2002-11-19
City of Beverly, Massachusetts
Public Meeting Minutes
BOARD: Planning Board
SUBCOMMITTEE:
DATE: November 19, 2002
PLACE: Beverly City Hall
BOARD MEMBERS PRESENT: Chairperson Richard Dinkin, Joanne Dunn, John
Thomson, Ellen Flannery, Robert Rink, Patricia
Grimes
ABSENT: Elizabeth McGlynn, Barry Sullivan
OTHERS PRESENT: Planning Director, Debra Hurlburt and Asst.
Planning Director, Leah Zambernardi
RECORDER: Jeannine Dion
Chairperson Dinkin calls the meeting to order at 7:30 p.m.
Thomson:
Motion to recess and reconvene for scheduled public hearing, seconded by
Flannery. All members in favor, no one in opposition. Motion carries.
Public Hearing: Modification to Condition #5 of Definitive Subdivision Plan
(Cherry Hill Park 1979) – Request for the reduction of a 150’ greenbelt area to 75’
Extended Stay America Hotel - S. DeCoursey/Bohler Engineering
Hurlburt reads the legal notice into record.
William Goebel from Bohler Engineering appears on behalf of the applicant. He provides
an overview of the parcel and states when the parcel was approved in 1979, there was a
150 foot buffer requirement. The proposal for the site is for an Extended Stay America
Hotel and they are looking to provide a development that is consistent with the
improvements that have occurred in the area of the parcel in the recent past. The original
intent of the buffer was to protect residences that were across the roadway. Now, there is
a parking lot that is set back approximately 30 feet from the roadway and an approved
office building.
Goebel states the applicant still intends to maintain the integrity of the green space and
landscaping in the area. In an effort to do that, they would reduce the buffer from 150
feet to 75 feet.
Planning Board Minutes
November 19, 2002
Page 2
Hurlburt reads the following letters into record:
·
A letter dated November 12, 2002 from the Design Review Board.
·
A letter dated October 15, 2002 from the Conservation Commission.
·
A letter dated October 15, 2002 from the Police Department.
·
A letter dated November 19, 2002 from Mayor Thomas Crean.
Dinkin asks if there are clarifying questions from members of the board.
Grimes asks what the reason is for the request for the reduction of the greenbelt area.
Duncan Morrell from Extended Stay America responds that reason for the request for the
reduction is to obtain some presence and visibility from Route 128.
Grimes asks what type of vegetation will be put in the 75 foot greenbelt. Mr. Morrell
responds that a landscape architect will work on a landscape plan.
Thomson expresses concern about screening of the parking area and requests that the
applicant consider screening when working on a landscape plan.
Richard L. Cane from the Flatley Company states that in addition to the city’s design and
review, Flatley Company has retained the right to approve the landscaping plans because
Flatley is concerned that there is an attractive and positive asset and feature as an
entryway. He states that Flatley Company has had several sights developed with Extended
Stay America and he states they have done an excellent job and he is confident that they
will do so on this site also.
Rink asks about proposed signage for the site. Hurlburt responds that they are allowed a
free standing sign and a wall sign.
Dinkin asks if there are clarifying questions from members of the public. There are none.
Dinkin asks if there are comments in opposition from members of the public. There are
none.
Dinkin asks if there are comments in support from members of the public. There are none.
The public hearing is closed.
The regular meeting of the Beverly Planning Board is reconvened.
Discussion/Decision - Modification to Condition #5 of Definitive Subdivision Plan
(Cherry Hill Park 1979) – Request for the reduction of a 150’ greenbelt area to 75’
Extended Stay America Hotel - S. DeCoursey/Bohler Engineering
Planning Board Minutes
November 19, 2002
Page 3
Thomson moves to grant the request for a Modification to Condition #5 of Definitive
Subdivision Plan (Cherry Hill Park 1979) to reduce the size of the greenbelt area from
150’ to 75’ on the condition that the parking area is screened by landscaping on Conant
Street and that comments from the other City Departments are incorporated, seconded by
Flannery. All members in favor. Motion carries.
Subdivision Approval Not Required Plans (SANR’s)
198-200 Bridge Street/Stephen P. Morris
Zambernardi states the plan involves conveying property from lot 12A to lot 13A. Both
lots meet the requirements.
Thomson:
Motion to endorse the plan for 198-200 Bridge Street as one not requiring
approval under the Subdivision Control Law, seconded by Flannery. All
members in favor, no one in opposition. Motion carries.
Birch Woods Subdivision – Expiration of Completion Date – J.J. Phelan & Sons
Zambernardi reads a letter dated November 19, 2002 from the Engineering Department.
Killilea states that all site work is complete and the only remaining issue with Birch Woods
Subdivision is the submittal of acceptable As Built Drawings and Street Acceptance and
Easement plans. The Engineering Department is working with Benchmark Survey to
finalize their submittals so mylar copies can be delivered. Killilea recommends that the
Planning Board grant a completion extension until December 31, 2002 to accomplish this.
