12.15.2020 BPB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
Board: Planning Board Meeting
Date: December 15, 2020
Location: Google Meet virtual meeting
Members Present Chair Ellen Hutchinson, Vice Chair Alexander Craft, Sarah
Bartley, Derek Beckwith, Ellen Flannery, Wayne Miller, Andrea
Toulouse
Members Absent: Allison Kilcoyne
Others Present: Planning Director Darlene Wynne, Asst Planning Director Emily
Hutchings, Mayor Michael Cahill, Tim Love (Utile)
Recorder: Jodi Byrne
• Call to Order
Chair Ellen Hutchinson calls the meeting to order at 7:00 p.m. and reads a prepared statement
introducing the meeting, the authority to hold a remote meeting, public access and public
participation, and meeting ground rules. She takes roll call attendance.
Supporting materials that have been provided to members of this body are available from the
Planning Department. The public is encouraged to follow along using the posted agenda.
1. P1anBeverly Master Plan Final Presentation, Discussion, and Vote
Planning Director Darlene Wynne provides a brief review of the Master Plan as was presented
during the November meeting of the Planning Board. She describes the Master Plan as a long -
range policy document for future vision of the City that provides a blueprint of activities and
actions for the next ten years with the ability to adapt to changes in the community. Wynne
reviews the key themes of the Master Plan including a changing population and housing needs,
fiscal sustainability, climate change, and planning for social equity. Wynne outlines the vision
and principles of the plan and provides a brief walk through a sample chapter. Wynne says that
the next step is for the Planning Board to vote to adopt the Master Plan, and that a Board -
approved plan would then go before the City Council. Wynne requests comments from the
Planning Board.
Derek Beckwith addresses the priority of housing and the need for commercial development. He
asks what new and innovative ideas are in the plan on the commercial side. Wynne answers that
a goal is to maintain and encourage an economic climate that is robust and diversified so that
Beverly is resilient and not dependent in one area of business.
Mayor Cahill refers to the city's value of preserving open space, noting the plan to direct and
facilitate both residential and commercial investments through reinvesting in industrially -zoned
areas. He says they are not looking for green spaces to be taken, but are instead looking to re-
invest in already developed areas.
Tim Love says that a mix of residential and commercial areas adjacent to Route 128 are
appropriate for commercial development. He says that Beverly is fortunate for the level of jobs
to residents, and that it is through the Route 128 and Bass River areas that the plan intends to
Beverly Planning Board
Meeting Minutes
December 15, 2020
blend residential and commercial development.
Beckwith says he is looking for more aggressive growth with outlined specifics for new planning
within the Beverly landscape. Love says that a previous consultant focused on clean technology
and that this work has guided the city's thinking. Love says that identifying specific sites or
granular businesses wouldn't be in a Master Plan as they are in the 3 -5 year period and not a 15-
20 year plan. Wynne says that priorities lie in the viewed map of existing industrially -zoned
areas with room for growth, transit, and room for other uses. She also identifies the Dunham
Road area as a new area for development. Love adds that commercial /industrial areas should
remain as such and not be moved to residential.
Chair Hutchinson asks if 18% of the land in Beverly is devoted to open space, and how that
amount compares to cities similar to Beverly. Love says Medford has more open space, and
Somerville has less. He says it is contingent on land conservation decisions made at the turn of
the century. Love notes that there was strong feedback from Beverly residents that the mix
between urban and wooded areas was something to be cherished, and that this led to the focus of
the regeneration of underused parcels or different kinds of developments rather than to develop
green space. Hutchinson asks if there are any raised concerns regarding the experiences of other
towns who chose to forgo commercial development, and later discovered it a detriment to
homeowner tax bases. Hutchinson asks if a plan for 7 -10 years could create a restraint on
economic growth moving forward.
Mayor Cahill answers that depending on where one lives, things will look different. He says
there is a point where there may be a maturity reached, but that this has not yet been an issue in
Beverly. He says there is a finite amount of acreage, creating a tension of overlapping values
such as diversity of landscape and commercial opportunities. Cahill says that he values protected
green spaces, yet is mindful of seeing the way forward for economic growth with the product of
re- investment as a priority. Love reviews the map of commercial use zoning areas. He says there
will be plenty of places to meet commercial demand while protecting historical character and
open space. He says that he doesn't want sprawl to happen so that Beverly may continue to be
uniquely attractive through its location and character.
Wynne adds that the relationship between housing and jobs is paramount and many of the
businesses have requested affordable housing areas for their employees. Wayne Miller notes that
he served on Master Plan and Open Space Committees and feels that the balance has been
addressed adequately in the Master Plan.
Chair Hutchinson says that a large part of the land -use section deals with transit- oriented
development. She asks how this is being impacted both short and long term by the pandemic.
