09-10-19 BPB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
Board:
Planning Board Meeting
Date:
September 10, 2019
Location:
Beverly Council on Aging, 90 Colon Street
Members Present
Chair Ellen Hutchinson, Vice Chair Ned Barrett, Sarah Bartley, Derek
Beckwith, William Boesch, Alexander Craft, Ellen Flannery, Allison
Kilcoyne, Wayne Miller
Members Absent:
Others Present:
Assistant Planning Director Darlene Wynne
Recorder:
Samantha Johanson, Recording Secretary
Chair Ellen Hutchinson called the meeting to order at 7:04 p.m.
Ellen Flannery: Motion to recess for Public Hearing. Derek Beckwith seconds. The motion
passes (9 -0).
Public Hearinin Site Plan Review Application #142 -19 — Construct a Police Station on a 2 -acre
parcel which currently serves as an overflow parking lot for the Cummings Center —175 Elliot
Street — City of Beverly
Materials added into the record:
• Site Plan Review Application Form, dated 8/6/19
• Plan Site: "Beverly Police Station" Site Plan Review documents, prepared by Kaestle Boos
Associates, Inc., 34 sheets, dated 8/12/2019
• Letter from Eric Barber, P.E., Department of Public Services and Engineering, dated 9/10/19
• Letter from Jenna Pirrotta, Conservation Commission, dated 9/9/19
• Letter from Captain Chris Halloran, Fire Department, City of Beverly, dated 9/9/19
• Letter from Emily Hutchings, Design Review Board, dated 7/15/19
• Letter from William Burke, Board of Health, dated 9/3/19
Darlene Wynne reads the Public Notice.
The City is looking to construct a police station on a 2 -acre parcel which currently serves as an overflow
parking lot for the Cummings Center. Jarrod McGonagle, Kaestle Boos Associates introduces the project
team: Project Manager, Mark Ryan from CBRE Henry the owner's project manager, Bob Griffin, Griffin
Engineering, David McKinley, Kaestle Boos, Keith Mercy, Kaestle Boos, and the Beverly Police Chief
LeLacheur.
McGonagle tells the Board that they started project design in November 2018 and that they received a
recommendation from the Design Review Board on July 11, 2019. They will be meeting with the
Conservation Commission on the September 17th and they are hoping to start the bidding for the project
on October 28, 2019. A full package should be ready by January 2020 and a groundbreaking is expected
in the winter of 2020.
Special requirements include the location is within the 100 -year flood plain and a height variance for the
building from the Zoning Board of Appeals. There are no setbacks and no frontage requirements for this
project. He points out on the site plan where the secure parking areas will be located, which is on the
north side of the property with a public parking area on the west side. They are maintaining the crosswalk
connection and ATM access. The site is in a floodplain, so they will be raising the site about 5 feet. To the
southeast on the site plan, there is a small walk out area where they will have things like the prisoner
release area. On the west side is a public plaza and handicap ramp. McGonagle then shows the general
parking circulation. They do not foresee any traffic issues due to the differing shifts of the police station
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Meeting Minutes
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officers and employees. A traffic study is being conducted at the request of the Parking & Traffic
Commission.
McGonagle then shows the Board the building elevations. He notes the drainage will be handled on -site
and brought to the storm sewer on Elliott Street. They will make improvements on the Cummings Center
side, where the drainage will be taken by a pipe and brought out to Elliott Street. The landscaping plan
will include native trees and ornamentals for the plaza areas to provide some shade. Keith Mercy
comments that they may do solar panels in the future for the parking lot and it wouldn't make sense to put
trees in certain areas to have to remove them at a later date. McGonagle then shows the Board some
renderings of the building from all different perspectives. He points out where the staff entry will be as
well as plantings along the retaining walls.
Allison Kilcoyne asks if there will be a training room in the Police Station. Police Chief LeLacheur
comments that there will be a general training room that fits about 40 people. And tells Kilcoyne that they
will also have a simulator for officers and other towns /cities in the area to use.
Zane Craft asks if there is a plan for solar panels. Mayor Michael Cahill comments that they had to step
back from solar due to some budget constraints. But they did find a consultant that may be able to do
them for an affordable price. There is a subsidy solar program and their goal is for the building and
parking lot to have solar panels. Their goal is to also be a net zero building, using geo- thermal for heating
and cooling and the solar for the electric.
William Boesch asks about how they assessed the current space to determine what their future needs
would be for this building. Chief LeLacheur discussed what they need now and in the future for growth of
the station. LeLacheur says that the building will have an expanded locker room space if they hire
additional female officers and additional office space that they can utilize in the future when needed.
Ned Barrett asks what will be needed for excavation. McGonagle tells him that the site has been tested,
that the site is being raised, and that they are not doing a basement so there will be limited excavation.
Barrett asks if there is a driveway for the station. Steve Drohosky, General Manager of the Cummings
Center, explains that there is a curb cut which is currently being used by Cummings Center patrons to get
into the garage, but it will no longer accessible for Cummings patrons. Barrett asks if the parking for
Cummings Center will be impacted by this project. Drohosky tells him they do a monthly traffic study,
and usually there is about 600+ parking spaces that are vacant.
