Town of Monson Planning Board
29 Thompson Street
Monson, MA 01057
413-267-4111
Fax 267-4108
MONSON PLANNING BOARD
MINUTES SEPTEMBER 17, 2013
MEMBERS PRESENT: Craig Sweitzer, Paul Hatch, Tara Hengeveld, Paul Hatch and King.
7:00 The Board reviewed the Monson Zoning Bylaws with regard to Site Plan Approval and discussed changes that would clarify the process. It was proposed to add “Contractors yard” to the Land Use Classifications and to add a note for Tables 1 and 2 regarding Site Plan Review.
7:15 Public Hearing for Antonio & Elizabeth Fernandes for property on Boston Road West for construction of a commercial building and parking area.
Craig Sweitzer read a request from the applicants to continue the hearing to the October 15, 2013 meeting at 7:15 P.M.
Tara Hengeveld moved to grant the continuance.
Karen King seconded the motion.
It was so voted unanimous.
The Board received correspondence from Atty. Mark Draper acting on behalf of the Town of Monson in litigation regarding property on Hovey Road.
The Board received correspondence from Dan Laroche, Town Planner regarding a proposed farm brewery to be located at 160 East Hill Road stating Paul Tacy, Zoning Enforcement Office has ruled that the brewery is directly connected to the agricultural use of the property. Any development would be reviewed by the Monson Building Commissioner.
Paul Hatch recused himself to avoid any appearance of a conflict.
7:30 Chairman Craig Sweitzer convened a Public Hearing for Monson Savings Bank 146 Main Street to review a petition for Site Plan Approval and a Special Permit and read the legal notice as it appeared in the Republican Newspaper the weeks of August 20, & September 6, 2013. The applicant proposes to remove and reconstruct the drive up window and canopy in a different location on the property. The property is located within the Water Supply Protection District and the applicant must address the requirements of Section 4.2 of the Monson Zoning Bylaws.
Also Present: Steven Lowell, President Monson Savings Bank, Daniel Moriarty, Senior Vice President Monson Savings Bank and Donald Frydryk, Sherman & Frydryk, Land Surveying and Engineering.
Donald Frydryk made a presentation to the Board describing the proposed reconstruction of the existing drive up window and canopy and changes to the traffic pattern.
Donald Frydryk stated the Bank proposes to remove the existing two lane drive up window and relocate them on the northerly side of the existing building. The reconfiguration allows the Bank to add more parking spaces and relocating the two drive up lanes and canopy along the northerly side of the building will be an improvement over the existing conditions. Currently there is an 11.5 foot lane which is 80 feet long along the entire length of the northerly side of the building. The proposed plan will provide an access drive with a minimum pavement width of 18 feet except in the immediate area of the two drive through lanes and by pass lane for a length of 30 feet. In the area of the drive through lanes the landscaped island will include a reinforced turf surface to provide a minimum width of 18 feet
to be used by emergency equipment. Mr. Frydryk stated the described widths and reinforced turf surface is a result of discussions with Fire Chief Laurent McDonald.
Craig Sweitzer read a plan review memo from Chief McDonald stating in order to meet the intent of the Massachusetts Fire Code 527 CMR 10.03 (10) the bypass lane in the area of the drive through must be at least 18 feet and this can be accomplished by a combination of the pavement and landscaped island.
Craig Sweitzer read a letter from John Morrell, Highway Surveyor stating he had no problem with the planned reconstruction as proposed.
Craig Sweitzer questioned the reinforcement to be used?
Donald Frydryk stated he was exploring a modular block similar to a milk create, the loam and grass seed goes inside the block and as it grows the grass covers the block and it will support a vehicle driving over it. It is anticipated that only emergency vehicles would drive over it.
Craig Sweitzer asked that the Planning Board be given a copy of the details of the reinforced turf once a decision is made.
Kevin Haley questioned if the canopy over the drive through lanes extended over the travel lane.
Donald Frydryk stated no. It is not anticipated that the proposed reconstruction of the drive through lanes would increase traffic the estimated trip generation is weekday morning peak hour entering 32 exiting 25; weekday evening peak hour entering 106 existing 106; Saturday entering 86 exiting 86. The Bank acquired an abutting property that was damaged by the June 1 2011 tornado that has enabled it to increase parking to 68 parking spaces. There is enough room for 10 cars to be in the queue for the drive up lanes.
Craig Sweitzer questioned if the same egress is maintained?
