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BPB 1-17-24 City of Beverly Planning Board January 17,2024 Meeting Minutes Page 1 of 7 CITY OF BEVERLY PUBLIC MEETING MINUTES BOARD OR COMMISSION: City of Beverly Planning Board DATE: January 17, 2024 LOCATION: Beverly City Hall, 191 Cabot Street, 3rd Floor Council Chambers MEMBERS PRESENT: Chair Ellen Hutchinson, Vice Chair Derek Beckwith, Ellen Flannery,Nathaniel Lewis, Sarah Bartley, George Gomes, Wayne Miller MEMBERS ABSENT: OTHERS PRESENT: Assistant Director of Planning Kenneth Clawson RECORDER: Naomi Moca Cali to Order Chair Hutchinson calls the meeting to order at 7:00 p.m. 1. Subdivision Approval Not Required Plans a. 16 Juniper Street—Michael Van Camp CIO Alexander and Femino, One School Street, Beverly, MA 01915 Tom Alexander of Alexander and Femino is present on behalf of the applicant and states that the Approval Not Required (ANR)plan is for a 50-foot wide layout with an existing house on the property. The applicant is seeking to divide the lot into three individual lots. The existing driveway will become a shared driveway via easement. Alexander states that there is proof of vital access for public safety vehicles of 175 feet for each lot and that in his research, he found 35 instances in the Fire Department and Police Department records of emergency vehicles successfully accessing the site. The roadway is level gravel that sees moderate traffic and the applicant plans to pave the rest of the way. Alexander states that it meets all the requirements for ANR. Miller asks what types of vehicles made the 35 trips to access the area, and Alexander answers fire engines, police vehicles, and ambulances. Flannery asks where the hydrant is located on the lot and Clawson points out the location on the site plan. Vice Chair Beckwith asks whether the applicant has a letter from the Fire Department stating that the access is adequate, and Alexander answers no, but that he received verbal confirmation from the Fire Chief and a written summary of the instances. Alexander compares the site to Beaver Pond Road and Grover Street, both of which are narrower than the site and have been found to have adequate access in the past. Beckwith asks Alexander to point out where the driveway would go, and Alexander shows the proposed location on the site plan. Beckwith asks if there is a Homeowners Association or other arrangement for plowing and access in snow events. Alexander states that the City plows up to the beginning of the gravel section. Alexander states that there are already utilities in the road, which is another requirement for meeting an ANR, the common ones being electric, cable, and 1 '' City of Beverly Planning Board January 17, 2024 Meeting Minutes Page 2 of 7 water. The abutters own up to the midpoint of the road. Miller asks if the abutters plan to install gas lines and Alexander states that he does not know. Hutchinson asks if there is any mechanism to make the road wider in the future, and Alexander states that since it is private, it is the owner's decision and expense. Flannery: Motion to approve the subdivision ANR plan for 16 Juniper Street, having met the criteria. Lewis seconds. Beckwith states that he would prefer assurance about the width of the road. Miller observes that it is a private road that the City will continue to maintain and plow, and questions whether the City has adequate resources. Clawson states that he observed that the road was cleared recently. Alexander points out that it is not a criterion for ANR. Motion carries (7-0). Recess for Public Hearings Flannery: Motion to recess for public hearings. Beckwith seconds. Motion carries (7-0). 2. Continued Public Hearing: Site Plan review#163-23, Special Permit#188-23, and lnciusionary Housing Application#26-23 —and new Public Hearing relative to Special Permit#188-23 -478 Rantoul Street—478 Rantoul Street LLC Proposed mixed-use development located at 478 Hale Street which includes 37 one-bedroom residential units with an additional two residential units and one ground-floor commercial unit in the existing three-unit residential structure. A Special Permit is being requested for a reduction in the number of required parking spaces and a reduction in the required parking aisle width. The Special Permit application has been revised to also include a request for a multifamily dwelling, apartment house, or mixed-use building that does not meet the standards specified in Section 2300-4013(3) of the City of Beverly Zoning Ordinance. Five units will be restricted as affordable housing for households earning less than 60% of the Area Median Income. Clawson reads the legal notice for the new public hearing. Tom Alexander of Alexander and Femino and traffic engineer Bill Lyons of Fort Hill Companies are present. Alexander states that the intent for the first-floor commercial unit in the building facing the street is to preserve the character of Rantoul Street. The new