Hutchinson asks if the 2nd entrance will be gated to prevent patrons from entering. Mercy points out
where the gate is and where it will be police access only. Hutchinson then asks how the number of spaces
required was determined. Mercy answers that the number was determined based on the number of staff on
a shift, and the turnover during the changes; he adds that there are usually about 6 shift changes. Chief
LeLacheur adds that some of the parking will be for the spare cruisers and there will also be a small
impound lot for evidence.
Barrett asks if they will still need to utilize the satellite offices. Chief LeLacheur tells him that they won't,
and that everything will be included in this new building.
Hutchinson invites the public to comment and ask questions about the project.
Euplio Marciano of 141 McKay Street asks if the 2nd entrance will be blocked off. Hutchinson tells him
that it will be gated and only used by the police.
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Hutchinson asks Wynne if there are any letters for the record to be addressed. Wynne reads off the list of
letters that they received regarding this project. The Conservation Commission will hold a Public Hearing
for a Notice of Intent for the police station. The Fire Department did not have any issues for the proposed
project, and they will be monitoring the access of water supply to the project during construction. The
Design Review Board issued a letter recommending approval of the plan. The Board of Health's letter
included a list of standard conditions for the Planning Board to consider regarding site construction,
demolition, dust control, and street cleaning. The Engineering Department sent a letter and they did not
have any specific conditions, but noted that the Department of Public Services will continue to be
involved in the design reviewing things like stormwater solutions and infrastructure improvements.
Hutchinson asks if the applicant can comment about the City Engineer referring to them installing drain
lines to increase capacity on the site. Bob Griffin of Griffin Engineering at 495 Cabot Street explains that
there is currently a drain line that crosses through where the Police Station will be built, which carries
stormwater from the Cummings Center parking lot to Elliott Street. That drain line will be intercepted by
the Police Station, so they will have to relocate and construct a new drain line around the perimeter of the
property. The parking lot will also drain into the new drain line, which will be conveyed out to the
municipal drain line on Elliott Street. They will also be making some stormwater management
improvements in the parking lot so that they can bring the parking lot into compliance with stormwater
management standards.
Hutchinson comments that they should wait for the Conservation Commission and the Parking and
Traffic Commission review and she suggests that they continue the Public Hearing.
Flannery: Motion to continue the Public Hearing to the October 1, 2019 meeting. Boesch seconds.
The motion passes (9 -0).
Public Hearing: Site Plan Review #143 -19 and Special Permit #173 -19 — Construct a 3 -story
restaurant containing ground floor amenities including restrooms, a snack bar, and small
commercial space for water - related retail or recreational use on land owned by the City of Beverly
— 1 Water Street — Beverly Restaurant Associates, LLC c/o Glovsky & Glovsky, LLC
Materials added into the record:
• Special Permit Application and Site Plan Review Application Forms, dated 8/12/19 and
associated addendum and attachments, including assent to Submit Application, from Mayor
Michael Cahill, City of Beverly, dated 8/7/19, project narrative, and excerpt from City of Beverly
RFP #18 -031
• Civil Plan Set: Site Redevelopment Plans Mission Boathouse Restaurant, 1 Water Street, Beverly,
MA; 14 Sheets; prepared by the Morin - Cameron Group; dated 8/12/19.
• Architectural Plan Set: Mission Boathouse, 1 Water Street, Beverly, MA; 9 Sheets; prepared by
Bisbano +Associates, Inc., dated 8/12/19.
Wynne reads the Public Notice.
The applicant submitted an RFP back in fall of 2018 and had the winning proposal. The proposal involves
the long -term lease of approximately 36,477 square feet of property, excluding the roughly 5,770 square
foot area comprised of the Glover Wharf apron and recreational marina slips.
Miranda Gooding of Glovsky and Glovsky tells the Board that they are looking to continue the Public
Hearing to the October 1, 2019 meeting.
Flannery: Motion to continue Public Hearing to the October 1, 2019 meeting. Boesch seconds. The
motion passes (9 -0).
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Flannery: Motion to recess at 7:50pm. Boesch seconds. The motion passes (9 -0).
Flannery: Motion to reconvene meeting at 8:OOpm. Boesch seconds. The motion passes (9 -0).
Continued Public Hearine: Site Plan Review #140 -19, Special Permit #172 -19, and Inclusionary
Housine Permit #17 -19 — "Depot II" a mixed commercial and residential building containing 115
residential units with associated parking and site improvements — 134 - 142 -146 Rantoul Street and
1 -9 Park Street — Depot Square Phase II, LLC
New materials added into the record:
• Planning Department Staff Report summarizing comment letters received to date.