Mayor Cahill says that while it will take time for the downtown areas to bounce back, it is
important to modernize the current transportation system including the plan to transition to clean
energy and reliability. He says people are looking for a "walk to transit" from home and that
across the region, the transit improvements are needed and are still going to come. Cahill states
that to be relevant and to bring vibrancy to these transit regions, Beverly and the State need to
update transportation systems. Love says that the Mayor is working with a team of other city
Mayors to further develop the commuter rail system. He notes that five commuter rail stations
Beverly Planning Board
Meeting Minutes
December 15, 2020
exist in Beverly, allowing for future development in its close proximity to Boston.
Chair Hutchinson notes the Master Plan as a blueprint and the need for further debate and
discussion on the zoning changes that will likely be proposed. She says that when people
purchase property in town, they do so with knowledge of the zoning. She asks how they plan to
make zoning changes in these residential areas. Mayor Cahill answers that Master Plans tend to
have recommendations that require zoning changes, giving opportunity for specific details to
come. He says that in regards to changes in zoning within homeowner areas, people have the
right to interact with any discussions and decisions. He says that when a change is proposed, the
proposal would bring the greater values such as increasing property values and protecting and
preserving benefits to the city. Miller refers to a previous zoning change as a reference, noting
that it was taken extraordinarily seriously and vetted carefully.
Wynne states that she proposed and sent to the Board the following amendments to the plan:
1. A caption to accompany the bicycle infrastructure map (as prepared by the Beverly Bike
Committee)
2. Eliminate the R10 parcels from the map in the North Beverly transformative development
area (north of 1A).
3. A change to the study area and text including a modified map so that the involved parcels
are not reflected in the study area.
Chair Hutchinson opens the meeting for public comment.
1. Michael Coughlin - 136 Essex Street
Coughlin notes the overlap of the Master Plan with other Beverly city plans, and asks if there is a
hope to unify. Wynne answers that in the extensive planning, the city is not proposing to bring
all agendas together into one place, but that the Master Plan does reference those plans that have
been completed in past years or not yet been completed. She says she views the Master Plan as a
guiding tool for all plans that incorporate the city's vision. Mayor Cahill adds that the other
referenced plans are work products that are worth cross referencing and that it would not pay to
have them brought into one document, but instead to be complimentary pieces that stand on their
own.
Mayor Cahill refers to a positive and productive meeting with North Beverly neighbors who met
regarding zoning changes.
2. Chris Pitman — 10 Lakeview Ave
Pitman thanks the Mayor and Wynne for their time in listening and revising the Master Plan. He
thanks Love for his efforts in the Master Plan and its reflection of how the residents and leaders
of Beverly care about where they live.
Ellen Flannery thanks the Mayor and staff for their incorporation of neighbors in the planning.
Craft: Motion to adopt the Beverly Master Plan as amended. Andrea Toulouse seconds
the motion. There is a roll call vote with all members voting yes: Chair Ellen
Hutchinson, Sarah Bartley, Derek Beckwith, Vice Chair Alexander Craft, Ellen
Ls
Beverly Planning Board
Meeting Minutes
December 15, 2020
Flannery, Wayne Miller, Andrea Toulouse. The motion passes (7 -0).
Chair Hutchinson thanks all involved in developing the Master Plan.
City Planner Wynne announces that the meeting is no longer being recorded by BevCam.
2. Subdivision Approval Not Required Plan — 38 County Way — Denis Hegarty
Jesse Blanchette, Griffin Engineering, presents on behalf of the client. Wynne reviews the
current boundaries and the new lot lines. Blanchette states that Lot 1 is in the R10 district and
that its frontage on County Way will not change.
Flannery: Motion to endorse the plan for 38 County Way as Approval Not Required. Wayne
Miller seconds the motion. There is a roll call vote with all members voting yes:
Chair Ellen Hutchinson, Sarah Bartley, Derek Beckwith, Vice Chair Alexander
Craft, Ellen Flannery, Wayne Miller, Andrea Toulouse_ The motion passes (7 -0).
3. Endorse and Accept Plans: Definitive Subdivision Plan — 7 Porter Terrace — 7 Porter
Terrace LLC
Wynne says that the client is not planning to attend this meeting. She says that the Board denied
a waiver for street trees, and she requests clarification on the Board's ruling. After a brief
discussion, Flannery states that there are two homes, with two trees in front of each, and two
trees across the street, for a total of six trees. Miller says that this is the letter of the law and the
reason the waiver was not granted. Chair Hutchinson asks if they should request a new plan
showing these trees or if the denial of the waiver is sufficient. Miller states that there does not
need to be a new depiction of the plan since they have to meet the regulations of the waiver.
Wynne notes that the list of approved waivers has been printed on the plan.
Miller requests that Wynne send a clarifying email to the applicant, and Wynne agrees to send
what the Board intends.