Dinkin asks what the status of the bond is. Zambernardi responds that it is $1.5 million.
Killilea states he believes that the city has the full $1.5 million and Phelan had an
arrangement with the person who was bonding him that he could not go for a reduction at
any time until the project is finished. He states he would have to check on it. Killilea
states that Phelan has finished everything on the site and his engineering firm has already
submitted As Built plans for his review. There were a few areas the Engineering
Department wanted Phelan to go back and get additional data and he fully expects that he
will have it by the middle of December.
Dinkin asks if it is correct to characterize the remaining work to be done as conformance
with technical requirements. Killilea responds that the technical requirements are
important. Phelan has the data and the Engineering Department needs to have it on paper
for record purposes. Dinkin states that the Planning Department needs to confirm that the
performance bond is still in effect.
Planning Board Minutes
November 19, 2002
Page 4
Thomson:
Motion to grant the extension of completion to December 31, 2002, under
the condition that the applicant satisfy the Planning Department that the
bond remains in effect, seconded by Flannery. All members in favor.
Special Permit #98-97 – Expiration of Special Permit Extension – Mini Storage
Beverly Airport, Inc. – T. Ford
Zambernardi reads a letter dated November 15, 2002 from Tom Ford to the Planning
Department into record. Ford requests an extension of a Special Permit he received in
1997 for a mini-storage warehouse facility in a watershed protection overlay district,
which expires November 24, 2002.
Zambernardi reads a letter dated November 19, 2002 from Frank Killilea into record.
Thomson:
Motion to extend the expiration date of the special permit for Mini Storage
Beverly Airport, Inc. to May 24, 2003, seconded by Dunn. All members in
favor. Motion carries.
Chapman’s Corner Estates – Preliminary Subdivision Plan – 2 Boyles Street –
Whitehall Realty Trust/Henry Bertolon
Dinkin explains that the a preliminary subdivision is presented to the Planning Board in a
general sense to determine if a subdivision configured in the proposed way might be
approvable. There is no requirement that an applicant provide a preliminary plan, nor a
requirement that the Planning Board act upon it. There will be no public comment.
Bob Griffin appears on behalf of the applicant. He provides a brief overview of the site.
The applicant filed an ANRAD with the Conservation Commission for the purpose of
documenting wetlands on the site and the ANRAD was issued in September. Four
wetland areas were identified on the site.
Dinkin asks Griffin to identify private drains on the plan. Griffin complies.
Griffin states the applicant is not seeking any waivers from the Rules and Regulations.
·
There are no slopes steeper than 6% throughout the subdivision.
·
There are 3% leveling areas at intersection.
·
The dimensions of the roadways – 50 foot right-of-ways and 120-foot diameter
right-of-way at the cul-de-sacs. The pavement will be 32 feet.
·
Granite curbing on both sides of the roadway.
·
Bituminous sidewalks running along both sides of the streets.
·
Locations for street trees are located on the plan.
Planning Board Minutes
November 19, 2002
Page 5
·
Streetlights are to be provided at the discretion of the Planning Board.
·
No drainage calculations yet, but likely locations have been identified for 4
detention ponds.
·
Filling of wetland – replication will be required.
·
Most lots have access directly onto the adjacent street, except lot 23 will continue
to use the driveway that serves #2 Boyle Street. There will be an easement across
lot 39 to provide access to the garage for lot 23.
·
30-foot easements for drainage purposes.
·
20-foot easements for water and sewer purposes.
Griffin states the geometrical requirements of the Rules and Regulations have been met.
Hurlburt reads the following letters into record:
·
Letter dated November 19, 2002 from Frank Killilea (with comments).
·
Letter dated November 19, 2002 from Sergeant Dennis Tarsook from the Police
Department.
·
Letter dated November 15, 2002 from William T. Burke from the Beverly
Board of Health (with comments).
·
Letter dated November 19, 2002 from Clark A. Mitchell from the Fire
Department.
·
Letter dated November 14, 2002 from Amy Ellert-Maxner, Environmental
Planner (with comments).
·
Letter from William H. Lupini, Superintendent of Schools (with comments).
Dinkin asks if there are questions from members of the board.
Grimes requests that the grading be shown on the plan.
Thomson states he needs to be satisfied that there is no off site drainage. Griffin responds
that there is nothing in the standards that says that the total volume of water cannot be
greater post development than peak development.
Thomson states he would be opposed if a site this large chose to demolish buildings to put
in other lots.
Dinkin informs members of the public that the board may approve, deny or take no action
on this preliminary plan. He states should the preliminary plan be approved, there is no
guarantee that the board will approve the definitive plan.
Thomson states he needs some answers before approving or denying the plan.
