BPB 9-17-24 City of Beverly Planning Board
September 17, 2024
Meeting Minutes
1 CITY OF BEVERLY
2 PUBLIC MEETING MINUTES
3
4 BOARD OR COMMISSION: City of Beverly Planning Board
5 DATE: September 17, 2024
6 LOCATION: Beverly City Hall, 191 Cabot Street, 3`d Floor Council
7 Chambers
8 MEMBERS PRESENT: Chair Ellen Hutchinson; Vice-Chair Derek Beckwith; Ellen
9 Flannery; George Gomes; Wayne Miller
10 MEMBERS ABSENT: Sarah Bartley; Nathaniel Lewis
11 STAFF PRESENT: Assistant Planning Director Kenneth Clawson
12 RECORDER: Kristan Patenaude
13
14 Call to Order
15 Chair Hutchinson called the meeting to order at 7:00 p.m.
16
17 1. Subdivision Approval Not Required Plans
18
19 None at this time.
20
21 • Recess for Public Hearings
22
23 Flannery: Motion to recess for public hearings. Beckwith seconds. Motion carries (5-0).
24
25 2. Continued Public Hearing: Special Permit 4194-24— 14 Greenwood Avenue—Benco
26 LLC
27 a. Creation of Pork-Chop shaped lots.
28
29 Tom Alexander, Alexander&Femino, requested not to open the public hearing at this time. A
30 super majority would be needed for an affirmative vote on this item and, due to absent members
31 of the Board this evening, that would not be possible. The request was to continue to October 8,
32 2024, with the potential to extend this at that time.
33
34 Beckwith: Motion to continue the public hearing for 14 Greenwood Avenue to October 8,
35 2024. Flannery seconds. Motion carries (5-0).
36
37 3. Modification to Site Plan Review#158-22 and Special Permit#197-24 - 119 Rantoul
38 Street- Wilso Ventures LLC &Tiny Ventures LLC c/o Alexander& Femino, One School
39 Street, Beverly, MA 01915 and Barnat Development, 110 Rantoul Street,Beverly, MA
40 01915
41 a. Modified Site Plan Review consists of 52 Residential units, 11 of which are studio
42 apartments, 20 of which are one bedroom apartments, and 21 of which are two
43 bedroom apartments, 1,625 square feet of retail space on the first floor, and garage
44 parking underneath for 39 vehicles. Special Permit is to allow 25% of the off.-street
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September 17, 2024
Meeting Minutes
45 residential parking spaces (13 in total) in a public parking facility within 500 feet of
46 the property use.
47
48 Tom Alexander, Alexander &Femino, requested not to open the public hearing at this time. A
49 super majority would be needed for an affirmative vote on this item and, due to absent members
50 of the Board this evening, that would not be possible. The request was to continue to October 8,
51 2024, with the potential to extend this at that time.
52
53 Beckwith: Motion to continue the public hearing for 119 Rantoul Street to October 8, 2024.
54 Flannery seconds. Motion carries (5-0).
55
56 • Reconvene meeting
57
58 Flannery: Motion to reconvene the meeting. Beckwith seconds. Motion carries (5-0).
59
60 4. Discussion on closed Public Hearings, if not already decided:
61
62 None at this time.
63
64 5. Modification Request of Site Plan Review#113-14 and #139-14--140 Brimbal Avenue—
65 Thomas J.Alexander
66 a. Request to allow all referenced uses in the IR Overlay District in Section 300-42C
67 (2) be allowed except for residential dwelling
68
69 Tom Alexander, Alexander& Femino, explained that the Building Inspector has requested
70 clarification through a minor modification on this item. The Special Permit previously granted
71 was for a shopping center use of this property. However, at the time of application, the only
72 known tenants were a bank and Whole Foods. The other potential uses, such as retail
73 establishments, gym/health clubs, and service establishments,were not mentioned at the time.
74 These uses have since moved into the property. A minor modification would help clarify that
75 these uses were always intended and acted upon.
76
77 Beckwith: Motion to find that the modification application for Site Plan Review#113-14 and
78 Special Permit#139-14 at 140 Brimbal Avenue be considered minor in nature.
79 Gomes seconds. Motion carries (5-0).
80
81 The Board noted that the merits of this application would be discussed at a future meeting due to
82 the lack of a quorum for a supernriajority vote to modify the Special Permit decision.
83
84 Flannery: Motion to continue the modification application for Site Plan Review#113-14
85 and Special Permit#139-14 at 140 Brimbal Avenue to October 8, 2024. Beckwith
86 seconds. Motion carries (5-0).
