04.21.2021 BPD Minutes Beverly Planning Board
April 21, 2021 Meeting Minutes
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CITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD OR COMMISSION: Beverly Planning Board
DATE: April 21, 2021
LOCATION: Remotely held through Google Hangouts Meet
MEMBERS PRESENT: Chairperson Ellen Hutchinson, Vice-Chair Alexander
Craft, Sarah Bartley, Ellen Flannery, Wayne Miller,
Brendan Sweeney, Andrea Toulouse
MEMBERS ABSENT: Derek Beckwith, Rodney Sinclair
OTHERS PRESENT: Assistant Planning Director Emily Hutchings
RECORDER: Sarah Scott-Nelson
Call to Order
Hutchinson calls the meeting to order at 7:02 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. Hutchinson 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.
Subdivision Approval Not Required Plans
6 Woodland Road—Hyland J. Homes LLC
Thomas Alexander, representing the applicant, explains the two lots, noting frontage and access,
as well as the nearby hydrant and sewage access.
Craft: Moves that the Planning Board endorse the Subdivision Approval Not Required
Plan for 6 Woodland Road finding the plan meets the requirements for an SANR
Plan: that it fronts on one of the three required types of ways, the lots meet the
minimum frontage requirements for the zoning district, and vital access to the lots
does exist. Seconded by Flannery. Hutchinson takes a roll call vote. The motion
carries 7-0.
38 Standley Street—Waring School Inc. (to be heard with Item 2, cont.)
OSRD Waiver Request—38 Standley Street—Warin2 School Inc. (cont.)
The Board reviews the facts of the application and previous discussion at prior meetings and
review what was seen at the site visit. Hutchings notes the new information included in the staff
report, and that the Open Space and Recreation Committee (OSRC)has submitted a letter
recommending against the approval of this OSRD Waiver. Hutchinson asks Miller about the
discussion at the OSRC meeting on the subject, and Miller reports that the OSRC did not see any
benefit to the City from waiving the OSRD requirements.
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Flannery asks Bob Griffin, representing the applicant, if it is possible to show how an alternate
open space parcel might be established. Griffin notes that any open space parcel would be
wetlands, and argues that there is no development opportunity for any additional parcel. Bartley
asks if there is anything the Board could do to support an alternative layout, versus the site layout
that has been proposed. Griffin notes that zoning restricts multifamily homes (so a duplex or
triplex would not be considered), but the applicant could entertain a shared driveway. Hutchings
notes that OSRD Ordinance was designed to facilitate more creative plans that, among other
things, may protect natural resources and reduce impervious surface, utilizing tools such as a
shared driveway. When asked whether OSRD plans also protect historic resources, Hutchings
notes that the existing OSRD Ordinance does not refer to the protection of historic resources,
although the Historic Preservation Plan recommends updating ordinances to include references
to historic resources and increase protection. Hutchings states that she included information on
the existing historic resources on the site due to the review of historic features at the site visit,
and states that any proposed demolition of historic buildings would have to be reviewed by the
Historic Districts Commission under the Demolition Delay Ordinance.
The Board discusses the application and Hutchinson asks Board members to review perspectives
and potential concerns regarding the proposal. Miller and Sweeney state their concerns with
approving the waiver, particularly considering the OSRC's recommendation. Hearing no further
discussion, Hutchinson asks for a motion.
Craft: Moves that the Planning Board grant the OSRD waiver request for 38 Standley
Street, Waring School Inc. based on the applicability of Ordinance section 300-
54.B.3.d, stating the facts that no more than two new building lots would be
created, the owner and his or her successor in title, through deed restriction, will
relinquish all rights of future division that will create additional building lots
together or in conjunction with land outside the tract; the applicant has provided
an acceptable plan, identifying and delineating primary and secondary
conservation areas,potentially buildable areas, and proposed house locations; and
the applicant has satisfied that Planning Board that siting of new houses and
associated site improvements, including stormwater management, conform to the
purposes and intent of the OSRD ordinance. Seconded by Flannery. Hutchinson
takes a roll call vote. The motion fails 3-4. (Craft, Flannery, and Toulouse voting
for; and Bartley,Miller, Sweeney, and Hutchinson voting against.)
Endorsement and 81-X Certificate for a Definitive Subdivision Plan— 133 & 143 Brimbal
Avenue—Griffin En2ineerins! Group,LLC
Bob Griffin, representing the applicant, explains the plan which had come to the Board in 2016,
and was approved with several waivers. Griffin clarifies that the waivers have been removed to
be in full compliance with the subdivision requirements.
Flannery: Moves to certify the previous Definitive Subdivision Plan approval 133 & 143
Brimbal Avenue to include the 8 1 X Certificate. Seconded by Craft. Hutchinson
takes a roll call vote. The motion carries 6-0-1. (Miller abstains.)
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Flannery: Moves to endorse the Definitive Subdivision Plan approval 133 & 143 Brimbal
Avenue as submitted. Seconded by Craft. Hutchinson takes a roll call vote. The
motion carries 6-0-1. (Miller abstains.)