• Letter from Captain Chris Halloran, Fire Department, City of Beverly, dated 9/10/19
• Letter from Paul Herrick, dated 9/10/19
• Email from Liz and Bob Jones, dated 9/9/19
• Email from Peter Johnson, on behalf of John Hall, Peter Johnson, Suzie Lamont, Wendy Pearl,
Jim Younger, Scott Houseman, dated 9/7/19
• Letter from the City of Beverly, Scott Houseman, City Councilor, Ward 4, dated 9/5/19
• Letter from Peter Lutts, dated 8/20/19
• Email from Hannah Bowen, dated 8/29/19
• Letter from Stephen J. Drohosky, Cummings Properties, dated 8/20/19
• From William Squibb, an historical letter to Lee Delicker, Windover Development from Brona
Simon, Massachusetts Historical Commission, dated 12/31/2013 received at the meeting
• "Comments presented to the Design Review Board 9 -5 -12" from Depot Matters, received at the
meeting
• From Jim Younger, planned verbal comments for 9/10/19 meeting
The Board is continuing the Public Hearing from the August 20, 2019 meeting. The applicant will discuss
the design and inclusionary housing.
Wynne says that Alexander Craft was absent at the previous meeting and certified pursuant to the Mullin
Rule that he has reviewed the notes and video from the last meeting and therefore eligible to participate in
the hearing.
Hutchinson comments that the Depot Matters group would like to have some time to speak regarding the
project.
Miranda Gooding of Glovsky and Glovsky, 8 Washington Street, Beverly, for the applicant, introduces
the team for the project: Chris Koeplin, Beverly Crossing, Thad Siemasko of SV Design. Gooding tells
the Board that the project size and features are the same as reviewed at the August 20, 2019 meeting.
There have been no changes since the Design Review Board meeting last week. The approvals process
included the Parking & Traffic Commission meeting, which recommended the project with some
conditions. She expects their recommendation will be submitted before the next Planning Board meeting
on October 1St and the team will also have a traffic consultant present at that meeting. At the end of the
Design Review Board meeting, a preliminary vote concluded that 4 out of the 6 voting members agree
that the current design is consistent in the intent with the Tall Building Design Guidelines.
Gooding explains that they are not applying for any variances for the project. She then clarifies that they
are not trying to break the rules, and that they are following the rules, which have been amended and
amplified several times since 2007 to encourage transit- oriented, mixed used development and taller,
bigger buildings in this section in town. They need a Special Permit for the height, which is not a
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Variance. She then explains that regarding affordable housing, the applicant's proposal to get credit for
the off -site units does not require a Variance nor a Special Permit. These credits have already been
approved and it is allowed by the Zoning Ordinance. Nine units will be permanently restricted at a
maximum level of 60% area median income (AMI). Six units will be at Hardy Street; three of those units
will be deeply affordable at 50% AMI and another three at deeper affordability of 30% AML They are
also including 3 credit units at 461 Rantoul Street at maximum 60% AMI. Gooding believes that they are
exceeding the affordability requirements. In addition, they are meeting the comparability issue by
providing 2- and 3- bedroom units. However, the units are not on site, but the ordinance allows them to do
a variety of combinations to meet those requirements and get credit for them. She notes they could apply
the credits to another development and another zoning district if they chose to.
Gooding adds that Beverly Crossing has created 48 on -site inclusionary units since 2012 in their projects.
There are several benefits to this proposal including diversity of housing units and deeper affordability
levels because of their partnership with Harborlight Community Partners. Both of the off -site projects are
nearby and in walking distance to the Depot. The maximum rent is $586 a month for the 30% AMI units,
$1,039 a month for the 50% AMI for 2- bedroom units, $1,400 for 3- bedroom at 60% AMI. Typically, the
80% AMI units that the Board reviews usually has a maximum rent for 2- bedroom units at $1,925 for an
affordable unit and $1,724 for an affordable 1- bedroom unit.
Siemasko tells the Board that their redesign goal has been to reduce the scale of the building and make it
more historic in aesthetics. They have focused on the Park Street and Pleasant Street elevations per the
Design Review Board recommendations and have added more brick to the exterior, a stair tower set back
into the building. In addition, the 5' and 6' floors are set back on both Park and Pleasant Streets. They
also reduced some details, but one that remains is the arched brick colonnade facing the park. He shows
the Board the renderings and different points of view of view of the project including the street wall down
Rantoul Street, planters, a plaza, 20 -foot connection to plaza, and stairways. He comments the cornice
height aligns with the 4 -story buildings down the street. They have added cast stone and other details
similar to the Post Office to help it flow better.
Hutchinson opens the hearing for public comment and tells the public, if they are going to speak, the
Board does consider their comments when making the decision on this project.
Georgia Bills of 26 Lothrop Street tells the Board she was at the August 20, 2019 meeting. She would like
them to preserve the history of the City and to not destroy the historic building at the Depot.
Tom Hayes of 26 Morningside Drive tells the Board he was at the August 20, 2019 meeting as well, and
that he opposes the current project. The parking is an issue with him. The 2- bedroom units will more than
likely have more than one car, even though there is only one spot per unit. He believes that does not leave
enough parking for retail and other parking in the area for visitors as well. He thinks it should only be a 5-
story building and that the retail space should look more like a train depot similar to the current
architecture in the area like the Press Box and Casa de Luca restaurant.
Babbette Loring of 573 Hale Street, agrees with Bills, commenting that it's a crucial historic area and she
would like to see something more reflective of the other buildings in the area.
