MONSON PLANNING BOARD
MINUTES MAY 20, 2014
MEMBERS PRESENT: Craig Sweitzer, Paul Hatch, Kevin Haley, Tara Hengeveld and Karen King.
ALSO PRESENT: Dan Laroche.
Craig Sweitzer convened the meeting at 7:00 P.M.
The Board endorsed an ANR Plan submitted by Jessica & Jeremy Groleau for property located on Stafford Hollow Road.
The Board received a letter from Building Commissioner Paul Tacy regarding Tadeus Bukowski’s request to the Planning Board to be allowed to construct decks on some of the units at Quaboag Heights, Palmer Road. Mr. Tacy requested the Board attach specific conditions if it allows decks to be constructed such as:
- Number of decks.
- Unit numbers.
- Size of deck.
- Height of the decks above grade.
- Material specification.
The Board questioned if Mr. Bukowski received a copy of the letter and if not forward a copy to him.
Paul Hatch stated he observed the final pavement on the driveway at Quaboag Heights has not been completed and what is there now is starting to erode. He requested that the Building Commissioner be notified and asked to contact Mr. Bukowski to see when he proposes to finish the driveway.
7.10 Dan Laroche stated the Middle Class Tax Relief and Jobs Creation Act of 2012 Section 6409 “Wireless Facilities Deployment” specifically states that a “State or Local Government shall approve any eligible facilities request for a modification of an existing wireless tower or base station that does not substantially change the physical dimensions of such tower or base station”. The Monson Zoning Bylaws Sections 6.14.1.2 and 6.14.1.3 are in conflict with the Federal law, as they require any modification to existing wireless communications facilities to go through the special permit process for modifications or changes. Mr. Laroche stated there is nothing in the law that prohibits site plan review for modifications to existing facilities and that gives the Town two options: Site Plan review
process or allow the Building Commissioner to approve it.
Craig Sweitzer questioned the Board as to the best way to deal with this?
Paul Hatch stated he would rather see it come to Planning Board for review because that allows for a public forum.
Dan Laroche stated the technology has changed a great deal and if for instance Sprint has a tower with three antennas and wants to replace them visually there would be very little difference and it seems onerous to require Site Plan review.
Paul Hatch suggested if the total area of antenna increases in size Site Plan review by the Monson Planning Board is required, if the total area of antenna is reduced or the same the Building Commissioner would just issue a building permit.
7:25 Craig Sweitzer convened a Public Hearing for 160 East Hill Road, Tree House Brewery Co., LLC for Site Plan approval under Section 7.4 and Section 6.19 of the Monson Zoning Bylaws.
Also Present: Damien Goudreau, Kim Koran-Goudreau, Dean Rohan and Nathan Lanjer, Tree House Brewery, Sheila Koran, Sam Koran, Denise Koran-Klisiewicz, Donald Klisiewicz, Craig Benoit, Brian Fograshy, Lauren Mislak and Roger Woods, PLS Roger Woods & Co.
Roger Woods made a presentation to the Board stating the Tree House Brewery has been operating in a limited capacity as an artisanal farmer-brewery in the gift shop building of Koran’s Farm since December 2013 with no problems. The vision for Tree House Brewery is one that unites the brewery with the sustainable, agricultural roots of Koran’s farm. In order to preserve the farm and the land, the owners must diversify, and it is the intent to grow two or three different varieties of hops, fruit and rye to be used in the varied variety of beers that will be offered on Koran’s farm. It is proposed to construct a 60’ x 140’ (8,400 sq. ft.) building for the brewery operation, entrance driveway and parking area, septic system, well and detention basin.
Craig Sweitzer questioned how many parking spaces would be provided?
Roger Woods stated twelve (12) are shown.
Craig Sweitzer questioned the calculation used to determine the number of parking spaces?
Roger Woods stated there is parking across the street (same side as the existing farm stand) that can be used for overflow parking.
