2013-09-17CITY OF BEVERLY
PUBLIC MEETING MINUTES
Board: Planning Board Meeting
Date: Tuesday, September 17, 2013
Location: Beverly City Hall
Members Present Chairman Richard Dinkin, John Thomson, Ellen Flannery, Charles
Harris, Ellen Hutchinson, David Mack, Michael O'Brien, James
Matz
Members Absent: John Mullady
Others Present: Assistant City Planner Leah Zambernardi
Recorder: Eileen Sacco
Dinkin calls the meeting to order at 7:00 p.m
Subdivision Approval Not Required Plans (SANR's)
2 Melvin Avenue & Shortell Avenue — David Cahill
Zambernardi explains that Mr. Cahill has submitted a SANR plan to convey an approximately
1319 s.f parcel from his property at the corner of Melvin Ave. and Shortell Ave. (Lot 165) to
abutting property that he also owns on Shortell Ave (Lot 166). She notes that the parcel that is
losing land will remain in conformity with the frontage and area requirements of the R10 zoning
district after the land transfer. She also noted that the parcel receiving the land is currently a
vacant non - conforming lot with approximately 4437 s. f. of area where 10,000 s. f. is required
with 52.44 feet of frontage where 100 feet is required. The land transfer will bring this parcel
into closer conformity with the R10 zoning district requirements.
Zambernardi reported that the plan includes a notation that the 1319 s.f parcel is not to be
considered a separate building lot. She also states that it is worth noting that a garage is
currently located within the 1319 s. f. parcel to be transferred. She further noted that this action
would result in the principal use of the receiving parcel becoming parking, which is not allowed
in the R10 zoning district and to address this violation Mr. Cahill has added a notation to the plan
that the garage will be demolished shortly after the plan is recorded. She also noted that the
Planning Department staff has reviewed the plan and recommends endorsement of the plan as
one not requiring approval under the subdivision control law.
There being no questions or comments regarding this matter:
Thomson: moves to endorse the plan for Subdivision Approval Not Required for 2 Melvin
Avenue & Shortell Avenue. Mullady seconds the motion. The motion carries
(7 -0).
Discussion with Planning Director Tina Cassidy and Sam Cleaves, Senior Regional Planner
for the Metropolitan Area Planning Council (MAPC)
Draft Beverly Planning Board - Minutes
September 17, 2013
Cassidy addresses the Board and explains that the Planning Department has been looking at
zoning in an effort to try and replace industrial zoning uses in the Bass River / Beverly Depot
area of the city but it never really took off. She explains that with funding from the Barr
Foundation and in concert with the Planning Department, MAPC will be conducting planning
and transportation analyses of the area long the Bass River including Park and River Street.
She further explains that the MAPC has allotted the city of Beverly $25,000 via a grant from the
Barr Foundation for the study and the six month effort will lead to the development of an action
plan for the area that will be presented to the Planning Board for consideration by the end of the
this year. She introduces Sam Cleaves of the MAPC to address the Board.
Sam Cleaves, Senior Regional Planner for the Metropolitan Area Planning Council addresses the
Board and explains that the planning process will include public input via public meetings noting
that the first public meeting will be held on Thursday, September 26, 2013 at the Beverly Public
Library.
Cleaves explains that the study process will:
Develop a vision with recommendations for changes to land use and zoning;
Create a market analysis to provide direction for economic development;
Provide recommendations for improving access by walking and biking, within the study
area and adjacent downtown areas.
Cleaves explains that Beverly's 2002 Master Plan lists the Bass River waterfront area as an area
that is important to the continuing development of the downtown area. He noted that the study
will include the industrial uses IG district between the Bass River, Rantoul and Park Streets,
extending north to Elliott Street. He noted that rezoning away from industrial uses or offering a
mixed use overlay could lead to a higher valued residential and commercial mix, including
housing options priced for the existing and potential demographic of Beverly residents.
Cleaves also noted that the anticipated commuter rail parking improvements and planned
upgrade to route IA in downtown Beverly, will position the city to be an attractive location for
young professionals working in the nearby Cummings Center or commuting by train into Boston.
Cleaves also explains that a small working group has been established that will assist MAPC
during the study. The following are members of the working group:
John Emery
Joe Zello
John Clemenzi
Thad Siemasko
Joyce McMahon
Scott Houseman
Cassidy explains that MAPC and the working group met in early May and they have another
meeting scheduled in October.
Page 2 of 5
Draft Beverly Planning Board - Minutes
September 17, 2013
Thomson notes that National Grid and Moynihan Lumber are big stake holders down there,
noting that National Grid will probably never leave so there would be no need to rezone that.