Leslie Gould, the Executive Director of the Greater Beverly Chamber of Commerce tells the Board that
she has seen many situations like this during her time as part of a few different Chambers of Commerce
throughout the years. She is also a member of the Parking & Traffic Commission and has had the
opportunity to listen to two of the hearings for this project. Gould comments that this project is not
designed for families but believes that families should move into single family homes because they
deserve that. The project is better for empty nesters or young professionals. She thinks it is a good idea to
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have this project built at the train depot. Gould met with Koeplin and how he explained the project leads
her to believe that they are trying to create something Beverly will be proud of. She likes the openness of
the platform where people can have places to sit, enjoy a farmer's market, or wait for family coming
home on the train.
Dr. Jamie Engel, owner of Aligned for Life Chiropractic on Rantoul Street and a resident at 48 Federal
Street, comments that years ago she was nervous when she first opened her office on Rantoul Street and
leaving alone at night. Throughout the years she has seen Rantoul Street blossom as well as being a Board
Member of Beverly Main Streets. She believes the applicant is putting a lot of care into this project. She
is in favor of it as both a business owner and resident.
Caroline Mason of 583 Hale Street represents the Historic District Commission on the Design Review
Board, she tells the Board that the Vice Chair of the Design Review Board and she are opposed to this
project based on the height, and not for any other reasons. She would like for them to protect the
historical building and the height is detriment to the City, and not the right fit for this historic district.
Roberta Gallante of 11 Ober Street tells the Board that she is concerned with the parking at Park Street
and the surrounding area.
Richard Vincent of 1 Mulberry Street comments that Rantoul Street has been improved and that his condo
has increased in value because of these improvements.
Hutchinson notes that Andrew DeFranza of Harborlight Community Partners, who would be managing 6
of the affordable units, needs to leave and asks the Board if they have any questions.
Barrett asks for an update on the Hardy Street project timeline. DeFranza answers they have been
working with the state on financing and are hoping to start construction next month with occupancy later
next year. Barrett then asks DeFranza to comment about the applicant's plans to provide meet its
inclusionary housing requirements off -site. DeFranza comments that he knows many people in the room,
wears many hats, and is conflicted in many ways. He responds that you always want the units to be
onsite, unless you can get one of two things: more volume meaning more affordable units, or deeper
income penetration. He would take either of those two things as a trade anytime he can get, in order to
serve people better. But he acknowledges that trade has costs and implications.
Hutchinson asks DeFranza to comment on the significance of having affordable housing that is 3-
bedroom units. DeFranza says that they have interest in a variety of housing, such as elderly housing in 1-
bedroom units. Typically, more volume and more bedrooms is good, not because there is no need for 1-
bedroom senior units, but because it is hard to find 3- bedroom units. He notes that there is downward
pressure on multiple bedroom units as a means to restrict children, and specifically children of color and
so providing 3- bedroom units has value.
Derek Beckwith asks DeFranza about the area affordability for moderate incomes to move into housing
units between Cabot and Rantoul and does he think housing development has brought higher cost into the
area and what the pressure is up or down for housing stock in the area. DeFranza comments anecdotally
that the the City has a wide range of housing types and income groups throughout. He acknowledges there
is pressure in Beverly and in other communities, referred to as NOA or naturally available stock, such as
2- bedrooms and 3- bedrooms. He says there's a lot of pressure on traditionally affordable housing stock in
general and any time new development comes in, it's more that the market demand shows that price point
is viable at higher levels. He doesn't think that it is causal, where the newer buildings drive prices up. It's
more that price is a factor of the current market demand, but people do want more money for those units
than they did before.
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Ray Tilton of 36 Fairview Avenue is concerned about the parking and believes that the development will
add more parking issues, as well as any other future developments. Tilton believes that the City should
develop more public parking in the area.
Councilor Estelle Rand of Ward 2 tells the Board that she hears a lot of concerns about parking and
affordability but understands that they want to keep the city thriving. She comments that Beverly
Crossing isn't doing anything outside what the City allows. Rand is in favor of onsite housing but is also
in favor of offsite housing if it is deeply discounted. She adds that the issue that most people are
expressing is the overall design and height of the building. Some folks are telling her that they want a full
redesign of the project. However, Rand doesn't believe that this will solve all the issues with the project.
Andy Devereaux of 11 Lawnbank Road comments that he remembers when Beverly was down and out,
but now the city is having a renaissance, with Rantoul Street being improved, and believes that this
project is part of that improvement. He thinks the building is a good - looking building, and thinks it blends
in nicely, with 2 floors of parking underneath with 115 parking spaces for 111 units. He notes that the
taxes generated will help cover City costs and that once it was hard to raise capital in the City. He is in
favor of this project and urges the Board to seize the opportunity.
Maureen Troubetaris of 28 Davis Road and a former City Councilor. She is concerned about losing the
history of the city with this project. She is not against any building in that area, but would like to see a
design more from the 20' Century and believes it can be done.
Mike Coughlin of 131 Essex Street, and a member of the Beverly Biking Committee, comments that there
is no storage for bikes, and no bike racks at Depot or along Rantoul and should be considered as the
Board approves these projects.
