shown on a plan which has been previously approved in accordance with the Subdivision Control Law.
- The lots shown on the plan meet the minimum frontage and area requirements of the Monson Zoning Bylaws.
The Board reviewed the Right to Farm General Bylaw and expressed concerns that the bylaw was inconsistent with the Zoning Bylaws and disregarded the protections afforded to all residents of Monson by the Zoning Bylaws.
8:45 Paul Hatch moved to adjourn.
Karen King seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
| 
