2003-11-18
City of Beverly, Massachusetts
Public Meeting Minutes
BOARD: Planning Board
SUBCOMMITTEE:
DATE: November 18, 2003
PLACE: Beverly City Hall
BOARD MEMBERS PRESENT: Chairperson Richard Dinkin; John Thomson,
William Betts, Joanne Dunn, Ellen Flannery, Daniel
Hamm, Robert Rink, Donald Walter
BOARD MEMBERS ABSENT: Elizabeth McGlynn
OTHERS PRESENT: Leah Zambernardi, Asst. Planning Director
RECORDER: Jeannine Dion (by tape)
Chairperson Dinkin calls the meeting to order at 7:30 p.m.
Thomson moves to recess and reconvene for a scheduled public hearing, seconded by
Flannery. All members are in favor. Motion carries.
Public Hearing: (cont.) Chapman Corner Estates – 2 Boyles Street – Definitive
Subdivision Plan – Manor Homes at Whitehall, LLC/David Carnevale
Zambernardi reads the legal notice.
Attorney Thomas Alexander requests a continuance until December 16, 2003 for the
purpose of modifying the plan in response to the City Solicitor’s opinion.
Thomson:
Motion to grant the continuance to December 16, 2003, seconded by Rink.
All members are in favor. Motion carries.
Discussion/Decision: Site Plan Review Application #77-03 – Cummings Center –
construction of a 3-story office building – (21,000 sq. ft./floor) attached to existing
garage with access off McKay Street – Beverly Commerce Park, Inc. – Gerard
McSweeney
Dinkin states a site visit was conducted last Saturday.
Thomson states the site visit and the memo provided by Mr. McSweeney were helpful.
He notes that McKay Street is a long circuitous way. He states that once the garage is
opened up, it may create a draw. His concern is over people traveling south on McKay
and turning left into the garage.
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November 18, 2003
Page 2
Thomson states as far as the issue of the access to McKay is concerned, he would be
prepared to entertain it if it was limited in such a way that only cars turning right off
McKay Street could enter the garage and cars exiting the garage, could only turn north
onto McKay Street.
Thomson states as far as the office building is concerned, he has no problem with it but is
not happy with how close it is to the street. He states his concern is not so much safety as
it is aesthetics.
Thomson states as far as the access route to the back entrance, he would like to condition
complete screening of the area not with just trees, but with a fence and arborvitae type
plants. Thomson states that the letter indicated it should be a 42,000 s.f. building. He
states it is not up to the Planning Board to allow a building larger than that.
Dinkin states he almost entirely concurs with Mr. Thomson. He would, however, prefer
to see the services (trash and deliveries) moved to the interior of the park and he
understands reducing the footprint of the building would enable Cummings to do that. He
would be willing to go a little over the 42,000 square feet in exchange for moving the
services to the interior of the park. He feels that allowing someone more space is the
appropriate price to pay for moving the services to the interior of the park, rather than
have them face part of McKay that abuts residential properties.
Dinkin asks if there are additional comments.
Walter states he would also support moving the services to the interior of the park. He
states he is opposed to the curb cut.
Dinkin states the installation of the traffic light and the right turn lane have changed the
traffic situation at the McKay and Elliott Street intersection in some very dramatic ways,
making it certainly a much safer intersection than it was before the improvements were
made. Dinkin states that a driveway into the garage will be a significant marketing tool for
the building, he does not see the curb cut as a safety hazard and he sees no reason to deny
a very good corporate neighbor a marketing opportunity.
Thomson states the intent is to prevent traffic from crossing other traffic.
Dunn states she does not foresee any problems and has observed most of the traffic
coming down Elliott Street.
McSweeney provides an overview of an alternate scheme. The building is approximately
50,000 square feet with an interior courtyard.
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November 18, 2003
Page 3
Dinkin expresses concern about trucks loading trash compactors at 6:00 a.m. and
disturbing abutters. McSweeney responds that he could arrange that the services be
conducted at specific times.