Request to Extend Expiration Date of Special Permit 4115-07— 95 Sam Fonzo Drive—The
Coastal Group,LLC
Hutchings states that this request has been withdrawn, and no action is required by the Board.
Recess for Public Hearing
Flannery: Moves to recess for public hearing. Seconded by Miller. Hutchinson takes a roll
call vote. The motion carries 7-0.
Public Hearing: Solar Installations on Municipal Property (cont.)
a. Special Permit 9176-21 & Site Plan Review# 147-21 —4 McPherson Drive,proposed solar
canopy over existing parking lot- Kearsarge Beverly, LLC c/o Dan Voss
b. Special Permit 9177-21 & Site Plan Review# 148-21 — 10 & 11 Pond Street, proposed solar
canopy over existing parking lot—Kearsarge Beverly, LLC c/o Dan Voss
c. Special Permit 9179-21 & Site Plan Review 4149-21 —502 Cabot Street,proposed solar
canopy over existing parking lot—Kearsarge Beverly, LLC c/o Dan Voss
d. Special Permit 9178-21 & Site Plan Review 4150-21 — 100 Sohier Road,proposed solar
canopy over existing parking lot—Kearsarge Beverly, LLC c/o Dan Voss
Mayor Cahill introduces the project, referencing the time spent developing the project with
Kearsarge Energy. Dan Voss,representing Kearsarge Energy, provides an overview of the
project, reviewing the four sites: 502 Cabot Street(the Beverly Middle School), 100 Sohier Road
(the Beverly High School), 10 & 11 Pond Street(a public parking lot), and 4 McPherson Drive
(a public parking lot at a public park). Chris Ryan with Meridian Associates, land surveyor for
the project, reports on more specifics around permitting.
Regarding the Middle School (502 Cabot Street) site, Hutchinson asks about whether there are
safety concerns regarding the battery units. Ryan reviews how the batteries are contained and
protected. Mayor Cahill notes that fire safety has been a big discussion throughout the project,
and that the Fire Department has provided input regarding the placement of the battery units.
Craft asks about whether landscaping has been considered around the battery unit at the Middle
School site. Voss reviews the location of the battery unit, behind the school bus parking area, and
Hutchings shows an aerial view of the parcel and the existing landscaping around the area that
would buffer the battery from adjacent homes.
Chris Ryan details the plans for each of the solar array specific to the four sites, including
stormwater considerations, and the structure and size of the columns. Ryan explains the height
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and square footage of the respective projects. Craft asks about the location of the battery unit at
the High School (100 Sohier Road) site, and whether any grading will be needed for the
proposed alternative location if the primary proposed location is insufficient. Ryan confirms the
existing level grade of the area, and notes that the battery will sit on a concrete pad. Ryan
continues to review the canopy structures and what relief will be needed for height and
landscaping, and in some cases, setbacks.
Hutchinson asks about the increased square footage of the High School site, and about next steps
for the project. Ryan states that the solar energy system at the High School site, not including the
parking canopy (only the system that will replace the existing panels)will have an area of
approximately 25,000 square feet. Voss states that the next step is the geotechnical survey which
will allow finalization of construction details, although the layout is anticipated to remain the
same. Craft asks whether parking spaces will be lost at the High School due to the layout of the
parking canopy on the site. Voss states that, due to the types of footings to be used and the ability
to space the footings and foundations, no parking spaces will be lost.
Hutchinson asks why a maximum height of 30 feet is being requested, rather than 20 feet. Voss
reviews the anticipated heights of the systems, and states that the 30 feet is to allow a degree of
latitude,which would only be needed at specific sites due to topography, to ensure access. Voss
states that the goal is to minimize height in order to minimize cost. Hutchinson asks if the
projects will create any increased noise. Voss states that the inverters on the solar systems
include small fans that would blend into the background noise during the day and not run at
night. The battery systems would have air conditioning units that would meet any noise
requirements, no more significant than a standard air conditioning unit.
Hutchinson asks if there are any other questions or comments from members of the Board. Miller
acknowledges members of the Clean Energy Advisory Committee and Sustainability Director
Erina Keefe. Miller states his enthusiasm at the rejuvenation of the Greenergy Park, which is one
of(if not the) oldest solar energy systems in the country. Miller emphasizes that this project
supports Beverly's 2050 goals for clean energy, and the City will not meet those goals without
projects such as these. Regarding the requested relief,Miller states that he would categorize the
relief needed as minor in nature. Miller asks if Ms. Keefe has any comments on the project.
Keefe confirms the importance of the project in terms of clean energy creation and offsetting
emissions. Keefe comments that Kearsarge has been a responsive partner throughout the process.
Hutchinson asks Hutchings if City departments or boards and commissions have provided any
letters on the matter. Hutchings notes that there is one letter from the Health Director, which
provides a set of conditions which would be monitored and enforced by the Health Department.
The Planning Department has received confirmation emails from Engineering Department,Fire
Department, and the Conservation Agent which express no concerns about the project at this
point, and that they will continue to participate in the project as appropriate.