Donald Frydryk stated it would be wider than the egress that exists.
Craig Sweitzer questioned how it was proposed to merge the two drive through lanes into one for egress?
Donald Frydryk stated pavement markers would be used for the teller lanes to merge and there would be the passing lane.
Kevin Haley questioned if pedestrian traffic on Main Street had been considered?
Donald Frydryk stated it would be the same as it is now.
Kevin Haley stated the egress would be wider.
Donald Frydryk stated he did not believe the amount of pedestrian conflict would increase, the signs that are currently on the side of the building would remain.
Dan Moriarty stated visibility would improve because the bushes are going to be removed.
Kevin Haley stated it is difficult to turn left when exiting onto Main Street from the northerly side of the property.
Donald Frydryk stated in addition to the existing sign a stop line could be marked at the throat of the access. There are approximately four car lengths before getting to Main Street. Mr. Frydryk stated he believed it was a safe egress.
Craig Sweitzer questioned the width of the island?
Donald Frydryk stated it is 6 feet of pervious surface and that allows a decrease in the amount of impervious surface on the property. The impervious surface is reduced by approximately 18 square feet. The flow pattern will not change and water will continue to flow to the same areas.
Donald Frydryk stated it is proposed to locate a screened dumpster in the northeasterly corner of the parking lot.
Kevin Haley questioned the lighting?
Donald Frydryk stated the proposed lighting would shine down similar to the existing lighting.
Craig Sweitzer stated the performance standards are that no illumination should leave the property.
Donald Frydryk stated the plans submitted to the Board demonstrates that the requirements of Section 4.2 of the Monson Zoning Bylaws, Water Supply Protection District has been met by reducing the overall impervious surface on the property by 18 sq. ft.
Craig Sweitzer stated the Bank property is an existing non-conforming property with regard to compliance with the Water Supply Protection District and the proposed changes on the property reduces that non-conformity. The merging of the two drive through lanes into one is the only tricky part but Donald Frydryk, P.E. is satisfied it is safe.
With no further questions Karen King moved to close hearing the hearing at 8:05 P.M.
Tara Hengeveld seconded the motion.
It was so voted, unanimous.
Karen King moved to grant Site Plan Approval.
Kevin Haley seconded the motion.
The Board found that the plan increased the parking spaces and allowed better access for emergency vehicles.
It was so voted unanimous.
Karen King moved to grant the Special Permit for relocation and reconstruction of two drive through lanes on property located at 146 Main Street.
Kevin Haley seconded the motion.
The Board found that the proposed construction in no way adversely affects the existing or potential quality of water that is available in the Water Supply Protection District and reduces the amount of impervious surface on the property by eighteen (18) square feet.
It was so voted unanimous.
8:10 Chairman Craig Sweitzer convened a Public Hearing for a Special Permit as provided by Section 4.2 of the Monson Zoning Bylaws for the Monson Savings Bank for properties located at 197 and 201 Main Street and read the legal notice as it appeared in the Republican Newspaper the weeks of August 30, & September 6, 2013. The applicant proposes to construct a connector from 197 Main Street to 201 Main Street that will increase the impervious surface of the properties. The applicant is requesting a waiver from the requirements of Section 7.4 Site Plan Approval, as the building connector will result in less than 1% increase in floor area on the sites. Both properties are located in the Center Commercial District.
Also Present: Steven Lowell, President Monson Savings Bank, Daniel Moriarty, Senior Vice President, Monson Savings Bank, Donald Frydryk, Sherman & Frydryk, Land Surveying and Engineering, and Jonathon Crowley, representing Stone Bear, LLC owners of the property located at 201 Main Street.
Donald Frydryk made a presentation to the Board giving an overview of the project to construct a 46 square feet connector between two existing buildings to increase the capacity of the Monson Savings Bank loan center located at 197 Main Street. The connector would allow the buildings to work as one and provide a much needed increase of office space for the Bank. The applicant requests a waiver from the requirements of Site Plan Approval, as the proposed connector increases the total existing floor area of both buildings by less than 1%.
