04-26-2017 BPB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
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Recorder:
Planning Board Meeting
April 26, 2017
Beverly City Hall, City Council Chambers
Vice -Chair Ellen Hutchinson, Ned Barrett, Wayne Miller, Ellen
Flannery, David Mack, James Matz, Catherine Barrett, Zane Craft
Chair John Thomson
Assistant Planning Director Darlene Wynne
Mary Alice Cookson
Vice -Chair Ellen Hutchinson calls the meeting to order at 7:03 p.m. She says the Board will
entertain approval of the Minutes to the end of the meeting.
Hutchinson invites Fire Lieutenant Steve Tanzella to the podium to speak about blasting_ Wynne
explains that at the prior meeting, the Board had asked for further information about the blasting
permit.
Tanzella explains that when a blast is needed, the blasting company applies for a permit and
must conduct a pre -blast survey of any building within 250 feet of the blasting. The applicant
needs a $20,000 bond with the State Treasurer in addition to liability insurance. For anyone
living within 250 feet, three attempts must be made to get in to their homes and conduct the
survey, which includes videotaping the foundation and walls inside. He says often people don't
want to let them in, but it is good to do. Prior to the third visit, the blaster must send a letter with
return receipt requested to show due diligence about notification. During the blast, a seismograph
is used to measure the blasting noise and ground vibration. The blasting company has to give a
warning of three long blasts [horn], before a blast. One minute prior to the blast are two short
blasts and after the blast is a one -horn blast to show it's clear. The blaster fills out a report within
six hours. The Fire Department is on hand to record the readings from the blast and make sure
they haven't gone over the limits set in the regulations. If the blast did exceed the limits, the
neighbors would be notified. If a neighbor has a complaint or issue about something that
happened to their home as a result of the blast, they have 30 days to file a report. That is critical
to do within the 30 -day time limit, he says.
Board members were given a handout for homeowners that is available through the State Fire
Marshall's website and at the Fire Department.
Catherine Barrett asks who gets notified of the blasting. The pre -blast survey includes buildings
within 250 feet, says Tanzella. It is not required to notify anyone outside of that, although often
other neighbors are notified.
Wayne Miller asks if the $20,000 bond is a fixed rate. Tanzella responds yes.
Beverly Planning Board
Meeting Minutes
April 26, 2017
David Mack asks if the Fire Department has any discretion to deny a permit. Tanzella says, no,
not really. At one time the City tried to extend the pre -blast survey from 250 feet to 500 feet, but
it was denied, he notes.
James Matz asks if the Fire Department has any discretion to deny the permit if, for example,
one of the abutting houses has historic house features. Tanzella says there's no precedent for
that.
Ned Barrett asks if the pamphlet is available online. Tanzella says yes, it can be downloaded
from the State Fire Marshall's page.
Hutchinson asks about the method of attempting to notify the neighbors. She says she is
concerned that people are gone during the day and might not receive notice. After two attempts
they are sent a registered letter, says Tanzella.
Hutchinson reiterates the purpose of the seismograph, which is to measure the ground vibration
and make sure it doesn't exceed a certain level. She asks if he has any other advice for people
who are facing blasts. Tanzella's advice is to have your place videotaped and to file a report
within 30 days if any damage occurs. If so, the homeowner then has to deal with the blasting
company's insurance company.
Miller asks if people outside of the 250 -foot zone can request videotaping of their homes. They
can, Tanzella says, but they would have to pay for it.
Hutchinson thanks Tanzella for his time. She alerts members of the public that the applicants for
the next two agenda items — the Hillside Avenue and the Woodbury Street definitive subdivision
plans — have asked for continuances.
Recess for Public Hearing
Flannery: Motion to recess for the public hearing. Miller seconds. The motion passes
unanimously (8 -0).
Continued Public Hearing — Hillside Avenue Definitive Subdivision Plan — Create 20'wide
100 access way off Hillside Avenue right of way to create accessible frontage for
existing parcel for new single family dwelling — Goddzilla LLC /ASB Design Group and
Gregory and Helga Senko.