Hannah Bowen of 13 Thorndike Street. She notes she is a target audience of this development and
appreciates the new development that has occurred. She was drawn here by the quality of life and agrees
that there is an affordability issue. She said she expects more affordable units to be built in the project.
Casey Soward of 25 Wallis Street and Executive Director of the Cabot Theater comments that he is happy
that the area has become a walkable neighborhood and Rantoul Street has improved. However, business
owners need more people with disposal income to come to the City. The new developments are helping to
fill the Cabot Theater as well. He is in favor of the project.
Matt Pujo of 11 Longwood Avenue tells the Board that a lot of people do not oppose the project but are
opposed to the changes in the National Historic District. The Historic District Commission was working
on keeping these historic buildings in existence and believe they are worthy of preserving. He believes the
project's historical design is very minor and the scale of the project is problematic.
Peter Gunn of 15 Railroad Avenue is impacted by all the development on Rantoul Street. He believes
there are too many apartment buildings, commercial spaces that are not occupied, and it's becoming over-
developed. He comments that they won't know what impact these developments will have on the City
regarding traffic congestion, overcrowding of the beaches and parks, until years later.
Hutchinson asks Depot Matters to begin their presentation.
Councilor Scott Houseman of 27 Appleton Avenue comments that he is not a member of Depot Matters
nor does he represent them. However, he is speaking for himself as a City Councilor. He mentions that
Rantoul Street has had a rebirth of development. A lot of people come and go from this neighborhood
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each day commuting to Boston and come to the park for city celebrations. He believes that the proposed
design is flawed but that it can be corrected. He then comments that if the Design Review Board believes
that there are inconsistences with the design review guidelines, that they should reject a recommendation.
The goal of the Design Review Board is to make recommendations to guide the physical design of a
project and ensure that the project adheres to the design guidelines of the City. He believes the building
can be saved and that the applicant should keep it in place and have new construction that fits the area.
Wendy Pearl of 21 Morningside Drive, a member of the Historic District Commission, and Depot
Matters, tells everyone that the community needs to think through what will be built here in Beverly.
Pearl comments that the area in which the project will be built is one of the most significant landscapes in
the City and is on the National Register as an Historic District. She would like to see a design that
elevates this area and keeps the historic features in its design. Pearl comments that when she asked at a
previous meeting if the Planning Board needs to adhere to the Design Review Board's recommendations
and they told her no. She comments that Depot II does not adhere to the Tall Building Design Guidelines,
it doesn't fit the site, and it doesn't meet all six of the criteria for a Special Permit consideration. She
reiterates that the guidelines should be followed. She adds that a lot of historical buildings have been
preserved for reuse. Pearl reads the height limitation statement. She adds that the building has three
fronts, but there are limited doors opening out to the street. If you are walking down Park Street, most of
the elevation is a wall next to you which separates the sidewalk from the ground floor activities. She
points out that a lot of the open space is dedicated to resident and customer only uses. Pearl then asks why
they can't use the tools of the old City buildings, utilize the streetscape, and have the storefronts up the
slope so that it can engage the Public. She comments that the existing building meets the design
guidelines, but that the new development does not. She objects to the project because it adversely affects
Railroad Avenue and the sidewalks. The demolition of the three buildings will affect the character and
historic context which would remove them from the National Historic Register.
James Younger of 32 Butman Street, member of Depot Matters, notes they have collected about 2,000
signatures for Depot Matters that are against the project. He thinks this project is about a vision. He would
like to see the architect develop a variety of design options for this project, with significant differences
that meet the intent of the Tall Building Design Guidelines, meet the City's requirement for affordable
housing, and do not require special consideration for approval.
Peter Johnson of 676 Hale Street, and of Depot Matters, comments that the developer is there because
they need exceptions to the project. Depot Matters would like a design that preserves the history, but the
current design is not thoughtful for this area. He comments that they said they would not tear down the
key buildings in the Historic District. Although the district is important to the residents, the district is
important to the developer because they received tax credits. Johnson adds that the previous boss of the
developer made commitments about the project that the current one has nothing to do with. Because it
took them 5 years to develop this project, they now must build more units to cover the rising costs of
construction. Johnson comments that they have only made minor changes to the design and aren't
listening to the concerns of the public. He adds that they are not embracing the historic character of
Rantoul Street. He then comments that he hopes that the Planning Board rejects the request for a Special
Permit.
Hutchinson acknowledges that the applicant was looking for comments from the Board, but she wants
time to review the Depot Matters slides. Hutchinson invites the applicant to address Depot Matters
concerns. Wynne suggests they extend the time of the hearing.
Barrett: Motion to delay the scheduled start of the next Public Hearing on Site Plan Review 4141-
19 108 Bridge Street until 10:15pm. Flannery seconds. The motion passes (8 -1, Boesch
opposed).
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Gooding comments that they have gone through the Design Review Board guidelines and have listened to
the Depot Matters presentation. They are not ready to rebut the comments made by Depot Matters, as they
would like some clarification from the Chair if they want the applicant to do that with the Planning Board.
