PLANNING BOARD MINUTES
SEPTEMBER 15, 2015
MEMBERS PRESENT: Craig Sweitzer, Paul Hatch, Kevin Haley, Tara Hengeveld, Karen King and Marilyn Gorman Fil.
ALSO PRESENT: Town Planner Dan Laroche.
7:00 Karen King moved to approve the minutes of August 18, 2015 as presented.
Paul Hatch seconded the motion.
It was so voted, unanimous.
The Board reviewed and endorsed an ANR Plan submitted by Sandra Schermerhorn, for property located on Bennett Road.
Rui Fernandes Senior Engineer/Manager Sohre Turbomachinery Inc. met informally with the Board to discuss modifications to the building located at 128-130 Main Street.
Rui Fernandes requested a waiver of the requirements of Site Plan Approval, as the modifications will not significantly change the building. It is proposed to change one of two doors that exist at the front of the building to a window, leaving one entrance door on Main Street. There is an existing back entrance to the building and it is proposed to add a second rear entrance and to add two windows on the south side of the building.
Paul Hatch questioned if this was to accommodate larger truck deliveries?
Rui Fernandes stated they have truck deliveries now and that delivery is through the entrance door on Main Street, and that will not change.
Dan Laroche stated no changes are being proposed to deliveries or parking. The changes are minor in nature, changing an existing door to a window, adding two windows and a second rear entrance. There are no major impacts proposed.
Craig Sweitzer questioned how the Board felt about the exterior changes to the Building?
Paul Hatch stated adding a second rear means of egress would improve safety for employees, no loss of parking is proposed and the appearance of the building does not undergo a big change.
Paul Hatch moved to approve the request to waive the requirement of Site Plan Approval for the proposed changes at 128-130 Main Street.
Karen King seconded the motion.
Craig Sweitzer stated it was within the intent of the bylaw.
It was so voted, unanimous.
Dan Laroche gave the Planning Board an update on the solar array on Macomber Road specifically the screening or lack thereof. The property owner has not maintained the property, and the screening plantings are in bad shape. It has been difficult to get any response from the company but finally that happened and last week the weeds and grasses that grew up around the plants was cut. The property owners are going to inventory the plants and determine those that are viable and replant those that are dead in the fall.
7:15 Craig Sweitzer convened a Public Hearing for Site Plan Approval as provided by Section 6.23 Large Ground Mounted Photovoltaic Installations of the Monson Zoning Bylaws on the application of Monson Solar, LLC. The applicant seeks to install a 2.6 MW(DC) solar array on a portion of property located on East Hill Road identified on Monson Assessors Map 152, Parcel 15 with a twenty (20) foot gravel access for maintenance. The property is zoned Rural Residential and is owned by Westview Farms, Inc.
ALSO PRESENT: Donald Frydryk, Sherman & Frydryk , LLC Land Surveying & Engineering, Chris Clark, Nexamp (Monson Solar, LLC) and Sean Harrington, Nexamp (Monson Solar, LLC).
Craig Sweitzer read the legal notice as it appeared in the Republican Newspaper the weeks of August 28, and September 4, 2015.
Donald Frydryk made a presentation to the Board stating the project takes place on fifteen (15) acres of a one hundred and seventy seven (177) acre parcel of land owned by Westview Farms, Inc. The fenced in area of twelve (12) point fifty two (52) acres encompasses a 2.6 MW solar panel array and a twenty (20) foot gravel access drive is proposed for maintenance. The site is approximately six hundred (600) feet from East Hill Road, approximately four hundred (400) feet to the closest property to the east and one hundred and sixty four (164) feet to the closest property to the south. The utilities are underground to the access driveway, where three (3) new utility poles are to be set and then connect to the existing poles on East Hill Road. The site is a field and there will be minimal erosion, as it
will remain loamed and seeded, it is proposed to construct a small settling basin to take any run off from the gravel access driveway.
Craig Sweitzer questioned the closest abutting property?
Donald Frydryk stated eighty one (81) feet to the west and to the north it is greater than five hundred (500) feet. It is proposed to plant a staggered double row of arborvitae and mountain laurel, and to provide the nearest abutter with additional vegetation to help with screening. The site itself is at a lower elevation 820 than East Hill Road at the road is 840, so the homes on East Hill Road will look out above the solar array.
Craig Sweitzer stated his concern for the abutter located eighty one (81) feet from the panels.
Donald Frydryk stated that the existing tree line has been left alone. The site will not be graded the disturbance will be the installation of a fence and the racking for the panels within the fence. Additionally there is no tree clearing for the twenty (20) foot gravel access driveway.
Paul Hatch questioned the distance from the panels to the fence?
Donald Frydryk stated ten (10) feet from the panels to the fence.
Karen King questioned the screening behind the houses on East Hill Road?
Donald Frydryk stated there is a mature tree line averaging 30 to 40 feet high.
Craig Sweitzer stated for clarity no grading is proposed for the panels, minor grade change for the access driveway, no excavation for the racking and the only other disturbance would be the trenches for the conduits.
Donald Frydryk stated this is an existing hay field and the grade is consistent throughout. There are existing swales that appear to have been there for a long time, probably to maintain the field.
Kathy Foster 147 East Hill Road stated the panels would be directly behind her home and she was concerned about the glare.
