2007-07-17
CITY OF BEVERLY MASSACHUSETTS
PUBLIC MEETING MINUTES
BOARD OR COMMISSION:
SUBCOMMITTEE:
DATE:
LOCATION:
Planning Board, Regular Meeting
MEMBERS PRESENT:
July 17, 2007
City Council Chambers, Beverly City Hall,
3rd Floor
Chairperson Richard Dinkin, John Thomson,
Joanne Dunn, Ellen Flannery, Eve Geller-
Duffy, Stephanie Williams, Don Walter
David Mack, Charles Harris
Assistant Planning Director Leah
Zambernardi
Andrea Bray
MEMBERS ABSENT:
OTHERS PRESENT:
RECORDER:
Chairperson Dinkin calls the meeting to order.
1. Discussion/Decision: Foster Lane Cluster & Definitive Subdivision Plans. 30
Foster Street - Hub Realtv Tr.. Robert Hubbard. Trustee
Voting members are Dinkin, Flannery, Geller-Duffy, Thomson, and Walter.
Zambernardi reads a letter into the record from Attorney Marshall Handley stating that he
believes that Donald Walter is not qualified to vote on this application.
Thomson: Motion to place the letter into the file, seconded by Flannery. All
members and the Chair vote in favor. The motion passes 5-0.
Handley states that the site visit was a public hearing and because Walter was absent, he
is unqualified to vote. He concludes that both plans should receive automatic approval
because the Board lacks a quorum.
Dinkin rules from the Chair that Walter is eligible to vote. He begins the discussion.
Thomson reviews the history of the matter stating that this has been going on for 1.5
years and the Board has made a good faith effort to address all of the concerns of this
property. He says that he cannot vote in favor of either of the plans primarily because of
the information that he obtained at the site visit. He cites the traffic situation claiming
that it would be unsafe for cars pulling out of the development. Thomson states that the
applicant can still develop the lot as a single family lot. He makes note of the unique
history of this lot which is the subject of an existing special permit with restrictions
against any further subdivision. He states that a subdivision would have a dramatic effect
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July 17, 2007
Page 2 of 5
on the two camps that are nearby and change the character of the area. Thomson speaks
at length about his opposition to vacate the special permit restriction.
Thomson: Motion to deny approval of each of the plans, seconded by Flannery. All
members and the Chair vote in favor.
While looking ahead to a possible automatic approval for this subdivision, Thomson
states that he would like to act now to rescind such approval.
Thomson: Motion to rescind approval forthwith if there is automatic approval for the
subdivision, seconded by Flannery. All members and the Chair vote in favor.
Dinkin states that the Board expresses its gratitude to Ms. Geller-Duffy. He expresses his
personal thanks for the extraordinary effort that she has put forward to see a conclusion to
this issue long after her term on the Board expired.
Geller-Duffy steps down.
2. Subdivision Approval Not ReQuired (SANR): Sam Fonzo Drive - Citv of Beverlv
and
3. Subdivision Approval Not ReQuired SANR): L.P. Henderson Road - Citv of
Beverlv
Attorney Marshall Handley displays the plans for both ANRs and describes the plans.
Zambernardi states that both plans are in technical compliance.
Thomson: Motion to endorse plan 1, seconded by Flannery. All members and the
Chair vote in favor. The motion passes 6-0.
Walter: Motion to endorse plan 2, seconded by Flannery. All members and the
Chair vote in favor. The motion passes 6-0.
4. Comprehensive Permit Application to ZBA/ReQuest for Plannin2: Board
Comments: Holcroft Park Homes - 5. 9. 17-19.21. 25. 33 & 37 Mill Street and 10.
22 and 28-30 Grant Street - Holcroft Park Homes. LLC
Attorney Tom Alexander describes the project stating that this will be an affordable
housing development and a joint venture between BAHC and the YMCA of the North
Shore. He states that these properties as they exist are in extremely poor condition and
are structurally unsound and will be removed and replaced with 65 new units. He states
Planning Board Minutes
July 17, 2007
Page 3 of 5
that there have been 700 police calls in this area in the last 7 years. He adds that this area
is the worst part of the city in terms of crime and integrity of the buildings. Alexander
cites the current parking problems with only 18 off street parking spaces for the current
44 units. He speaks about the large investment in this area which will amount to $20AM
and states that they need everyone of these units to make this project financially feasible.
He says that this area has good proximity to public transportation with both train and bus
stops nearby. He speaks about the credits of the BAHC and states that the reason for the
partnership is because the YMCA has more expertise in managing this type of property.