Hutchinson adds that she thinks that Depot Matters has raised some valid points and she would like more
time to review their presentation and concerns. Gooding comments that they would like to prepare and
present their own presentation at the next meeting. The guidelines are not a checklist, but more of a list of
generalizations.
Flannery agrees that Gooding should do a presentation for the Planning Board at the October 1, 2019
meeting.
Gooding wants to have a discussion as well at the next Parking & Traffic Commission meeting.
Hutchinson comments that the next meeting for the Parking and Traffic Commission is on October 22,
2019, and the next Planning Board meeting is on October 1, 2019. Bartley wants to make sure that the
Board leaves enough time to ask their own questions and the questions they are being asked by the public.
Hutchinson says, without usurping the role of the Design Review Board, she would like to also see that
presentation. Planning Board comments would be deferred to future meetings.
Boesch asks for clarification as to the Board's role in reviewing what the Design Review Board has
already reviewed. He asks, can the Board revisit it. Barrett explains that there is a multi - factoral decision
to make on a Special Permit request and the added information will help frame questions and comments.
He notes it relates to the overall project and meeting the Special Permit criteria. Gooding says she
understands the issue as it relates to the Special Permit inquiry, but at what level of detail. Barrett clarifies
that the applicant should be prepared to present their design rebuttal to what was heard tonight, address
the Special Permit criteria, and parking and traffic response at the following meeting.
Euplio Marciano, 141 McKay Street, asks for someone to restate the six factors of a special permit.
Gooding comments that they are in their application. Hutchinson confirms that they are a matter of public
record and won't be read at this time. He also asks about the Citizen Initiative Petition and asks if the
citizens have a mechanism to go against this vote. Hutchinson comments that she cannot comment on it
now.
William Squibb, 509 Cabot Street, hands out a letter from the Massachusetts Historic Commission and
reserves comments for the next meeting.
Flannery: Motion to continue Public Hearing to the October 1, 2019 meeting. Boesch seconds. The
motion passes (9 -0).
Barrett: Motion to recess and delay the scheduled start of the next Public Hearing on Site Plan
Review 9141 -19 108 Bridge Street until 10:25pm. Miller seconds. The motion passes (9-
0).
Flannery: Motion to reconvene the Public Hearing at 10:25pm. Kilcoyne seconds. The motion
passes (9 -0).
Continued Public Hearing: Site Plan Review #141 -19 — Conversion and expansion of an existin
building (containing one unit) to a residential dwelling adding three new townhouse stvle units, for
a total of four residential units —108 Bridge Street — Frates Realty Trust
• Planning Department Staff Report
• Letter from Thomas Alexander, Alexander & Femino, dated 9/6/19
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• Civil Plan Set: Site Plan for 108 Bridge Street, Beverly, MA, 3 sheets, prepared by George J.
Zambouras, dated July 2, 2019 revised through August 28, 2019.
• Architectural Plan Set: Bridge Street Residence, 108 Bridge Street, Beverly, MA, 11 Sheets,
prepared by LF Studio, dated July 2, 2019 and revised through September 6, 2019.
• Letter from Aaron Clausen, Vice Chair, Parking and Traffic Commission, dated 8/16/19
• Letter from William T. Burke, Director of Public Health, Board of Health, dated 8/15/19
• Letter from Captain Chris Halloran, Fire Department, dated 9/9/19
• Letter from Emily Hutchings, Design Review Board, dated 9/6/19
• Letter from Eric Barber, P.E., City Engineer, dated 9/10/19
This is a continued public hearing. The project was recommended subject to conditions from the Design
Review Board on September 5, 2019.
Wynne says that Alexander Craft was absent at the previous meeting and certified pursuant to the Mullin
Rule that he has reviewed the notes and audio /video from the last meeting and therefore eligible to
participate in the hearing.
Thomas Alexander with offices at 1 School Street on behalf of the Frates Family Trust introduces the
project to create four townhouse style units. Last spring, they obtained approval from the Zoning Board of
Appeals and have also obtained ANR approval from the Planning Board and are now here for Site Plan
Review. Parking and Traffic Commission and Design Review Board have recommended to the Planning
Board to approve the site plan with conditions. He notes the applicant made changes regarding their
suggestions. Alexander adds that they have submitted letters from the City Engineer, the Fire Department,
and the Board of Health which are all in favor of the project. Alexander introduces the owner of the
project, John Frates, engineer George Zambouras, and architect Lyle Folkestad, of LF Studio.
George Zambouras, 17 Noble Hill Road, comments that through the Parking and Traffic
recommendations, they made changes to show the turning movements of access to parking space 91, and
how vehicles get in and out without interfering with parking space 94. He adds that they had to show
where the vehicle for 106 Bridge Street would be parking. They will have access on Bridge Street where a
curb cut is located by providing an easement for access for a future driveway. They are also changing the
location of the utility lines with individual service to the units. Because they are condos, they will need a
master meter. They are replacing the water surface as well. The sewer line will also be changed with
individual pump stations in each of the units.