Damien Goudreau stated Tree House Brewery does not have a pouring license, patrons purchase a growler and consume the beer off-site. When the building is constructed and the hours of operation changed to allow the brewery to be open for a longer period, the volume of traffic and parking needs will be spread out over a longer period of time. It is proposed to have three full time employees.
Craig Sweitzer questioned where the employees would park?
Damien Goudreau stated across the street.
Craig Sweitzer questioned the maximum pitch of the driveway?
Roger Woods stated it is a gravel surface downhill from the road with an eight (8) foot change in grade over one hundred and thirty (130) feet.
Dan Laroche questioned how the detention basin would work?
Roger Woods stated test holes were dug and a perc test performed it was determined there is high ground water. The detention basin is capable of holding a 100 year storm and will infiltrate what it can and the remainder overflow through the emergency overflow.
Dan Laroche questioned if the roof run off from the new building would be going into the detention basin?
Roger Woods stated yes.
Paul Hatch questioned the times of operation for the brewery and days open?
Damien Goudreau stated the brewery would be open 6 days a week no earlier than 11:00 A.M. and no later than 8:00 P.M.
Karen King questioned if at some point in time the Tree House Brewery would expand more than what was proposed on the plan submitted to the Board?
Brian Fograshy, 196 East Hill Road questioned if the plan reflected the plans for today or was it a long term three (3) year or five (5) year plan and if the brewery would eventually get a pour license?
Damien Goudreau stated the expansion would not go beyond what was proposed on the plan.
Craig Sweitzer stated the brewery is a farm brewery and would not go beyond what is allowed under the regulations. He questioned the percentage of products produced on site?
Nathan Lanjer stated he was the Tree House Brewery brew master and in addition to growing hops for their green beer would be harvesting approximately ten (10) acres of rye for use in a spicy pale ale and various fruit crops.
Craig Sweitzer stated looking at what is produced on Koran’s farm in total including the farm stand, flowers etc. it would appear the percentages are there.
Nathan Lanjer stated the hops grown on the farm would be harvested and go straight from the vine into the green beers, as opposed to hops that are dried or pelletized.
Kim Goudreau stated this is a family business and the family has a vested interest/ownership in Koran’s Farm and Tree House Brewing Company in making this a success to support the generations that currently live on the property and future generations.
Paul Hatch stated the Building Commissioner/Zoning Enforcement Officer has determined that the Farm Brewery is an agriculture exemption.
Craig Sweitzer questioned if the Board was comfortable with the agriculture exemption?
It as the consensus of the Board that it was comfortable with the decision of the Building Commissioner/Zoning Enforcement Officer.
Dan Laroche questioned if the Board was comfortable with the twelve (12) parking spaces provided with the proposed new building and an existing stone parking area across the street on the farm stand side of the road that could accommodate approximately forty (40) additional spaces.
Paul Hatch questioned if the plan showed that?
Roger Woods stated the existing stone parking area is shown on the plan but the plan does not identify the size of the existing area or the number of vehicles that could be accommodated.
Paul Hatch questioned if the ultimate goal was to move everything into the proposed new building?
Damien Goudreau stated that was the ultimate goal but at the moment the new building would be basically all production and they would continue using the facilities across the street.
Tara Hengeveld questioned if one handicap parking space was sufficient?
Paul Hatch stated it must either be none or two.
Kevin Haley stated he was concerned with safety and the number of people who would be walking back and forth across the street. This is a year round operation not just summertime when it stays light for longer, and if as stated tours would be provided then lighting becomes important.
Dean Rohan stated on the right hand side of the proposed new butler building there is a gravel area that could be utilized for parking.
Kevin Haley questioned the hours the property would be illuminated?
Damien Goudreau stated the lights would be on a motion sensor.
Tara Hengeveld questioned if the tours of the brewery would be the same as the operating times of six (6) days a week 11:00 A.M. to 8:00 P.M?
