2004-05-04CITY OF BEVERLY, MASSACHUSETTS
PUBLIC MEETING MINUTES
BOARD OR COMMISSION: Comprehensive Rezoning Committee
DATE: May 4, 2004
LOCATION: Third Floor Conference Room City Hall
MEMBERS PRESENT: Rich Dinkin, Don Neuman, Don Preston, John
Thomson, Bob Nelson, Scott Houseman, John
Colucci, Carla Cox, Wendy Frontiero, Ron Costa
MEMBERS ABSENT:
OTHERS PRESENT: Ralph Willmer (consultant), City Planner Tina Cassidy
The meeting is called to order at 7:15 p.m. Members note that there are several important
documents that all members should have access to, including the master plan, the harbor
plan, and the open space and recreation plan. Cassidy promises to forward any missing
documents to each member by the following week.
Discussion at this evening’s meeting centers on needed zoning changes for the waterfront
district and the downtown. The first topic centers on changing the zoning along the
waterfront. Willmer summarizes the master plan findings on this subject: mixed use zoning
along the Bass River, protecting and expanding public access to the waterfront, encouraging
tourism-related economy at the harbor, and allowing residential units. The area known as
Goat Hill is largely developed, although the age of the building stock may encourage
redevelopment in the foreseeable future. With redevelopment, public access to the shoreline
can be expanded.
Houseman raises a concern about the possibility/likelihood that some of the larger homes
near Lynch Park may be torn down and the land resubdivded. He notes that the City has
already seen at least one recent example of this phenomenon, and it is a concern to at least
some residents already. He suggests that the City may want to consider “downzoning” the
area (e.g. increasing the minimum lot size requirement to discourage owners from tearing
down existing homes and subdividing their land). Costa expresses concern about the need
to preserve the housing stock in the Goat Hill neighborhood and the character of each
neighborhood in Ward 2. Thomson notes that downzoning tends to preserve the character
of existing residential neighborhoods.
Cassidy suggests that the issue be tabled until the committee’s next meeting. In the
meantime she will ask the Engineering Department to map out the lot sizes in the area of
Lynch Park so that members can get a sense of the degree to which this may or may not be
an issue.
Dinkin expresses concern about downzoning along the waterfront, since increased density is
often a good exchange for obtaining public access to the water. Costa expresses concern
about tear downs. Frontiero asks if there are any alternatives to downzoning, such as
establishing floor area ratios for single family homes. Willmer states that he will research
options to downzoning and will report back at the next meeting.
Comprehensive Rezoning Committee Meeting Minutes
May 4, 2004 Page 1 of 2
Houseman asks if State Chapter 91 regulations apply to residential development. Neuman
states that it depends on whether the site has historically filled tidelands. If yes, then
Chapter 91 regulations apply. Willmer underscores the necessity of drafting zoning changes
that comply with those regulations.
Discussion turns to the subject of Beverly being a Designated Port Area (“DPA”). This
designation mandates water dependent uses along the waterfront, which is not in keeping
with some of the recommendations of the recently-adopted master plan. Neuman states
that while the Harbor Management Authority supports the idea of eliminating the DPA for
Beverly, it should not be done until the zoning for the area is changed. He adds that the
only parcel in compliance with the DPA regulations is the so-called Birelli property on Water
Street. Costa urges the City to adopt new zoning that accommodates the future plans of one
of the major waterfront property owners, the Kinzies, who own Port Marina.
Willmer says that he has reviewed the current zoning for the area (waterfront development
district) and notes that the allowable floor area ratio is very low, and may be responsible for
the lack of reinvestment and redevelopment in that area since it was created in the late
1980’s. Neuman states that one major impediment to future redevelopment is the lack of
parking, which must be addressed. Cox says that she very much wants to see the waterfront
district be more productive in every sense of the word.
Next, general discussion takes place about the Bass River area. Houseman corrects a
misimpression that the waterway is largely non-navigable. He notes that there is navigable
water all the way to Innocenti Park, and beyond that at high tide. Cox suggests that rezoning
the area might provide the incentive needed for dredging the river. Costa expresses his
concern about the future of the Ventron site and the need to rezone it. One use may be to
provide transient slips for boaters. Colucci notes that although there is an Activity and Use
Limitation (“AUL”) on the site, it is fairly clean and the AUL provisions could be modified
to allow residential or other uses in the future. Willmer urges members not to let the AUL
or questions about its past use limit discussion of how the site should be used in the future.
Willmer notes that tonight’s discussion has been broadly on topic. He suggests that he can
facilitate the committee’s work at the next meeting by revising the use and dimensional table
as a starting point for discussion on specific uses and dimensional requirements the
committee might want to see for both the waterfront and downtown. Thomson asks for
Willmer’s reaction to the idea of having several overlay districts for the waterfront parcels.
Willmer says that he can create conceptual drafts, but the committee will need to define the
boundaries. He will also look at some ways to address the “lack of parking” issue, including
shared parking arrangements.
Members ask that they be provided with an updated list of current members and contact
information.
There being no other business for the evening, the meeting adjourns at 9:00 p.m.
Comprehensive Rezoning Committee Meeting Minutes
May 4, 2004 Page 2 of 2