building's site is set back from Rantoul Street. Alexander expresses gratitude to Clawson for his assistance. Alexander states that the applicant has complied with Fire Department Captain Jake Kreyling's comment letter. Alexander addresses the parking and aisle widths of the spaces. Traffic engineer Bill Lyons of Fort Hill Companies is present and states that there is a portion of the drive aisle of the project that does not comply with the City's standards for the aisle width. Lyons presents points in support of the waiver for a portion of the drive aisle width being 22 feet. Lyons cites the 2 City of Beverly Planning Board January 17, 2024 Meeting Minutes Page 3 of 7 "Traffic Engineering Handbook,"which states that the minimum width is 20 feet for a two-way drive aisle while recommending 22 feet. Lyons adds citations from the Commonwealth of Massachusetts and the cities of Cambridge and Somerville that support the 22-foot width. Hutchinson asks if the flow of vehicles is anticipated to drive in to the site's wider area and then turn around. Lyons states that vehicles will either pull into the site and park in their assigned space or do a three-point turn to pull out of the site. Miller asks if the parallel spaces will park facing west, and Lyons states vehicles may park facing either east or west, and to pull out, the vehicles may do a three-point turn in a 22-foot area to pull out. Gomes asks if the 10 compact spaces are located opposite the parallel spaces. Alex Cedrone of Bobrek Engineering states that there are nine compact parking spaces in one area with an additional compact space in a different location on the site. Miller asks for the location of the electric vehicle(EV) charging stations and Cedrone points out two EV charging stations on the site. Hutchinson asks about the dimensions of compact spaces versus standard. Cedrone states that a compact space is 8 by 16 feet and the standard is 9 by 18 feet and that while an SUV can feasibly fit into a compact space, it would be tight. Alexander states that there will be two residential units and one commercial unit in the existing building, and there will be 37 residential units in the new building. Beckwith confirms that a Special Permit has been applied for due to having two fewer spaces than required. Lyons confirms that an ambulance may pull into the site via the single-access drive aisle. Cedrone states that a fire engine may access the site by parking on Rantoul Street, tying into the hydrant, and reaching the rear building with fire apparatus. Miller asks why the ordinance is for 24 feet, if 22 feet is acceptable, and Cedrone states that if there were rows of parallel parking on both sides, the drive aisle would be very tight, but from his engineering perspective, 22 feet width is acceptable in this instance. Lyons observes that the ordinance does not distinguish between commercial and residential sites and thus applies the 24- foot standard to all projects without necessarily considering their purpose. Clawson clarifies that the applicant was waiting for manufacturing specifications for site lighting and that the lighting proposal will be provided to the Board members. Cedrone presents the lighting design and states that the spill of the light will not reach beyond the lot lines. The design includes wall-mounted black downward-facing lighting and bollards. Miller asks if the lights are motion-activated, and Cedrone states that that detail has not yet been determined. Hutchinson asks if the parking spaces will be illuminated and Dan Rieciarelli of Seger Architects explains the small bollard lighting on the path to the site and the lighting in the parking lot. Beckwith asks for clarification on the hire Department's approval of the CVS parking lot as a potential site for access to the site, in the case of emergency. Ricciarelli adds that the building is fully equipped with sprinklers and the applicant will install a hydrant even though it is not required. 3 City of Beverly Planning Board January 17, 2024 Meeting Minutes Page 4 of 7 Beckwith: Motion to continue the Site Plan review#163-23, Special Permit#188-23, and Inclusionary Housing Application 426-23, 478 Rantoul Street LLC to the February 13, 2024 meeting. Flannery seconds. Motion carries (7-0). 