Damien Goudreau stated they were flexible on that.
Paul Hatch stated it would be an advantage to have some signage.
Dan Laroche stated the Board should have a lighting plan.
Craig Sweitzer stated the concerns brought up by the Board members are a result of the remote parking. He questioned if there was a way to have all the parking on the same side of the road?
Kim Goudreau stated the driveway would be approximately twenty four (24) feet wide.
Craig Sweitzer stated it is not the intent of the Planning Board to design the project, but the Board is looking for dedicated parking, parking on the driveway is not the solution. The Planning Board is charged with public safety among other things and although the Board supports any proposal that would make the farm more viable, if land cannot be found on the same side of the road as the proposed new building, the applicant will have to come up with a safe plan to get people from one side of the road to the other. It is the hope of this Board that this will be a very successful venture and that will inevitably increase traffic both vehicular and pedestrian.
Damien Goudreau stated a huge part of the business is sending beer out and the goal is to have the retail space moved across the street to the new building where the beer will be brewed.
Craig Sweitzer that is also what the Board would like to see but the plan proposed to the Board has production one side of the street including tours of the brewery and retail the other side. The Board wants to see a plan that shows how patrons will traverse safely from one side to the other.
Kevin Haley stated the Board cannot second guess what will happen in five or ten years, it has to make a decision based on the plan submitted.
Craig Sweitzer stated the Board may reserve the right to review the plan if parking or safety becomes a problem.
Kim Goudreau stated as she understood it the Board wanted to see a new plan showing future parking, lighting and signs.
Dan Laroche added a rendering of the signs should be included.
Craig Sweitzer stated a notation should be included on the plan that all illumination should remain on site.
Craig Benoit 88 Munn Road stated he has owned property abutting Koran’s farm since 1970 and Sam Koran and his family have been outstanding neighbors and have shown consideration of their neighbors in everything they do on the farm. Mr. Benoit stated he supports the new venture and would agree there will be impact to the neighborhood but it is the right kind of impact.
Brian Fograshy stated he would echo Mr. Benoit’s sentiment that the Koran’s are great neighbors, his only concern is the traffic hopefully the expansion of operating hours will alleviate the amount of traffic.
Damien Goudreau stated they believe the extended hours will help the traffic but the availability to get the Tree House Brewery beer at other locations will also have a big impact on traffic.
Dean Rohan stated at present everyone tries to get there before the beer runs out.
Paul Hatch stated he looked at the plan and what is intended is a detention basin not an infiltration basin. The design does not meet best practices the water coming out of the overflow needs something to dissipate the energy and direct the flow. A stone lined level spreader would slow the water down and spread it over a wider area. Additionally there are no calculations shown, the plan only shows the roof run off.
Craig Sweitzer read a letter from the Board of Health that stated MassDEP is required to review the soil absorption system
Roger Woods stated the plans have been sent to Boston for review by MassDEP.
Paul Hatch reiterated that some way must be proposed to dissipate the energy coming out of the system it will not be easy because of where it is located but the flow must be spread out as much as possible.
Craig Sweitzer stated for clarity the system has been designed to handle a 100 year storm. He questioned in what storm event would the water overflow?
Paul Hatch stated within a few moments of a rain storm starting.
Tree House Brewery Company, LLC requested a continuation of the hearing to address concerns regarding lighting plan, parking, signage, detail of a way to dissipate the energy coming out of the detention system, a description of the brewery production and distribution.
Paul Hatch moved to continue the hearing to Tuesday June 17, 2014 at 7:15 P.M.
Tara Hengeveld seconded the motion.
It was so voted, unanimous.
Kevin Haley moved to accept the minutes of April 15, 2014 as presented.
Karen King seconded.
It was so voted, unanimous.
8:55 Kevin Haley moved to adjourn.
Karen King seconded.
It was so voted, unanimous.
Respectfully submitted,
Linda A. Hull
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