87
88 8. Inclusionary Housing Application #29-24—371 Cabot Street-Jesse Jalbert C/o
89 Alexander &Femino, One School Street,Beverly, MA 01915
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90 a. The ZBA approved a Special Permit/Finding to change the present use of the
91 premises from commercial office use to 6 residential units, 5 of which are one
92 bedroom units and 1 is a two bedroom unit. 560 square feet of commercial space will
93 remain on the first floor. Of the 6 residential units proposed, 1 (1.2%)will be
94 affordable to a household with income at or below 60% of the area median income
95 that applies to subsidized housing in the City of Beverly, as reported annually by the
96 U.S.Department of Housing and Urban Development(HUD) adjusted for
97 household size.
98
99 Tom Alexander explained that the Zoning Board of Appeals approved a decision last month that
100 allowed for this proposal to have six residential units, along with first floor office space. An
101 Inclusionary Housing Application is necessary as there will be 6 new residential units.
102
103 Clawson stated that everything will be completed internally to the building.
104
105 Flannery: Motion to approve the Inclusionary Housing Application#29-24 at 371 Cabot
106 Street. Beckwith seconds. Motion carries (5-0).
107
108 6. Modification Request of Site Plan Review#162-23--451 Essex Street-Fazio Enterprises,
109 Inc.
110 a. Modified Site Plan Review consists of adding 2 parking spaces to better serve
ill prospective commercial tenants.
112
113 Robert Griffin, P.E., Griffin Engineering Group, LLC, explained that the proposal is for a
114 modification to the Site Plan Review. Some of the prospective tenants for the site have requested
115 additional parking spots. Two potential spots have been located on the site that seem to conform
116 to zoning and that will not alter the drainage. Each residential unit was built EV ready.
117
118 Beckwith: Motion to deem that the modification request for Site Plan Review#162-23,
119 Essex Street be minor in nature. Miller seconds. Motion carries (5-0).
120
121 Flannery: Motion to approve the modification to Site Plan Review#162-23 at 451 Essex
122 Street. Miller seconds. Motion carries (5-0).
123
124 7. Modification Request of Approved Smart Growth Overlay District (SGOD) Application
125 #01-18 - 110 Sohier Road -Anchor Point,LLC
126 a. Changes to the Community Center parcel at 110 Sohier Road of the Anchor Point
127 project that includes changes to the landscaping plan to re-orient sport courts,
128 lawns,playgrounds, and hardscape,fagade changes, and changes to the building
129 footprint.
130
131 Andrew Leonard, Harborlight Homes, explained that the proposal is for a minor modification
132 relating to some changes on the site. The first two phases were residential phases. The third
133 phase will be the Lighthouse Community Center. The intention is to install a foundation before
134 the weather gets too cold. The minor changes are driven by programming changes, such as
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Meeting Minutes
135 changing the daycare use from the second floor to the first floor. This proposal went before the
136 Design Review Board last week, leading to a request for an updated landscaping plan for the site.
137 There is no additional parking associated with this stage, but the site has 16 EV-ready spaces.
138
139 Beckwith: Motion to deem that the modification request for the Approved Smart Growth
140 Overlay District(SGOD)Application#01-18, at 110 Sohier Road, applicant
141 Anchor Point LLC, be minor in nature. Flannery seconds. Motion carries (5-0).
142
143 Beckwith: Motion to approve the minor modification request for the Approved Smart
144 Growth Overlay District(SGOD) Application#01-18, at 110 Sohier Road,
145 applicant Anchor Point LLC, with the conditions outlined by the Design Review
146 Board in their September 16, 2024, letter. Flannery seconds. Motion carries (5-0).
147
148 9. Set Public Hearings:
149 a.Joint Public Hearing with Beverly City Council on Monday, October 7, 2024, at
150 7:30 P.M. relative to proposed amendments to various sections of the Beverly Code
151 of Ordinances Chapter 300 Zoning and the Zoning Map for the purpose of
152 complying with M.G.L. Chapter 40A Section 3A, commonly known as the META
153 Communities Act.
154
155 Beckwith: Motion to set a joint public hearing with the Beverly City Council for October 7,
156 2024, at 7:30 P.M. relative to proposed amendments to various sections of the
157 Beverly Code of Ordinances Chapter 300 Zoning and the Zoning Map for the
158 purpose of complying with M.G.L. Chapter 40A Section 3A, commonly known as
159 the MBTA Communities Act. Flannery seconds. Motion carries (5-0).
160
161 10. Approval of Minutes (as available):
162 a.November 145 2023
163 b. December 19, 2023
164 c. January 17, 2024
165 d. May 21, 2024
166 e. June IS,2024
167 L July 16, 2024
168 g.August 20, 2024
169
170 None at this time.
171
172 11.New or Other Business
173
174 None at this time.
175
176 10. Adjourn
177
178 Miller: Motion to adjourn. Flannery seconds. Motion carries (5-0).
179
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180 Meeting adjourns at 7:57 p.m.
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