Attorney Thomas Alexander advises the Board that the applicants he represents are doing more
engineering work and looking at drainage surface water. While he attests that the existing
subdivision plan will not result in any excess run -off, they are looking to see how they might
improve drainage in the entire area.
Mack: Motion to approve the requested continuance until the next meeting on
May 16, 2017. C. Barrett seconds. The motion is unanimously approved
(8 -0).
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Hutchinson reminds members of the public to return on May 16 and to pass along the word to
friends interested in being heard on the matter. Wynne adds that anyone who signed in tonight
will be contacted if the hearing changes.
Public Hearing — 16 Woodbury Street Definitive Subdivision Plan — Create 24; wide 216'
lone right -of -way to provide access to new building lot — Woodbury Street 2011 Realty
Trust.
Flannery: Motion to waive the reading of the public notice. N. Barrett seconds. The
motion is unanimously approved (8 -0).
Mr. Alexander says the applicant is seeking a continuance because one of the direct abutters is
raising concerns that there may be a boundary issue and has hired a surveyor and an attorney.
The applicant is hoping to resolve the matter prior to moving forward.
Mack: Motion to approve the requested continuance until the next Planning
Board meeting on May 16. C. Barrett seconds. The motion is unanimously
approved (8 -0).
Hutchinson once again advises members of the public to return and to tell their neighbors about
the hearing.
Public Hearing — Site Plan Review Application #127 -17 and Special Permit Application
#153 -17 -105 Sam Fonzo Drive — Construct two self - storage buildings, one general
commercial /light industrial building, and request for third curb cut - Beverly Airport Self
Storage, LLC, c/o Miranda Gooding, Glovsky & Glovsky, LLC
Wynne reads the public notice.
Miranda Gooding of Glovsky & Glovsky introduces herself on behalf of Beverly Airport Self
Storage, LLC. She introduces Tom Ford, president of T Ford Company, Inc., Rick Salvo of
Engineering Alliance, Inc., and Thad Siemasko of Siemasko + Verbridge. She notes this site was
the subject of an RFP that was put out on multiple occasions by the City. Mr. Ford's company
was the successful bidder. She says Ford is an experienced real estate developer familiar in
Beverly and on the North Shore. This isn't the first self - storage facility he's been involved with.
Gooding says it's an ideal spot for storage and her team is eager to get going on the project after
a long pause. She shows an aerial view of the site and indicates the Beverly Airport. She notes
the site doesn't have proximity to residential uses and sits on the edge of Cherry Hill Industrial
Park. She says the site is almost a perfect triangular shape with about 630 feet of frontage on
Sam Fonzo Drive and 430 feet of frontage on LP Henderson Road. She notes it satisfies the
zoning for two lots, having more than twice the frontage that is required. She adds, it is bisected
by a man-made intermittent stream, which has some significance in terms of the layout and
design of the building.
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Gooding describes the three buildings on the site. The main building is a state -of -the art climate -
controlled, storage facility with an elevator. It will be manned during business hours. The second
building would be a two -story building with no climate control that could house contractor and
RV storage. The third building would be a general commercial building that's designed to be
leased by two to four separate tenants with access to the parking lot. She notes they are not
asking for any relief for that use and that they have separate parking provided in accordance with
applicable use requirements, with an opportunity for parallel parking.
Gooding states that all storage will be located inside. She explains they are seeking a special
permit to have three driveways on a single frontage. She adds that they think the request for
special permit is justified because they have plenty of frontage. From a functional standpoint,
this allows the buildings to be marketed as separate facilities with minimal interaction between
the two buildings.
In addition to the relief, Gooding notes the project has received a special permit from the Zoning
Board of Appeals to allow the storage use. She adds it has received approval from the Design
Review Board and an application is pending before the Conservation Commission to get
approval for wetlands crossing. She notes that storage is a very benign use in terms of parking
and traffic. The percentage that is residential use is about 70 percent. The balance would be other
business - related needs.
Gooding stresses the applicant is willing to do all the modifications to the site plan asked for by
the various departments. For example, Fire Department and Parking & Traffic had asked that
they put a second emergency access there. There was another suggestion that they try to
minimize pavement and didn't need the width that they have. Other changes concerned signs and
reviewing the gates for emergency access and primary access. The only thing they are waiting on
are comments from the Conservation Commission and City Engineer.