Cassidy agreed noting that it might be a good idea to put them on the steering committee noting
that they say that they are here for the long run, citing the improvements they have made to the
site over the last couple of years.
Mack notes that any project in this part of the city is always controversial and asked if there has
been any feedback so far. Cassidy explains that they are in the early stages of the process and
they should have a good idea of how people feel after the meeting on September 26
Harris noted that he has fished the Bass River for years and noted that the area is very
underutilized. He recommended that to get a good idea to see the area by boat.
Cleaves states that the Planning Board suggestions are in line with what they heard from the
working group. Cassidy suggests that if members have any additional thoughts or questions
regarding this they can email them to her.
Dinkin thanked Mr. Cleaves and Ms. Cassidy for the presentation.
Update of Inclusionary Housing Rules and Regulations — Fee In Lieu of Affordable
Housing Units
Zambernardi addresses the Board and notes that members will recall that Beverly adopted the
Inclusionary Housing Ordinance in July of 2007. She noted that the ordinance requires that 12%
of housing in a new development of 10 homes or more be reserved for persons of low or
moderate income. The ordinance also allows several options to developers for providing the
affordable units, one of which includes requesting a special permit to pay a fee to the city of
Beverly in lieu of providing affordable units. She explains that the formula for the fee is
provided in the Planning Board's Subdivision Requirements, Procedures and Supplemental
Regulations for Inclusionary Housing.
Zambernardi explains that the formula is 35% of the average of the lowest 50% of residential
sale prices in the Beverly neighborhood in which the applicant is developing units for the three
fiscal years immediately prior to the current fiscal year. She further noted that the Planning
Board is responsible for updating the fee schedule annually without a public hearing, shortly
after the close of each fiscal year. She explained that the request before the Planning Board this
evening is to update the fee schedule for FY 2014 and a copy of the updated schedule has been
provided for members review and approval.
Thomson asks if anyone has ever paid a fee to the city in lieu of providing affordable units.
Zambernardi states that no one has ever paid. She further explains that if payments are made
they are to go into an affordable housing trust fund that has yet to be set up because it cannot be
established until a fee is collected.
There being no further questions or comments regarding this matter:
Page 3 of 5
Draft Beverly Planning Board - Minutes
September 17, 2013
Thomson: moves to approve the Fee Schedule for the Fee in Lieu of Affordable Housing
Units for FY 2014. Hutchinson seconds the motion. The motion carries (7 -0).
New Business
Zambernardi recalled that in July, the Board held a discussion on procedures that could be
implemented to make public hearings more expeditious. She recalled that scheduling of public
hearings and the reading of department head comments were discussed. She explains that she
talked with City Solicitor Roy Gelineau on the suggestions made. She reported that Gelineau
reviewed the matters and has made a recommendation that with regards to the scheduling of
public hearings a reasonable time frame should be given. Zambernardi explains that she
surveyed the cities and towns of Melrose, Salem, Danvers and Newburyport and no one sets a
specific time for the start of a public hearing. She also noted that the Beverly Conservation
Commission and Zoning Board posts their public hearing start times as the meeting start time
and follows the agenda for the meeting. She also noted that applicants could be given an
approximate time they could expect to be heard at a meeting depending on the length of the
agenda.
Zambernardi also explained that with regards to the reading of comments from department heads
most communities summarize the letters at the meetings but they could be provided before the
meeting to the public, noting that it is important that the developer and the Board keep the public
informed.
Dinkin asked that a press release should be issued to be sure that the public is aware of the
changes.
Update on Community Preservation Committee
Thomson updates the Board on the work that the Community Preservation Committee has been
doing since they were established. He reported that they have held meetings and are in the
process of adopting guidelines by January 2014 as required by law. He stated that they expect to
have a draft ready by October and he will share that with members of the Planning Board when it
is available.
Thomson reported that it is expected that the CPA will collect $600,000 and the state will match
$150,000.
Approval of Minutes
The minutes of the Planning Board meetings held on June 18, 2013, and July 16, 2013 were
presented for approval.
Page 4 of 5
Draft Beverly Planning Board - Minutes
September 17, 2013
Flannery: motion to approve the minutes of the Planning Board meetings held June 18,
2013, and July 16, 2013 as submitted. Mack seconded the motion. The motion
carried (7 -0).
Adjournment
There being no further business to come before the Planning Board this evening a motion was
made by Mack to adjourn the meeting, seconded by Flannery. The motion carried (7 -0)
The meeting was adjourned at 8:00 p.m.
Page 5 of 5