2013-10-15CITY OF BEVERLY
PUBLIC MEETING MINUTES
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Recorder:
Planning Board Meeting
Tuesday, October 15, 2013
Beverly City Hall
Chairman Richard Dinkin, John Thomson, Ellen Flannery, Charles
Harris, Ellen Hutchinson, Michael O'Brien, John Mullady, James
Matz
David Mack
Assistant City Planner Leah Zambernardi
Eileen Sacco
Dinkin calls the meeting to order at 7:00 p.m.
Subdivision Approval Not Required Plans (SANR's)
a. 20 and 22 Elnew Avenue — Chitro Family Series LLC
Atty. Mark Glovsky addresses the Planning Board and explains that the SANR is for lots
currently owned with cumulatively 19,588 s.f of area and 140 feet of frontage on Elnew Avenue.
Both lots are vacant and about 35 feet of the frontage is paved. He explains that this SANR
proposes to combine 20 and 22 Elnew into one building lot.
Glovsky also explains that they are requesting that the Planning Board make a determination
pursuant to Zoning Section 38 -2.1328 that " Elnew Avenue, as shown on the Plan is a way in
existence when the Subdivision Control Law became effective in Beverly, having sufficient width,
suitable grades, and adequate construction to provide for the needs of vehicular traffic in relation
to use of the property (for one single family house lot) abutting thereon (shown as lot 20 -21 and
for the installation of municipal services to serve such land and the buildings to be constructed
thereon."
Glovsky also states that Elnew Avenue is partly a paper street that leads to city owned
Conservation Land and no future development is expected.
Glovsky also explains that the Planning Board has the authority to find that the lot does not have
to have 100 feet of paved frontage, and that this will only serve one lot and it is safe for vehicular
access for one house.
Thomson asks if there are any buildings on the land. Glovsky explains that the lots are vacant and
explains the location of the lots on the plan. He also notes that the decision of the Planning Board
is needed to indicate to the Building Inspector that the frontage is sufficient.
Matz notes that the entrance to Norwood Pond goes through the lots. Glovsky states that he
Draft Beverly Planning Board - Minutes
October 15, 2013
talked with the Beverly Conservation Commission Agent Amy Maxner and she is well aware that
that the trail location goes through the property and they will propose to give the city an easement
to enter the site further down on the property.
Dinkin suggests that the Board resolve the issue of the ANR at this time.
There being no questions or comments regarding the ANR plan:
Harris: moves to endorse the plan for Subdivision Approval Not Required for 20 -22
E1newAvenue. Thomson seconds the motion. The motion carries (8 -0). ( The
Chair did not vote)
Dinkin explains that the other task before the Board at this time to determine whether 40 feet of
paved frontage is adequate, inadequate or to decline to issue an opinion. He explains that if the
Planning Board finds that this is inadequate the applicant will have to go to the Zoning Board of
Appeal and then come back to the Planning Board for a Special Permit.
Thomson states that he does not know why they are asking for this, noting that the street is not
going to be extended or serve more than one lot.
Glovsky states that the owner of the property has let the city use a portion of his property for
years.
Dinkin questions if there is sufficient access for emergency vehicle access. Glovsky explains the
fire access.
Glovsky suggests that they could put a note on the plan so that the record is clean and the
Planning Board could qualify that the frontage is sufficient for one house.
Glovsky also states that there is no interest to be served that requires additional paving and if they
were to go to the expense of additional paving they would be looking to have two lots.
Dinkin states that as long as they can get a fire truck down there, he is fine with this.
Thomson: motion to approve the request to find that there is adequate paved frontage for
access to one house lot. Flannery seconds the motion. The motion carries (6 -1) (Flannery,
Thomson, O'Brien, Mullady, Matz, Harris in favor) (Hutchinson in opposition).
b. 76 and 80 West Street — Charles and Melissa Dane and Christopher Smallhorn
Zambernardi explains that the Danes and the Smallhorns have submitted a SANR plan to convey a
3,237 s.f parcel from the Danes to the Smallhorns. She notes that the Danes property would
remain in conformance with the R45 zoning requirements of 175' of frontage and 45,000 s.f. of
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October 15, 2013
land area after the land transfer. She also states that the Smallhorns property would be brought
into closer conformance with the zoning requirements as a result of this land transfer.