Planning Board Minutes
November 19, 2002
Page 6
Grimes agrees and states she is also interested to hear the Planning Department’s feelings
regarding some of the issues discussed.
Thomson:
Motion to table this until the next meeting and granting an extension
pursuant to the request of Bob Griffin (on behalf of the applicant),
seconded by Flannery. All members in favor. Motion carries.
Elmtop Circle Preliminary Subdivision Plan (5 Elm Top Lane) - Elmtop Realty
Trust – M. Hubbard
Bob Griffin from Griffin Engineering provides an overview of the project. There is an
existing structure overlooking the Atlantic Ocean. The proposal is to demolish the
structure, do some grading on the lot and create four new lots. The zoning is R10, which
is 10,000 square foot lots and 100 feet of frontage. The proposal is to create a minor
subdivision with a cul-de-sac with an outside diameter of 100 feet and a pavement
diameter of 84 feet, conforming to the subdivision rules and regulations. The site is tied
into public water and sewer.
Dinkin asks if there are questions from members of the board.
Flannery asks who would allow the applicant to increase the width of the driveway.
Griffin responds that he believes the applicant can widen private ways to improve them for
the purpose of access to the property.
Dunn asks about the historical significance of the property. Griffin responds that the
Hubbards have already been before the Historical Commission with a request to demolish
the house and a site walk has occurred. Hubbard states the house has been deemed
historically significant and a 6-month delay was put on the building.
Killilea informs the applicant that the street will be a private way and the homeowners will
be responsible for all utilities, snow plowing, trash pickup, etc.
Zambernardi reads the following letters into record:
·
A letter dated November 19, 2002 from Frank Killilea from the Engineering
Department (with comments).
·
A letter dated November 19, 2002 from Clark Mitchell, Fire Department
expressing very serious concerns.
·
A letter dated November 15, 2002 from William T. Burke of the Board of Health
(with comments).
·
A letter dated November 19, 2002 from Dennis Tarsook, the Police Department.
·
A letter dated November 14, 2002 from Amy Ellert-Maxner, Environmental
Planner.
Planning Board Minutes
November 19, 2002
Page 7
·
A decision letter dated November 5, 2002 from William Finch, Chairman of the
Beverly Historic District Commission.
Griffin states that he will have to appear before the Conservation Commission because
there is coastal bank on the property.
Dinkin asks the total square footage of the existing structure. Hubbard responds 6,500
square feet.
Thomson states he would not be in favor of the subdivision if the existing structure is
being sacrificed to squeeze in extra lots. Historic preservation is one of a few elements in
the city’s Master Plan.
Griffin states they would need more frontage to put four lots on the property which is why
they are putting in a cul-de-sac.
Hubbard states to deem the property historically significant is relative to the historic
nature of the house and its place in history. Unfortunately, this particular home has not
been maintained in any way in the last 20 years. Previous to that, all the work was done in
50’s and 60’s fashion. The house may be historically significant but it is not significant
enough to withstand a renovation.
Dinkin sates the city will be looking at a series of zoning amendments over the next
several months. One of the issues that the Master Plan addresses is historic preservation.
One of zoning amendments that has been “batted around” both in this body and the City
Council over a period of years is some type of historic preservation language that would,
for example, permit two lots to be developed around an existing structure and perhaps
two condos in an existing structure.
Hubbard states it is his intention to demolish the building. He would be willing to
negotiate if someone could show them some options. Anybody who has gone through the
property and looked at it has come up with the same conclusion -- that demolition is the
best option.
Dinkin asks if there are additional comments.
Griffin states he does not think that there will be any problems with the Conservation
Commission because the coastal bank is very rocky. It would be helpful if the applicant
knew what the zoning changes might take place before considering alternative layouts for
the lot.
Dinkin states he would like to visit the property.
Planning Board Minutes
November 19, 2002
Page 8
Thomson:
Motion to table this pending a site visit on December 7, 2002 at 9:00 a.m.,
seconded by Dunn. All members in favor. Motion carries.
The owners of the property agree to allow members of the public to attend the site visit.
Approval of Meeting Minutes:
Flannery:
Motion to accept the meeting minutes dated September 19, 2002, and
October 17, 2002, seconded by Grimes. Motion carries.
New/Other Business
Request for a public hearing – Special Permit #106-02: 23 Pershing
Avenue/Barrowclough Properties, LLC - Pork Chop Lot
Thomson:
Motion to set a public hearing on December 17, 2002 at 7:30 p.m.,
seconded by Grimes. All members in favor. Motion carries.
Holiday Party
The members agree to schedule the Planning Board Holiday Party on December 10, 2002
at 6:30 p.m. Zambernardi will contact the Planning Board members with details.
Adjournment
Grimes:
Motion to adjourn, seconded by Dunn, all members in favor, no one
opposed. Motion carries.
The meeting is adjourned.