Mack asks if the only reason for the special permit was the additional curb cut. Gooding says
yes.
Salvo, the project engineer, says he did have a conversation with the City Engineer and
anticipates receiving the letter tomorrow. The project is on the Conservation Committee agenda
for Tuesday, May 2. Salvo reviews the access to site. He says it is not a 24 -hour facility. Known
customers will have key cards for the gates.
Salvo indicates the main building has the same grading all the way around. He says the smallest
building is two floors — the ground level with a basement. He indicates the parking areas and
says there is sufficient room for box trucks to get around and tractor trailers to get in and out in
one spot; they won't be circulating around the site.
Salvo highlights the topography, pointing out how the high points drain down into a man-made
ditch. He indicates the elevations. The amount of cutting equals the amount of filling, which
allows them to keep the material on the site. He notes that the main reason for keeping the
primary access on Sam Fonzo Drive is that they want to keep truck traffic away from the
recreational area (soccer fields).
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Salvo says the ditch does not qualify as bordering vegetated wetlands because it is well- drained
with sandy materials. He notes there are some ledge outcrops. Storm water is collected at a low
point and at the exits and directed into fields and into a surface basin that drains into the area, he
adds. An erosion control plan is in place. They've proposed a landscaping plan and there's a
proposed box culvert to permit the crossing of the manmade ditch. He notes species might need
to use the ditch for passage. The ditch has the most amount of significance in terms of storm
water control. The culvert will deliver the flow from the wetlands located on the other side of
the street.
Wynne notes that some of the parking is gravel, not paved.
Siemasko, the project architect, takes the Board through the plans of the buildings. He shows the
ground floor plan of Building A. He says that folks coming in to rent for the first time enter
through a main lobby and are provided a unique key fob; if they already have the key fob, they
go to their storage unit. He says there are 10 -foot by 20 -foot stalls with garage doors on the
outside. As you go up in the building the unit sizes are a little smaller. The two -story Building B
is not heated or environmentally controlled like the larger building. A customer could store a
small car there. Building C is a simple rectangular industrial building divided in half or quarters.
Perhaps an electrician or small manufacturer would rent it.
Hutchinson opens the hearing to questions from the Board.
Matz asks if the intermittent stream or manmade ditch is a no- disturb zone further surrounded by
the buffer zone. Salvo says yes, it is a 25 -foot no- disturb zone surrounded by a 100 -feet buffer
zone. He notes that they did provide some mitigation in their Notice of Intent. Matz then asks if
there are any environmental receptors or protected habitats there. Salvo replies no. Matz asks if
it's inside or outside the water protection overlay district. Gooding says it is outside. Matz asks if
storage of any hazardous materials or firearms are prohibited. Salvo says yes.
Miller reiterates that 70 percent of the site will have residential use with respect to the facility as
a whole — the two storage buildings. Ford, the property owner, agrees. He explains the industry
standard is 80/20.
Miller asks if HVAC will be on the roof at the bigger building, which is air - conditioned.
Siemasko replies yes, but it has not been engineered yet. Miller asks if the roof will be white.
Siemasko says yes, it will be white. Miller asks if it will have solar panels and Ford says that
they have had a tentative discussion about solar and it is certainly an option.
C. Barrett asks about the hours when the building is staffed. Gooding responds approximately
8 a.m. to 6 p.m. C. Barrett mentions that another applicant in that area had restrictions because of
proximity to the airport and asks if the Board will get a report about whether the site is OK with
the FAA.
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Gooding indicates that they will be subject to FAA approval. Wynne says she is not aware of the
Planning Board receiving those reports in the past, but the applicant can provide copies for the
files.
C. Barrett asks how many parking spots are required for all three buildings. Gooding's answer is
38, but they are providing 41 spaces. C. Barrett asks if the two access points are gated and if so,
what happens in an emergency. Gooding responds yes and says they are designed to be broken
by emergency vehicles.
Hutchinson wants to know why there is a gate on LP Henderson but not on San Fonzo.