Zambernardi states that Planning Department staff reviewed this plan and recommends that the
Board endorse the plan as one not requiring approval under the subdivision control law.
There being no questions or comments regarding the SANR plan:
Thomson: moves to endorse the plan for Subdivision Approval Not Required for 76 and 80
West Street. Flannery seconds the motion. The motion carries (7 -0).
Request for Minor Modification to Special Permit 133 -12: Solar Farm — 1 -3 Caitlin Road —
Cabot Beverly, LLC /Caitlin LLC
David Albrecht, the Civil Engineer for the project addresses the Planning Board and explains that
they are requesting that the Board approve the proposed modifications to the previously approved
plans.
Albrecht explains that the system size remains 2.0 mW AC with the same number of modules
(8,838). He reviews the following modifications as follows:
Lower Racking Tilt Angle of 20" vs. 25" along with a different module configuration of 5 x 6
vs. 4 x 6. He explains that this results in better production from the system and the height of the
modules is approximately 4 inches higher (8'4 ") and this is still significantly lower than the
maximum allowed by the FAA which is 10 feet.
Combined Electrical Equipment Area they have taken two separate equipment areas and
combined them together. This reduces the number of inverters and transformers necessary to
operate the site. It also reduces the length of medium voltage cabling and therefore energy losses
since the combined location it is closer to the interconnections.
Row Spacing the distance between the rows of racking is approximately 12 feet vs. the 13 feet
that was approved. This results in fewer rows and along the 5 x 6 module configuration and
shorter rows.
Fencing — Due to the shorter rows the fencing along the west and east has been shifted internally,
reducing the fenced in area by approximately 0.5 acres.
Albrecht also states that they believe that the proposed modifications are minor in nature and are
compliant with the provisions of the zoning ordinance and additionally these changes do not
expand the scope and nature of the original permit.
Matz asks if the new proposal is for less area than was approved. Albrecht explains that there is
one less row on each side of the array.
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Zambernardi notes that there is a slight change to the access road as well. Albrecht explains that
it was moved a little due to topography issues.
Dinkin explains that the Planning Board has to decide if the proposed modification is a minor
modification and if it so finds, they must also vote to approve the minor modification.
There being no further questions or comments regarding this matter:
Thomson: moves to find that the proposed modifications to the Special Permit 133 -12: Solar
Farm — 1 -3 Caitlin Road — Cabot Beverly, LLC /Caitlin LLC is minor in nature. Harris seconds
the motion. The motion carries (7 -0).
Thomson: moves to approve the minor modification to the Special Permit 133 -12: Solar
Farm — 1 -3 Caitlin Road — Cabot Beverly, LLC /Caitlin LLC is minor in nature. Harris seconds
the motion. The motion carries (7 -0).
Approval of Minutes
The minutes of the Planning Board meetings held on September 3, 2013 were presented for
approval.
Flannery: motion to approve the minutes of the Planning Board meeting held September 3,
2013 as submitted. Mack seconded the motion. The motion carried (7 -0).
Schedule Joint Public Hearing with the Beverly City Council
Zambernardi explains that a public hearing with the City Council has been scheduled for Monday,
November 18, 2013 at 7:30 p.m. for the purpose of reviewing a zoning amendment to the IR
Zoning District.
O'Brien: moves to schedule a joint public hearing with the Beverly City Council on
Monday, November 18, 2013. Flannery seconds the motion. The motion carries
(7 -0).
Adjournment
There being no further business to come before the Planning Board this evening a motion was
made by Harris to adjourn the meeting, seconded by Flannery. The motion carried (7 -0)
The meeting was adjourned at 8:00 p.m.
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