3. Public Hearing: Modified Definitive Subdivision Plan---Trask Lane Extension—U Trask Lane—Abbott L. Reeve and J. Stanley Reeve, Trustees of Folly Hill Associates Modified Definitive Subdivision Plan for 0 Trask Lane originally filed on March 23, 2018, and approved by the City of Beverly Planning Board on July 18, 2017, The Planning Board's decision that was rendered on July 18, 2017, was vacated by the State of Massachusetts Land Court on May 20, 2021, and remanded back to the City of Beverly Planning Board for further proceedings. Clawson reads the legal notice. Miranda Siemasko of Glovsky and Glovsky is present on behalf of the applicant. Applicant Stanley Reeve, Peter Ogren and Joe Grillo of Hayes Engineering, Dan Bailey of Pierce Atwood LLP, Peter Mahoney and Tim Corcoran of John M. Corcoran& Co., and Rebecca Brown of Greenman-Pedersen, Inc. are present. Siemasko states that the property is under agreement between Reeves and John M. Corcoran & Co., which owns and operates Beverly Commons. Siemasko states that today the applicant intends to give the legal and engineering overview of the plan, highlighting the similarities and differences between the current plan and the 2017 plan. Siemasko states that she will explain the zoning concept for the benefit of the audience. While Ogren will explain the subdivision plan to show differences, Brown will not do a traffic presentation but is available to answer questions. Siemasko states that the plan is for two single-family homes as a mechanism to freeze the zoning. Siemasko states that today's presentation serves to introduce the matter to the Board as the applicant is anticipating its continuation. Siemasko orients the members of the Board to the site pointing out Route 128 and the Trask Lane exit on the site plan. Historically, the area was subdivided starting in 1971, the Folly Hill apartment complex was built in 1974, Apple Village was built in 1978, and the Cherry Hill condominiums were built in 1985. Siemasko explains the Definitive Subdivision Plan and states that the site is large. The plan proposes the extension of Trask Lane. The plan divides the property into Plot A (14.4 acres), Lot B (62 acres), Lot C (15,000 square feet and the site of the existing municipal water tower), and Lot D (2.8 acres along the Danvers border which will be retained by the Reeve family). The plan eliminates the three cul-de-sacs that were approved in 1981. Siemasko states that the most significant difference between the two plans is that this plan includes specifics for a development in order to require as few waivers as possible. Siemasko summarizes the legal history of the plan, which has been remanded back to the Planning Board and thus is part of today's agenda. Siemasko explains that the purpose of the filing is to freeze the zoning and emphasizes that it is common for a plan to never be built. Hutchinson clarifies that the eight-year zoning freeze starts counting down from the plan's approval, potentially this year(2024). Siemasko states that MEPA is an environmental review at the State level that will trigger engineering and environmental reporting and approval before any construction. 4 City of Beverly Planning Board January 17,2024 Meeting Minutes Page 5 of 7 Ogren presents the engineering overview of the plan and points out the differences between the current plan and the 2017 plan, including the addition of a sidewalk on the active side of the street, retaining walls on either side of the wetland, and a stormwater management system. Ogren states that a retaining wall along the access to the water tower has been added to the current plan. With the objective of eliminating as many waivers as possible, the profile has been adjusted to meet the City's standards. Siemasko states that the entrance of Trask Lane is from 128 and the continuation of Trask Lane has been graded to make access to the water tower viable. Beckwith asks about the grading and location of the gravel road. Siemasko states that there is one waiver request to not be required to redesign the extension of Trask Lane based on the fact that the road is already partially built and merges with the rest of Trask Lane that already exists. Ogren elaborates that the waterline was installed cooperatively with the City with the intention that the street extension would eventually be built. Hutchinson reiterates that this project is unlikely to be built as it is designed for the purpose of freezing the zoning. Patrick Knight of 4 Duck Pond Road in the Cherry Hill condominium complex expresses concern that eliminating the turnaround cul-de-sac in the driveway may interfere with the vernal pool nearby. Knight expresses concern about the waterline in the area. Hutchinson and Clawson clarify that the 2017 plan has been eliminated and that the current plan is waiverless. Knight states that there is one way in and out of the site, and with a recent fire, he found himself trapped in the site. Clawson clarifies that the vernal pool is under the purview of the Conservation Commission. Siemasko states that an application has been filed with the Conservation Commission to delineate the wetlands on the site,the vernal pool, and any other environmental resources. Hutchinson states that the Board is aware of the one way in and out of the site. Knight states that he observed 100-foot areas being cleared as a part of measuring and soil testing and the plantings were left to decay in place. Knight states that he believes the clearing of habitat pushed the woodpecker population toward his property, which was then damaged by the woodpeckers. Beckwith: Motion to continue the public hearing on the Modified Definitive Subdivision Plan—Trask Lane Extension—0 Trask Lane to the February 13, 2024 meeting. Flannery seconds. Motion carries (7-0). 