Lyle Folkestad, LF Studio, comments that the layout continues to be the same as what was originally
proposed with four units. One unit is 28x26, and the remainder of the units will all be 22x24, 3 stories
high, and 1,300 sq. feet. They reduced the elevations by 3 feet. Hutchinson comments that they have
never seen the original presentation, so he starts from the beginning of the design layout.
Folkestad shows the existing building on Bridge Street and Carlton Avenue. He explains that it is a
concrete slab with a garage underneath with service area behind it. He describes the existing design and
how the interior would accommodate a residential unit, with a parking area at street level. Unit 1's
entrance will be off Bridge Street. The other 3 units are the same but with some layout variations. He then
points out the front elevation and garage doors.
Wayne Miller asks what they plan on doing for trash, recycling, and composting. Folkestad shows where
trash and storage will be. Miller asks if the HOA has restrictions for solar panels. Alexander comments
that they have not included solar panels in the design and that there are no restrictions for adding them.
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Meeting Minutes
September 10, 2019
Flannery asks if the homeowners will be made aware that it is a private way and that they will be
responsible for the snow removal and maintenance. Alexander tells her yes, and that it is a condition from
Parking and Traffic Commission.
Bartley asks for clarification for the HOA. Alexander explains that it is going to be a condo association
with bylaws. Parking &Traffic Commission asked that the owners be put -on notice that they are on a
private way and add that into the deeds and condo documents.
Aaron Clausen adds that even though Parking & Traffic requires them to inform the new owners that it's
a private way, the condition is suggesting that the new buyers will be responsible for it. Property owners
will have to pave and plow the private way. They will have to have a conversation with the existing
homeowners on the street.
Hutchinson asks if the required number of parking spots is based on the units being 2 bedrooms.
Alexander explains that there will be 2 spaces regardless of the number of bedrooms. Hutchinson then
adds she is concerned about the unfinished space on the first floor. Folkestad explains that the 10x28 is
the whole footprint and not the actual space and that more than likely the space will be a storage area, but
not a bedroom.
Kilcoyne asks if trash removal comes down the street even though it is a private way. Zambouras
comments that they would have to bring it out to Bridge Street. Kilcoyne then asks if the trash receptacles
will be put in the garage. Alexander confirms that they will be kept in the garage.
Hutchinson asks if the landscaping plan is staying the same. Alexander comments that no changes have
been made. Hutchinson then asks where Unit 1 plans on putting their snow. Zambouras points out that
there is an area between Unit 2 and 3 driveways to put the snow.
Barrett asks about how many feet is between Unit 1 and 2. Zambouras tells him it about 23x25 feet, and
the green space is about 10 feet wide. Barrett then asks how they anticipate any water run off at the
elevation and any water infiltration. Zambouras comments that they are installing infiltrators under each
of the driveways.
Craft asks if there will be gutters, and will it be part of the maintenance that owners will need to take care
o£ Zambouras comments that will be part of the infiltration plan and that they will need to make sure the
gutters are clear.
Hutchinson asks about the proposed 10- foot -wide concrete driveway and is that to allow access to the
adjacent property. Alexander explains that it could be a convenient way to get to the property.
Wynne tells the Board that they can make conditions regarding drainage
Wynne reads the list of letters into the record.
Flannery: Motion to close the Public Hearing. Craft seconds. The motion passes (9 -0).
Barrett: Motion to approve the Site Plan Review application 9141 -19 as shown on the revised
civil and architectural plan sets named above, which are attached hereto and incorporated
herein by reference, subject to the following conditions:
1. Compliance with any and all conditions set forth by the Parking & Traffic
Commission in a letter from Richard Benevento, dated 8/15/19 (restated below and
attached herein).
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September 10, 2019
a. The project proponent shall record the proposed access easement for the 10 -foot
wide driveway to 106 Bridge Street, and submit recorded document to the
Planning Department prior to construction.
b. Parking facilities shall be constructed at 106 Bridge Street at the time of
construction at 108 Bridge Street to ensure adequate on -site parking is available
for the existing residence located on that property.
c. The proponent shall develop an acknowledgement form that states Carleton
Avenue is a Private Way and that the buyers are aware that they are responsible,
along with other property owners on the street, for maintenance of the street. The
acknowledgement form should be reviewed and approved [by the Planning
Department] and be included with closing documentation at the time of sale.
d. The project proponent shall provide an updated plan demonstrating that there is
adequate space for vehicles to access all proposed parking spaces when stacked
parking spaces are also in use. In particular, the plan should show that there is
adequate turning radius for vehicles accessing parking space one while stacked
parking spaces are full.
2. Compliance with any and all conditions set forth by the Board of Health in a letter
from Bill Burke, dated 8/15/19.
3. Compliance with any and all conditions set forth by the Design Review Board in a
letter from Emily Hutchings, dated 9/6/19, noting that the applicant has indicated to
the Board that those requested requirements have been substantially complied with.
4. Prior to the request for a Certificate of Occupancy, the applicant shall submit
proposed Condominium Association legal documents to the Planning Department for
review and comment.
5. That the building details and elevations shown on the plan named above shall be
constructed as shown.
6. That all roof drains and gutters as shown on the plan named above shall be
constructed and installed as shown.
Flannery seconds. The motion passes (9 -0).