Flannery: Motion to accept the Form G Covenant for Livingstone Ave Extension — 7 Porter
Terrace - 7 Porter Terrace LLC with the construction completion date of
December 15, 2022. Alexander Craft seconds the motion. There is a roll call vote
with all members voting yes: Chair Ellen Hutchinson, Sarah Bartley, Derek
Beckwith, Vice Chair Alexander Craft, Ellen Flannery, Wayne Miller, Andrea
Toulouse. The motion passes (7 -0).
Flannery: Motions to endorse and accept Definitive Subdivision Plan — 7 Porter Terrace — 7
Porter Terrace LLC. Alexander Craft seconds the motion. There is a roll call vote
with all members voting yes: Chair Ellen Hutchinson, Sarah Bartley, Derek
Beckwith, Vice Chair Alexander Craft, Ellen Flannery, Wayne Miller, Andrea
Toulouse. The motion passes (7 -0).
4. Re -Set Public Hearing: Modification to Site Plan Review #141 -19 — 108 Bridge Street —
David Cutler
Wynne requests that the Board set a public meeting for the next scheduled meeting of the
Beverly Planning Board
Meeting Minutes
December 15, 2020
Planning Board on Wednesday January 20, 2021.
Craft: Motion to set a new Public Hearing for the Modification to Site Plan Review
#141 -19 — 108 Bridge Street — David Cutler to January 20, 2021. Derek Beckwith
seconds the motion. There is a roll call vote with all members voting yes: Chair
Ellen Hutchinson, Sarah Bartley, Derek Beckwith, Vice Chair Alexander Craft,
Ellen Flannery, Wayne Miller, Andrea Toulouse. The motion passes (7 -0).
5. Approval of Minutes: October 27, 2020, November 17, 2020
The minutes from October 27, 2020 are discussed and amended as needed.
Beckwith: Motion to accept the October 27, 2020 minutes as amended. Ellen Flannery
seconds the motion. There is a roll call vote: Chair Ellen Hutchinson, Sarah
Bartley, Derek Beckwith, Vice Chair Alexander Craft, Ellen Flannery, Wayne
Miller, Andrea Toulouse. The motion passes (7 -0).
The minutes from November 17, 2020 are discussed and amended as needed.
Flannery: Motion to accept the November 17, 2020 minutes as amended. Bartley seconds
the motion. There is a roll call vote: Chair Ellen Hutchinson, Sarah Bartley, Derek
Beckwith, Vice Chair Alexander Craft, Ellen Flannery, Wayne Miller, Andrea
Toulouse. The motion passes (6 -0) with Chair Hutchinson abstaining.
6. Other / New business
a. Communication to the Planning Board: Site Plan #145 -19 -5 West Dane Street - DRB
Recommendation approving change of material color. No action required.
Hutchings reports that upon seeking to purchase the materials approved in the communication
from the prior meeting, they were no longer available. Therefore the DRB reviewed and
approved different siding materials.
b. Extension Request: Construction Completion and Performance Bond (Letter of Credit):
OSRD Site Plan #2 -10 & Definitive Subdivision Plan — West Beach Lane (f/k/a 875 & 875
12 Hale Street) — Montrose School Park, LLC
Wynne says the applicant requested an extension of completion date and performance bond letter
of credit until February 2021. She says they are still waiting on the final as -built plan which is
required to be submitted to the City Engineer per the Planning Board's conditions.
Craft: Motion to accept the Extension Request: Construction Completion and
Performance Bond (Letter of Credit): OSRD Site Plan #2 -10 & Definitive
Subdivision Plan — West Beach Lane (f /k/a 875 & 875 12 Hale Street) —
Montrose School Park, LLC until February 2021. Flannery seconds the motion.
There is a roll call vote with all members voting yes: Chair Ellen Hutchinson,
Sarah Bartley, Derek Beckwith, Vice Chair Alexander Craft, Ellen Flannery,
Wayne Miller, Andrea Toulouse. The motion passes (7 -0).
Wynne announces that the new Associate City Planner has started her position.
Mayor Cahill notes an award received by Wynne. Asst. City Planner Emily Hutchings reports
that Wynne was recently given the distinguished service award for her service to the
4
Beverly Planning Board
Meeting Minutes
December 15, 2020
Massachusetts Chapter of the American Planning Association as a Professional Development
Officer. Hutchings reads what was presented at the awards ceremony.
Wynne notes that AICP professional certifications were recently achieved by Asst. Planning
Director Emily Hutchings and Economic Planner Denise Deschamps.
City Councilor Estelle Rand is introduced as she is present for this meeting.
Mayor Cahill expresses his gratitude to all Beverly City Planners, and also recognizes Aaron
Clausen for his part in the development of the Master Plan.
• Adjournment
Flannery: Motion to adjourn the meeting. There is a roll call vote: Chair Ellen Hutchinson,
Sarah Bartley, Derek Beckwith, Vice Chair Alexander Craft, Ellen Flannery,
Wayne Miller, Andrea Toulouse. The motion passes (7 -0).
The meeting adjourns at 8:44 pm.