Donald Frydryk stated both properties are located in the Water Supply Protection District and both sites are currently non-conforming based on the impervious surface requirements of Section 4.2.6.C.3 of the Monson Zoning Bylaws. There is a total of approximately 16,006 square feet or 64.5% impervious surface on the combined sites, the 46 square foot connector between the buildings will result in a total impervious surface for both sites of approximately 16,052 square feet or 64.7%. To mitigate the increase in impervious surface the applicant proposes to construct a leaching catch basin near the southwesterly corner of the building located at 197 Main Street. The increase in impervious surface as a result of the construction of a connector would require under the Massachusetts Stormwater Management
Standards the infiltration of less than 3 cubic feet. The proposed leaching catch basin will infiltrate 175 cubic feet and will satisfy the DEP’s Stormwater Management Policy for up to 3,500 square feet of impervious area on the site. The proposed leaching catch basin will not only mitigate the increased impervious surface from the proposed improvements but will also mitigate a portion of the remaining existing non-conforming impervious area on the site. Storm runoff above the capacity of the infiltration basin will continue to flow along the same area as current conditions between the buildings by way of three six inch diameter cast iron pipes below the floor of the building connection.
Donald Frydryk stated currently neither site meets the requirements of the Monson Zoning Bylaws with regard to parking. The combined floor area of both sites would require 27 parking spaces, currently 19 parking spaces are provided and the proposed construction will not change that.
Craig Sweitzer stated to clarify currently the parking does not meet the standards and the proposed construction does not alter that deficiency. He questioned if employee parking would be designated?
Daniel Moriarty stated the staff park on the property now the purpose of connecting the two building is to allow the loan offices that are located in 197 Main Street to spread out and to split the residential and commercial staff.
Dan Laroche questioned customer parking?
Steven Lowell stated there are usually only 2 or 3 customers in the building at any one time this building does not function in the same manner as the building at 146 Main Street.
Donald Frydryk stated the connector is an enclosed structure with a step down from 197 Main Street to accommodate the difference in floor level.
Dan Laroche stated the properties are in separate ownership and the Bank will have a lease agreement with the property owners of 201 Main Street he questioned if the connecting structure would be removed when the lease expired?
Donald Frydryk stated he had discussed that with his client and there would be no objection to the Planning Board making that a condition of approval.
Tara Hengeveld questioned the location of the proposed leaching catch basin?
Donald Frydryk stated it was located totally on Monson Savings Bank property.
Craig Sweitzer stated the applicant is requesting a Special Permit as provided by Section 4.2 of the Zoning Bylaws and a waiver from Site Plan Approval.
Tara Hengeveld moved to close the hearing at 8:25 P.M.
Karen King seconded the motion.
It was so voted unanimous.
Tara Hengeveld moved to waive the requirement for Site Plan Approval for 197 – 201 Main Street.
Kevin Haley Seconded the motion.
It was so voted unanimous.
The Board found that the scope of work proposed was minimal and did not meet the threshold that required Site Plan Approval.
Tara Hengeveld moved to approve the Special Permit as required by Section 4.2 of the Monson Zoning Bylaws Water Supply Protection District with conditions:
- The connector between buildings located at 197 Main Street and 201 Main Street shall be demolished in the event the lease agreement between Monson Savings Bank and Stone Bear, LLC expires or is not renewed.
- The Special Permit shall lapse within two years from the date the Special Permit was granted unless substantial construction has commenced and continues regularly.
- No permits shall be issued until notice of this decision of the Monson Planning Board has been recorded at the Hampden County Registry of Deeds.
- The provisions of this Special Permit shall apply and be binding upon the applicant, its employees, and all successors and assigns in interest or control. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory measures, shall be deemed cause to revoke or modify this Special Permit. This Special Permit does not relieve the applicant or any other person of necessity of complying with all other applicable federal, state or local statues, bylaws or regulations.
Kevin Haley seconded the motion.
It was so voted unanimous.
The Board found that the infiltration provided by the proposed leaching basin not only infiltrates the increased impervious surface created by the construction of a connector between two building but also will mitigate a portion of the existing non-conforming impervious surface on the sites.
Paul Hatch returned.
Kevin Haley moved to approve the minutes of the September 20, 2013.
Craig Sweitzer seconded.
It was so voted unanimous.
In response to the Boards’ request to develop a bylaw that addresses Medical Marijuana Treatment Centers Dan Laroche submitted a copy of a letter to the Board of Selectmen requesting an amendment to the Monson Zoning Bylaws.
The Board would like to hold a public hearing on this issue at its next meeting on October 15, 2013.
8:35 Tara Hengeveld moved to adjourn.
Kevin Haley seconded the motion.
It was so voted, unanimous.
Respectfully submitted,
Linda A. Hull
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