PLANNING BOARD MINUTES
MARCH 10, 2015
MEMBERS PRESENT: Craig Sweitzer, Kevin Haley, Tara Hengeveld and Karen King.
MEMBERS ABSENT: Paul Hatch
ALSO PRESENT: Dan Laroche, Town Planner
Karen King moved to accept minutes the minutes of January 13, 2015 as presented.
Kevin Haley seconded the motion.
It was so voted, unanimous.
Dan Laroche stated he had prepared a revision of the Wireless Communications Facilities Regulations, Sections 6.14.1 General Use Restrictions as follows:
2. Existing “Any proposed modification to an existing wireless communications facility erected or installed by Special Permit from the Planning Board including but not limited to the addition or replacement of cells, antennas or panels shall be subject to these provisions and shall require a new applications. The Planning Board may waive, at its discretion, any application requirements for such modifications.”
2. Revised language “Any proposed modification to the antennas/cells to an existing wireless communications facility shall require Site Plan Review by the Planning Board only if there is an increase in the total square footage size of the antennas/cells.”
3. Existing “ Wireless communications facilities in existence at the time of adoption of these Regulations including guyed towers, lattice towers and utility towers may be reconstructed, altered, extended or replaced on the same site by Special Permit, provided that the Planning Board finds that such reconstruction, alteration, extension or replacement will not be substantially more detrimental to the neighborhood and/or the Town than the existing structure. In making such a determination, the Planning Board shall consider whether the proposed reconstruction, alteration, extension or replacement will create public benefits such as opportunities for co-location, improvements in public safety, and/or
reduction in visual and environmental impacts.”
3. Revised language “Wireless communications facilities in existence at the time of adoption of these Regulations including guyed towers, lattice towers and utility towers may be reconstructed, altered, extended or replaced on the same site by Site Plan Review by the Planning Board.
Dan Laroche stated he prepared a new section to be added to the Monson Zoning Bylaws Section 7.5 Associate Member of the Planning Board, “There is hereby established the position of Associate Member of the Planning Board, to be appointed by the Selectmen for a term of two (2) years, who shall act on all matters within his or her jurisdiction under this by-law and under Chapter 40A of the Massachusetts General Laws.”
Dan Laroche stated as discussed previously with the Board he had prepared a Draft copy of Rules and Regulations for the members to review.
The Board questioned if a public hearing was needed to adopt the Rules and Regulations?
Dan Laroche stated it is hard to find a definitive answer to that. Adoption of Rules and Regulations relating to Sub-Division Regulations requires a public hearing, but this is an administrative process. Although he did not believe a public hearing was required it does provide a forum for comment from any interested parties.
Dan Laroche stated the new section of the Zoning Bylaws to allow an Associate Member to be appointed to the Board requires a public hearing and approval at Town Meeting. It is the same process that is required to make changes to the existing bylaws such as that proposed to the Wireless Communications Facilities.
The Board will schedule the public hearings for April 21, 2015.
Dan Laroche stated an open house for the new Town Office/Police Station has been scheduled for Saturday April 11, 2015 11:00 A.M. – 6:00 P.M.
Karen King recused herself from participating in the Public Hearing for a Special Permit for an Estate Lot on Cote Road to avoid the appearance of a conflict.
7:15 Craig Sweitzer reconvened the public hearing for an Estate Lot as provided by Section 6.5 of the Monson Zoning Bylaws for property located on Cote Road, Assessors map 053, Parcel 002A owned by Evan & Karen Carrara.
Craig Sweitzer stated the Board received two letters from Highway Superintendent John Morrell, dated January 8, 2015 and March 10, 2015, both letters expressed concern regarding run off from the property onto Cote Road because of a stone lined trench along the proposed driveway ending at Cote Road. The plan submitted by the applicants was previously approved September 20, 2007, but for financial reasons nothing was done on the property and the Special Permit has lapsed. In his letter dated March 10, 2015 John Morrell stated as proposed the plan is not acceptable to the Highway Department because it could create a hazardous situation on the public way.
Craig Sweitzer read a letter from Robert Cafarelli, P.E. Civil Engineering Associates that stated the run off coefficient from the proposed driveway is not much more than existing. A stormceptor chamber can be placed under the foot of the driveway to allow for added infiltration at this location if so desired.
Evan Carrara stated there is no run off onto Cote Road from the property now.
Dan Laroche suggested continuing the hearing to allow the applicant to arrange a meeting or phone call between his engineer and Highway Surveyor John Morrell.
Craig Sweitzer stated “not much more than existing” is not an engineering term the Board would put much faith in, it is either no more run off or it does not meet the bylaw. Additionally the Board does not design projects and has no position one way or the other regarding the location of a stormceptor under the foot of the driveway. Section 6.5.8 (d) of the Bylaw specifically asks for a recommendation from the Highway and Fire Departments. The Board is looking for a favorable recommendation from the Highway Survey.
Evan Carrara submitted a written request for a continuation of the public hearing to Tuesday April 21, 2015.
Kevin Haley moved to continue the hearing.
Tara Hengeveld seconded.
It was so voted, unanimous.
Karen King returned.
Craig Sweitzer recused himself from participating in the informal discussion concerning property located at 23 Munn Road to avoid the appearance of a conflict.
23 Munn Road, property owner Judy Vande Geer met informally with the Board to discuss her property located on Munn Road.
Also present: James Brown, Esq., Robert Haveles and Donald Frydryk, Sherman & Frydryk, Land Surveying & Engineering.
Atty. James Brown stated Ms. Vande Geer plans changes to her property that includes remodeling the existing house to increase the square footage to 9000 square feet; place a pre-fabricated two story barn on the property. The second floor of the barn would have two apartments that would be used on a temporary basis by University of Massachusetts students in the equine program. It is also proposed to convert an existing shed into a pool house with a kitchen and bathroom, although no pool is proposed. Atty. Brown stated the total acreage of the property is 21 acres with the existing house, barn and shed located in the Residential Village zoned portion of the property and the new barn located in the Rural Residential zoned portion of the property.
Dan Laroche stated in his experience temporary housing does not remain temporary, but turns in permanent housing.
Karen King questioned if the extension to the existing home was 9000 square feet or if that was the total after the addition?
Atty. Brown stated Ms. Vande Geer is putting the addition on to accommodate her family when they visit.
Kevin Haley asked for clarification if one or two apartments were proposed in the new barn.
Atty. Brown stated two apartment were proposed, however if the Board did not like that they would do one apartment with four bedrooms. Ms. Vande Geer is also exploring the idea of holding meetings with guest speakers.
Kevin Haley questioned how the proposed project complied with the Monson Zoning Bylaws?
Atty. Brown stated his client has held discussions with U. Mass and has a Non-Profit Organization status in place. In addition to the horses she has chickens and rescue animals.
Dan Laroche stated the Zoning Bylaws allows an apartment for non-paying guests by Special Permit through the Zoning Board of Appeals.
Atty. Brown stated he would research the Special Permit.
Dan Laroche stated Site Plan Review is not required by the Planning Board.
8:15 Tara Hengeveld moved to adjourn.
Karen King seconded the motion.
It was so voted, unanimous.
Respectfully submitted,
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