4. Public Hearing: Special Permit 4189-23—9 Swan Street—9 Swan Street,LLC CIO Alexander and Femino, One School Street,Beverly,MA 01915 Special Permit for deviations from the parking design requirements in the City of Beverly Zoning Ordinance associated with the construction of a proposed three-family residential structure located at 9 Swan Street. Clawson reads the legal notice. Torn Alexander of Alexander and Femino is present and states that the property was burned and rendered uninhabitable about two years ago. The project is 5 City of Beverly Planning Board January 17, 2024 Meeting Minutes Page 6 of 7 ready to start construction and financing is in place. Alexander states that the three units will have three piggyback parking spaces, with an aisle width that was typical for the time period. In his research, Alexander found 10 nearby properties that have three piggyback parking spaces. Alexander states that while it is not a parking arrangement that is expected with a brand-new project, it is in keeping with the neighborhood and provides more parking than many other properties in the area. Alexander points out that the zoning relief is in the interest of the City because it is an unsightly, vacant, burned-out building and the construction is ready to begin. Beckwith asks if the driveway has been altered, and Alexander states that it will remain untouched. Beckwith asks about the plot width of the frontage. Alexander states that the spaces will be assigned to the units. Miller asks if it is a requirement that prospective buyers be notified of this deviation, and Alexander states they would be made aware of the piggyback spaces. Hutchinson asks if there was any interaction with the abutters, and Alexander states that Mr. St. Pierre was the only abutter who had concerns. The applicant worked with St. Pierre's considerations and made the project smaller to accommodate them and to preserve a tree. Beckwith: Motion to close the public hearing. Miller seconds. Motion carries (7-0). Beckwith: With regard to the application for Special Permit#189-23 for 9 Swan Street- 9 Swan Street LLC, Applicant, motion that the Board find that 1) the specific site is an appropriate location for the proposed use, and that the character of the adjoining uses will not be adversely affected, 2) that no factual evidence is found that property values in the district will be adversely affected by such use, 3)that no undue traffic and no nuisance or unreasonable hazard will result, 4) that adequate and appropriate facilities will be provided for the proper operation and maintenance of the proposed use, 5) that there are no valid objections from abutting property owners based on demonstrable fact, and 6) that adequate and appropriate City services are or will be available for the proposed use. Flannery seconds. Motion carries (7-0). Beckwith: Motion to grant Special Permit#189-23 for 9 Swan Street—9 Swan Street, LLC. Flannery seconds. Motion carries (7-0). 5. Public Hearing: Special Permit#190-23—397 Cabot Street—Janick Company,LLC CIO Alexander and Femino, One School Street,Beverly,MA 01915 Special Permit for deviations from the parking design requirements in the City of Beverly Zoning Ordinance associated with the construction of a proposed two-family residential structure located at 397 Cabot Street. Tom Alexander of Alexander and Femino is present and states that the applicant is requesting to continue the opening of the Public Hearing. 6 City of Beverly Planning Board January 17, 2024 Meeting Minutes Page 7 of 7 Flannery: Motion to reschedule the public hearing for the February 13, 2024 meeting. Beckwith seconds. Motion carries (7-0). 6. Public Hearing: Waiver of Frontage and Definitive Subdivision Plan—93 Hale Street— William D. Little and Luana B. Little, Trustees of the Luana Baldi Realty Trust and the William D. Little Revocable Trust of 2019 Waiver of the frontage requirements and a Definitive Subdivision Plan for 93 Hale Street Tom Alexander of Alexander and Femino is present on behalf of the applicant and states that the applicant is requesting to reschedule the item for after the Conservation Commission has ruled on the perennial stream. Flannery: Motion to reschedule the public hearing to the May 21, 2024 meeting. Beckwith seconds. Motion carries (7-0). FIannery: Motion to reconvene the regular meeting. Beckwith seconds. Motion carries (7- 0). Reconvene meeting 7. Set Public Hearing for 397 Cabot Street Flannery: Motion to set the public hearing for 397 Cabot Street for the February 13, 2024 meeting. Beckwith seconds. Motion carries (7-0). Adjournment Beckwith: Motion to adjourn. Flannery seconds. Motion carries unopposed. Meeting adjourns at 9:25 p.m. The next regular meeting of the Planning Board is scheduled for Tuesday,February 13, 2024. 7