Dinkin expresses concern about the trash truck having to cross the lane at the entrance to
the garage. McSweeney responds that it is not his favorite arrangement either.
Thomson:
Motion that the Site Plan Application #77-03 be approved with the
following conditions:
1. A building not more than 50,000 square feet of gross floor area.
2. The exit on the parking lot onto McKay Street is restricted to entrance only for
cars traveling north bound on McKay Street and to exit only for cars traveling
north bound on McKay
3. The design of the building show the trash compactor and deliveries taking place on
the interior of the park as opposed to either side of the building facing Elliott or
McKay Streets.
4. That existing cars are regulated by a pulsing gate with light and bell.
5. That department head comments are met.
6. The above conditions shall be incorporated in a plan for review and approval by
Planning Board prior to receipt of a building permit.
Motion seconded by Rink. All members are in favor. Motion carries.
McSweeney states the Police Department did not have concerns and he urges the Planning
Board members to consider the comments of the Police and Engineering. Departments.
Dinkin informs McSweeney that if he feels strongly about the turn onto McKay Street, he
may file a Modification when he returns with the plans.
Tall Tree Drive – Expiration of Performance Bond (Tri-Partite Agreement) –
Thomas Carnevale Tr./R.C. Realty Trust
Zambernardi reads a letter dated September 2003 from Thomas Carnevale. He is
requesting a one-year extension of the bond on Tall Tree Drive for the remaining work to
be done. The location of the last house is being finalized. The Conservation Commission
appealed the Superceding Order of Conditions and requested that the applicant locate the
house on the other side of the stream, which would have required the street to be dug up
for utilities. Carnevale is working with the Conservation Commission and the Zoning
Board on the location of the house and hopes to have it resolved at the next Zoning Board
meeting. The remaining work to be done is streetlights to be set by Massachusetts
Electric, final paving and trees.
Dinkin asks if an amended bond has been submitted. Zambernardi states one has not
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November 18, 2003
Page 4
been submitted.
Thomson:
Motion to grant the extension for one year, provided that an amended bond
is submitted and signed prior to the expiration date. In the unlikely event
that this expiration date occurs without receipt of an amended bond, the
Board shall take appropriate action to take the bond money to make the
improvements, seconded by Flannery. All members are in favor. Motion
carries.
Airport Mini-Storage/Expiration of Special Permit #98-97 – Thomas Ford/Beverly
Airport Mini-Storage, Inc.
Zambernardi reads a letter from Thomas Ford requesting an extension for the Special
Permit granted for Airport Mini-Storage on L.P. Henderson Road, Beverly, Mass. The
City of Beverly in combination with the Airport Commissioners has been engaged in a
comprehensive investigation and remediation at the site, which is now coming to an end.
He requests a six-month extension to June 24, 2004.
Zambernardi reads a letter from Frank Killilea recommending that the Planning Board
grant the six-month extension.
Thomson:
Motion to grant a six-month extension for the Special Permit granted for
Airport Mini-Storage to May 24, 2004, seconded by Flannery. All
members are in favor. Motion carries.
Subdivision Rules & Regulations – Planning Board Fees – Set Public Hearing
Zambernardi states that in May, 2003 the City Council approved the updated Planning
Board fees. The Planning Department has done research looking into what other nearby
communities are charging for fees. The fees were approved in May.
Flannery: Motion to set a Public Hearing to discuss the topic of Subdivision Rules &
Regulations - Planning Board Fees, seconded by Rink. All members are in
favor. Motion carries.
Approval of Minutes – Regular Meeting – September 16, 2003
Rink: Motion to approve the Planning Board minutes dated September 16, 2003
as amended, seconded by Thomson. All members are in favor. Motion
carries.
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November 18, 2003
Page 5
New/Other Business:
Planning Board Dinner
The members agree to schedule the holiday Planning Board dinner at Chianti. The dinner
th
is scheduled on Thursday, December 11 at 6:30 p.m.
Adjournment:
:
Thomson Motion to adjourn, seconded by Betts. All members are in favor. Motion
carries.
The meeting is adjourned.