Alexander commends the terrific effort by over 50 volunteers who cleaned the area and
removed over 50 dumpster loads of garbage, old furniture, and debris from the site.
Architect Joseph Luna describes the project stating that they are improving the parking
and increasing the density. He adds that they need the density to get this project to work.
He states that these buildings were once used for housing for mill workers at the SHOE,
and the buildings have fallen into decay. He says that all of the buildings will be taken
down. He displays the plans for the Board and the public to see, and states that there will
be two 23-unit buildings and one 9-unit building. He describes the phasing of this project
with phase I being the construction of the first 23-unit building, and Phase II being a
second 23-unit building, and Phase III being a 9-unit building. Luna states that there will
be a total of36 total parking spaces in the back of the large buildings. While
acknowledging that this might provide a shortage of off-street parking, he states that the
parking situation will be improved from the current condition. He adds that the
Cummings Center has parking at night. Luna states that landscaping is tight, with a strip
between the two buildings. He suggests the use of flower boxes to add texture to the
structure.
Alexander states that these will all be rental units and affordable housing units with deed
restrictions for these to be affordable in perpetuity. He adds that the lots are now under
common ownership. He confirms that the YMCA will manage this development.
Development Consultant Jim Hexter states that the financing will be raised in tax credit
equity and from various state and city sources. He adds that they will be required to
maintain the affordable housing at the level of 60% of median income for all of the
residents.
Thomson asks Luna to describe the driveways.
Luna states that they will have dedicated parking spaces behind the building with 2-way
traffic. He adds that the parking will be assigned on a first-come-first-serve basis. He
states that public parking is allowed on Grant Street and Mill Street.
Alexander states that in a snow emergency the residents can move their cars to public
parking and Walgreens allows 25 cars to park in their parking lot in a snow emergency.
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July 17, 2007
Page 4 of 5
Williams asks about the management responsibilities.
Jack Meany, Director of the North Shore YMCA, states that they currently manage 176
units, and they have been cleaning up the neighborhood and addressing some of the
maintenance issues. He adds that the YMCA has full time people and property managers
that deal with the property issues that exist there now. He says that there will be an office
and staff on site to manage this project.
Williams asks Alexander about the police calls and whether this new development will
cause a decrease in these calls.
Alexander states that with supervision, these sites should have a reduction in crime. He
adds that the YMCA can be strict with their tenants, and can perform background checks
on all prospective tenants.
Meany adds that this is currently not an appealing place to live. He states that when this
project is completed tenants must not only meet the economic criteria but the YMCA will
research prospective tenants to see if they are capable of living in a community
environment.
Dinkin reads a letter from the DRB which expresses concerns with the project. He states
that he is not in agreement with most of the comments in the letter. He adds that density
is not the enemy in this situation. He commends the BAHC and the YMCA for all of the
work that has gone into this project. He speaks in favor of this project stating that he
hopes that the board will put out an unqualified recommendation to the ZBA.
Thomson: Motion to enthusiastically recommend approval of this project to the ZBA,
seconded by Flannery. All members and the Chair vote in favor. The motion passes 6-0.
5. Reschedule Re2ular Meetin2 Date and Con2ress Circle Definitive Plan Public
Hearin2
The members discuss an alternate date for the September meeting because the regular
meeting is scheduled on a Primary date. The members agree on Wednesday, September
19,2007.
Walter: Motion to reschedule the September meeting for Wednesday, September
19,2007, seconded by Thomson. (Passes 6-0)
6. Set Public Hearin2 - Site Plan Review Application #90-07 - 480 & 486 Rantoul
Street - Rantoul Street LLC and Force Realtv LLC (formerlv Friendlv's)
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July 17, 2007
Page 5 of 5
Zambernardi states that a portion of this area has been rezoned from IR to CC so all of it
is now CC. She adds that this involves 3 buildings (2 one-story buildings for commercial
use and 1 two-story building for commercial/office use).
Thomson: Motion to schedule the public hearing for September 19,2007, at 7:40
p.m., seconded by Flannery. All members and the Chair vote in favor. (Passes 6-0)
7. Open Space Residential Desi2n (OSRD) - Submission of draft zonin2
amendments to Plannin2 board members for discussion at September re2ular
Plannin2 Board Meetin2
Dinkin places this issue on the agenda for the September 19 meeting.
Flannery:
Motion to adjourn, seconded by Walter. (Passes 6-0)
The meeting is adjourned at 8:50 p.m.