Ford demonstrates the one -way circulation and where the gates are for entry and exit.
C. Barrett asks about the lighting. Siemasko responds that the lighting is building- mounted. He
responds it is night -sky compliant.
Matz asks if there was any due diligence to see if there has been any dumping on the site. Ford
says they did conduct due diligence and he has been involved in other properties in the
immediate area and no evidence of that was found.
Hutchinson asks if the three buildings max out the floor area ratio and whether there is room for
expansion. Gooding says the maximum is 40 percent; they are covering 20 percent. It is unlikely
they would expand it.
Mack asks if a waiver is needed for not striping the parking area. Gooding is not sure. Wynne
suggests having that as a condition, that the parking won't be striped.
Hutchinson asks about item 4 on the Parking & Traffic Commissions letter, which is a request to
shift the curb opening and reduce pavement at one curb opening on LP Henderson. Gooding says
that while it doesn't appear on the plans, they are happy to comply with that request.
Hutchinson opens the hearing to comments from the public.
Rick Marciano, 141 McKay Street, asks when the intermittent stream was created. He's told by
Ford that likely happened when Sam Fonzo Drive was constructed in the late `90s.
C.R. Vitale, 17 Cobblers Lane, says he owns a piece of property next to the site and is waiting to
develop it. He speaks in favor of the project and offers the opinion that the City has a good
buyer. He notes that as cars come from Cherry Hill Park up to the stop sign on LP Henderson
Road, they are slowing down as they're climbing that hill. He thinks that anyone coming out of
the lots will have the opportunity to see the traffic.
Wynne reviews the letters they've received from the City departments. She says they have a
letter from Beverly Airport Commission notifying them of the requirement to file with the FAA.
The Police Department didn't have any issues. They have not received a letter from the
Conservation Commission or City Engineer. The options for the Board are to close the hearing,
continue it until they have those comments or approve the plan with conditions.
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Hutchinson admits reluctance to approve without hearing the City Engineer's comments.
Matz says he is more concerned about the Conservation Commission and that he could approve
provided the Conservation Commission doesn't have any issues.
Gooding says they are happy to accept a continuance to the next meeting to make the vote much
more informed.
Mack: Motion to continue the Public Hearing until May 16. C. Barrett seconds.
The board votes unanimously to approve the continuance (8 -0).
Mack: Motion to reconvene the meeting. Flannery seconds. The motion is
unanimously approved. (8 -0).
Set Public Hearing Date — Trask Lane Definitive Subdivision Plan — Elimination of
Planning Board 1981 Approved Roadways and Shortening of Proposed Trask Lane — Folly
Hill Associates Trust.
Mack: Motion to set the public hearing date for May 16. Flannery seconds. The
motion is unanimously approved (8 -0).
Set Public Hearing Date — Special Permit Application #154 -17 — Construct Airport Hangar
in Water Supply Protection Overlay District — 1010 Hangar, LLC, c/o Haves En2ineerin2,
Inc.
Matz: Motion to set the public hearing date for May 16, 2017. C. Barrett
seconds. The motion is unanimously approved (8 -0).
Approval of Minutes
The Board discusses the Regular Meeting minutes of February 15 and March 21.
Flannery: Motion to approve the February 15, 2017 Minutes. Miller seconds. The
motion passes (5 -0). [Mack, Matz and Craft abstain because they weren't
present at that meeting.]
C. Barrett had a minor editing change to make to the March 21 Minutes. Wynne found a couple
of typos needing correction.
Matz: Motion to approve the March 21, 2017 Minutes with minor edits. Craft
seconds. The motion passes (6 -0). [Hutchinson and Miller abstain because
they were not present at that meeting.]
New Business:
Wynne says she has packets to hand out for the Joint Public Hearing and Special Meeting set for
May 1, 2017 at 7:30. Presentations about each of the proposed zoning changes will take place
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that evening as well as a separate hearing on each. In addition, a Joint Public Hearing on a
recreational marijuana moratorium has been scheduled for May 30, 2017.
Adjournment
Mack: Motion to adjourn the meeting at 8:28 p.m. Flannery seconds the motion.
The Board votes unanimously to adjourn (8 -0).
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