Hutchinson asks if there are members of the public who would like to speak,per the public
hearing.
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Fred Hopps, 15 Walcott Street, states he is the founder and a member of the Clean Energy
Advisory Committee, and Chairman of Solar Now. Hopps notes the local resolution to meet
clean energy goals,which this project supports. Hopps notes that he highly recommends this
project for supporting the City's clean energy goals and for its respect for Dr. Coleman's original
work on the Greenergy Park at the High School.
Julia Long, 17 Pine Road, Chair of the Clean Energy Advisory Committee, also speaks in favor
of the project, and emphasizes her appreciation on behalf of the Committee.
Sweeney asks for confirmation that residents and abutters of the project at 10& 11 Pond Street
received notification of the project and of the hearing, and asks whether the City received any
comments or concerns. Hutchings confirms that notification to abutting property owners occurs
as part of the Site Plan Review and Special Permit process. Hutchings states that one abutter
called requesting more information, and that the abutter had no concerns upon hearing the details
of the project. Bartley concurs that that the solar installations are a good project.
Flannery: Moves to close the hearing. Seconded by Bartley. Hutchinson takes a roll call
vote. The motion carries 7-0.
Craft: Moves that the Planning Board grant the following:
• Special Permit 9176-21 for 4 McPherson Drive, pursuant to Section 300-
135G,to waive all landscape buffer requirements and to allow a maximum
height of 30 feet where 20 feet is permitted;
• Special Permit#177-21 for 10 & 11 Pond Street, pursuant to Section 300-
135G,to waive all landscape buffer requirements, to allow a maximum height
of 30 feet where 20 feet is permitted, and to waive setback requirements;
• Special Permit 9179-21 for 502 Cabot Street, pursuant to Section 300-135G,
to waive all landscape buffer requirements and to allow a maximum height of
30 feet where 20 feet is permitted; and
• Special Permit 9178-21 for 100 Sohier Road, pursuant to Section 300-135G,
to waive all landscape buffer requirements, to allow a maximum height of 30
feet where 20 feet is permitted, and to waive setback requirements.
Making the finding in consideration of these special permits pursuant to Section
300-91 of the Beverly Zoning Ordinance that:
• These specific sites are appropriate locations for the proposed use,the
character of the adjoining uses will not be adversely affected.
• No factual evidence is found that property values in the districts will be
adversely affected by such use.
• No undue traffic and no nuisance or unreasonable hazard will result and
adequate and appropriate facilities will be provided for the proper operation
and maintenance of the proposed use.
• There are no valid objections from abutting property owners based on
demonstrable fact.
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• Adequate or appropriate city services are or will be available for the proposed
use.
And considering the criteria from Section 30-135G subsection 2 of the Beverly
Zoning Ordinance that
• The solar energy systems serves as a canopy for a parking lot or serves as
another similar use; and
• The applicant has provided a description of the solar energy systems, the
technical, economic, and other reasons for the proposed location and design to
be prepared and signed by a registered professional engineer.
Seconded by Flannery. Hutchinson takes a roll call vote. The motion carries 7-0.
Craft: Moves to approve Site Plan Review Application 9147-21 pursuant to Beverly
Zoning Ordinance Section 300-135 to construct a large scale, ground-mounted
Solar Energy System in the IG Zoning District at the 4 McPherson Drive location;
Site Plan Review 9148-21 pursuant to Beverly Zoning Ordinance Section 300-135
to construct a large scale, ground-mounted Solar Energy System in the CC zoning
district at the 10 & 11 Pond Street location; Site Plan Review#149-21 pursuant to
Beverly Zoning Ordinance Section 300-135 to construct a large scale, ground-
mounted Solar Energy System at the R-10 Zoning District at the 502 Cabot Street
location; and Site Plan Review 9150-21 pursuant to Beverly Zoning Ordinance
Section 300-135 to construct a large scale, ground-mounted Solar Energy System
at the R-10 Zoning District at the 100 Sohier Road location. The following
comment letters have been provided to the Planning Department from the Board
of Health and that all standard set of conditions are included within. Seconded by
Flannery. Hutchinson takes a roll call vote. The motion carries 7-0.
Approval of Minutes: March 30, 2021
The Board reviews the minutes for the March 30, 2021 meeting and offers minor, non-
substantive edits.
Flannery: Moves that the revised minutes from the March 30, 2021 meeting be approved.
Seconded by Sweeney. Hutchinson takes a roll call vote. The motion carries 7-0.
Other /New business t
Hutchinson notes that Councilor Ames submitted a letter explaining a rodent issue in the West
Dane Street and Mulberry Street area, which she has requested be read into the record.
Hutchinson reads the letter into the record, and the Board agrees to add the item to the agenda for
the May 25, 2021 meeting for further discussion.
Adiournment
Flannery: Moves to adjourn at 9:15 p.m. Seconded by Craft. Hutchinson takes a roll call
vote. The motion carries 7-0.
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The next regular meeting of the Planning Board will take place on May 5, 2021 held remotely
via Google Meet.