Christopher Clark stated the modules will be positioned to face to the south, they are black and designed to take in light not reflect it.
Craig Sweitzer questioned if any building was proposed to house equipment?
Sean Harrington stated the inversion transformers are set on a concrete slab in the dead center of the array. The inverters are approximately seven (7) feet tall by ten (10) feet wide.
Craig Sweitzer questioned if the only fence was the one proposed around the perimeter?
Donald Frydryk stated that was correct, the fence will be seven (7) feet tall with privacy slats on the southerly side.
Craig Sweitzer questioned run off from the gravel access?
Donald Frydryk stated the gravel access slopes back onto Westview Farms property it will have a paved apron as required by the Town Bylaws and during construction a tracking pad will be installed.
Craig Sweitzer read correspondence from the Highway Department, Fire Department, Police Department and Water & Sewer Department.
John Morrell, Highway Surveyor stated in his letter that he had no problems with the Site Plan, but the applicant would be required to take out a permit with his Department for the driveway.
Stephen Kozloski, Police Chief stated he had no objections to the Site Plan but would ask that the contractor plan for coordination with the Police Department on the flow of construction vehicles into and out of the site, as well as making provisions for adequate signage warning motorists of construction traffic.
Brian Harris, Assistant Fire Chief and Craig Jalbert Water & Sewer Superintendent had no issues with the project.
Karen King questioned if any consideration was given to preserve the scenic view that the residents of East Hill Road currently enjoy?
Donald Frydryk stated he made a site visit with the Monson Conservation Commission because the project required a filing with the Commission and the view from East Hill Road will not be impacted because the panel site is below the grade of the road, but there is no way to shield the site from the properties up on the hill.
Craig Sweitzer questioned if any lighting was proposed?
Christopher Clark stated no.
Craig Sweitzer questioned what was proposed with regard to decommissioning?
Christopher Clark stated they propose a decommissioning fee based on dollars per megawatt which is consistent with large ground mounted systems they have in other communities. It is proposed to have a cash escrow account for decommissioning in the amount of $26,000.00 starting with $7000.00 and add $2000 per year.
Craig Sweitzer stated that should be reviewed by Town Counsel.
Craig Sweitzer questioned what was proposed for surety for the plantings?
Christopher Clark stated under the management plan they would be responsible to replant any plantings that were not viable for the first two (2) to three (3) years.
Tara Hengeveld questioned when the screening would be planted?
Christopher Clark stated May is the typically the time of year the plantings are put in. He stated they were conscientious with regard to the mortality of the plantings and replant.
Craig Sweitzer questioned if they proposed any other surety other than their word? He stated he was not saying he did not believe they would act in good faith, but past experience has made this a sensitive issue for the Planning Board.
Daniel Laroche questioned if a short term bond that could be released proportionally over time would work?
Craig Sweitzer stated if for any reason things did not go well with the plantings a bond means the Town must spend money and it takes a long time as everyone knows when insurance companies are involved.
Christopher Clark stated they would propose a cash escrow account.
Karen King questioned if any upgrade of the power line on East Hill Road would be necessary?
Christopher Clark stated the utility poles have already been upgraded because of the brewery. He stated an interconnection agreement was submitted with the application for Site Plan Approval and currently they are working with three other parties to sell power.
Craig Sweitzer stated the Board has still to settle the issue of surety for the screening and replanting of any that do not survive. He questioned the amount the applicant had in mind?
Christopher Clark suggested $5000.00 for plantings and replace any plants within 2 years, once the plants are established and surviving take back the escrow.
Craig Sweitzer stated with the number of plantings proposed $5000.00 is not enough.
Christopher Clark stated they would agree to $15,000.
Paul Hatch stated for clarity this is a cash escrow account of $15.000 for the plantings and another cash escrow account of $26000.00 for the decommissioning.
Craig Sweitzer stated the approval of the Site Plan would be conditioned on approval by Town Counsel of the surety for decommissioning and plantings for screening.
Paul Hatch moved to close the hearing 8:00 P.M.
Karen King seconded the motion.
It was so voted, unanimous.
Paul Hatch moved to approve the Site Plan for a Large Ground Mounted Photovoltaic Installation for Monson Solar, LLC. located on property on East Hill Road, Monson Assessors Map 152, Map 15 owned by Westview Farms, Inc. pending approval of Town Counsel of two cash escrow accounts in the amounts of twenty six thousand ($26,000.00) dollars for decommissioning the facility as required by Section 6.23.11 of the Monson Zoning Bylaws and fifteen thousand ($15,000) dollars to ensure the proposed plantings for screening are maintained and replaced until they are well established.
Tara Hengeveld seconded the motion.
It was so voted, unanimous.
Craig Sweitzer stated the reasons for the approval include the documentation submitted by the applicant supports the decommissioning surety amount proposed; the amount of the screening surety proposed is reasonable for the maintenance and replacement of plantings that fail and the existing row of trees are to remain to screen as much as possible the closest abutting property line.
8:10 The Board reviewed the final revision of the Home Occupation Bylaw presented by Dan Laroche and will start the process to hold a public hearing and bring the bylaw to Town Meeting.
Craig Sweitzer stated the Board appreciated the work Dan Laroche put into developing the bylaw.
8:15 Kevin Haley moved to adjourn.
Craig Sweitzer seconded the motion.
It was so voted, unanimous.
Respectfully submitted,
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