Discussion /Decision: OSRD #11 -18 and Definitive Subdivision Plan — Off Thaxton Road and
Grover Street — Construct a new 250' long dead -end private roadway off of Thaxton Road with 3
new single - family residential lots and a 3.15 -acre open space parcel — Hickory Street Realty Trust
The public hearing was closed at the last meeting and no new material was added to the record. The
Board can discuss and act on this matter at this point. The Board had time to review some draft conditions
to consider.
Wynne says that Alexander Craft was absent at the previous meeting and certified pursuant to the Mullin
Rule that he has reviewed the notes and audio /video from the last meeting and therefore eligible to
participate in the hearing.
Hutchinson tells the Board that they must decide on the OSRD Site Plan and Defmitive Subdivision. She
notes at the last meeting there were some concern about the 25 -foot buffer.
Kilcoyne asks if there is a smaller distance that the applicant can have such as 20 -feet. Griffin shows them
that the 25 -foot buffer is typically a no disturb zone. The house is about 80 feet wide and the other side is
a 15 -foot offset. The tree line is the lot line, so it doesn't come up against the house.
Craft asks if there is a significant amount of grading off Lot 2. Griffin tells him that at the driveway there
is some grading, but past that there isn't much.
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Flannery: Motion to grant the waiver from Section 300- 54F(3)(b)[2] - provide a 25' tract buffer
along the entire perimeter of the tract, except for the buffer requirement on Lot 2 on the
southern boundary as shown on the plan. Bartley seconds. The motion passes (9 -0).
Flannery: Motion to grant the waiver from Section 300- 54F(3)(b)[8] - mapping trees greater than
10" DBH within areas to be disturbed. Kilcoyne seconds. The motion passes (9 -0).
Flannery: Motion to grant the waiver from Section 300- 54F(3)(b)[2] - requirement of a 24'
roadway, proposing a 20' roadway. Craft seconds. The motion passes (9 -0).
Flannery: Motion to grant the waiver from Section 300- 54G(6) - requirement that a sidewalk shall
be 5' in width, where 4' will be constructed. Craft seconds. The motion passes (9 -0).
Kilcoyne: Motion to make a finding that the applicant's proposal for conveying a portion of the
property to the Salem Beverly Water Supply Board, which shall agree to hold the
property as open space in perpetuity, meets the requirements of the OSRD Ordinance.
The Water Supply Board is a "conservation entity" within the meaning of the ordinance
because it is a "nonprofit organization" whose "principal purpose" is the conservation
and the use of open space to preserve the water supply. Boesch seconds. The motion
passes (9 -0).
Boesch: Motion to make 3 findings as follows:
a. That modification of the 25 -foot perimeter "buffer area" requirement as proposed by
the applicant and revised by the Board tonight is consistent with the objectives of the
ordinance, and is rationally related to accomplishing the objectives of the ordinance.
b. That strict application of the roadway -width requirements of the OSRD ordinance
would, under the circumstances presented here, unnecessarily frustrate the purposes
of the ordinance.
c. That with respect to sidewalks, the Site Plan provides some sidewalks and makes
other provisions within the tract to safely and adequately lead pedestrians to
connecting sidewalks outside of the tract, to the extent such sidewalks exist.
Miller seconds. The motion passes (9 -0).
Boesch: Motion to grant approval of the proposed OSRD Site Plan #11 -18, having granted the
waivers above, and subject to conditions as set forth in paragraphs 13a. through 13g. of
the draft decision prepared by Boesch, made available to the Board and the applicant.
Craft seconds. The motion passes (9 -0).
Boesch: In reviewing the applicant's proposed Definitive Subdivision Plan, the Board voted to
grant the waivers set forth in paragraphs 14a. through 14i. of the draft decision prepared
by Boesch. Kilcoyne seconds. The motion passes (9 -0).
Boesch: Motion to make a finding that the Definitive Subdivision Plan as submitted meets the
purposes and intent of the Subdivision Control Law and related regulations and that the
Definitive Subdivision Plan substantially complies with the OSRD Site Plan #11 -18
pursuant to Section 300- 54J(1) of the Ordinance. Craft seconds. Motion passes (9 -0).
Boesch: Motion to grant approval of the Definitive Subdivision Plan, having granted the waivers
set forth in paragraph 14a. through 14i., subject to the following conditions. (1) In
completing the project, the applicant shall meet all conditions imposed by the Board in its
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decision approving the applicant's proposed OSRD Site Plan, which conditions are
incorporated herein by reference. (2) Prior to endorsement of the Plan, the applicant shall
(a) submit to the Planning Department for approval a form Developer's Disclosure
Agreement, and (b) establish an appropriate covenant /bond for the project. (3) The
applicant shall, at the time of signing any purchase -and -sale agreement for any lot on the
property, provide the Developer's Disclosure Agreement to the prospective purchaser,
obtain his/her signature thereon, and submit the signed document to the Planning
Department. Craft seconds. Motion passes (9 -0).
Adiournment
Kilcoyne: Motion to adjourn the meeting at 11:52pm. Miller seconds. Motion passes (9 -0).
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