Lebanon planning board continues Mason Storage after‑the‑fact amendment over HVAC, tank and screening concerns

Lebanon — The Lebanon Planning Board continued an after‑the‑fact site‑plan amendment from Mason Storage LLC for 38 Spencer Street to its August 10 meeting, citing unanswered technical questions and downtown‑design concerns about mechanical equipment, multiple tanks and screening.

Amy Mason, co‑owner of Mason Moving and Storage, said the HVAC and mechanical equipment locations changed during construction after the contractor and mechanical subcontractors determined roof mounting was not feasible. The applicant said it obtained an after‑the‑fact variance from the zoning board for equipment pads placed within the rear setback and now seeks planning‑board amendment and waivers for related landscape and screening requirements.

Why it matters: the board treated the application as an amendment to the approved site plan and focused on three separate concerns: mechanical pads placed in the rear setback (variance secured), multiple above‑ground tanks along the building side that lack documented screening, and two condensers/air compressors near the building front that Lebanon’s downtown design rules generally prohibit. Several members said the constructed changes were visible from the rail trail and could be noisy or unscreened during winter months when foliage is absent.

Board request and next steps: the board unanimously continued the application and directed the applicant to submit an accurate, surveyed site plan showing existing conditions, a revised landscape plan, and written justification for any waiver requests. Members suggested mitigation options — additional planting, fencing or relocating equipment to the side of the building — and asked staff to confirm whether the fire department recommended particular tank placement. The board emphasized that the amendment should be judged as a hypothetical proposed change (not on the basis that work has already been completed), per standard after‑the‑fact procedures.

Direct quote: "Our goal tonight is simply to complete the approval process, update the approved plans to accurately reflect the completed project," Amy Mason said, asking the board for guidance and time to prepare revised materials.

Outcome: the board voted unanimously to continue the Mason Storage item to the August 10 meeting; staff will publish the specific list of documents required for the continuation and the applicant will return with a revised plan set and screening proposals.