5-30-18 BPB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
Board: Planning Board Meeting
Date: May 30, 2018
Location: Beverly City Hall, City Council Chambers
Members Present Chair Ellen Hutchinson, Vice Chair Ned Barrett, Zane Craft, Ellen
Flannery, Allison Kilcoyne, David Mack, James Matz, Wayne
Miller
Members Absent:
Others Present: Assistant Planning Director Darlene Wynne
Recorder: Samantha Johanson, Recording Secretary
Chair Ellen Hutchinson calls the meeting to order at 7:05 p.m
Subdivision Approval Not Required Plans
a. 100 Sam Fonzo Drive — Fonzo Realty LLC
James Cummings, Hancock Associates, 185 Centre Street, Danvers, representing Fonzo Realty,
LLC speaks regarding ANR plan for 100 and 40 Sam Fonzo Drive. Cummings shows the Board
the plan and points out each lot and how the lot line is moving; he tells them the lots meet the
minimum frontage requirements. Darlene Wynne comments that that the paper version submitted
does not reflect her comments, regarding a mislabeling of the Lot 4 in the Notes which says Lot
39 instead of Lot 30. She asks the applicant if he gives her the approval to make that change by
hand. Cummings agrees. Ellen Hutchinson comments that lots meet the frontage and area
requirements.
Mack: Motion to approve ANR plan as one not requiring Board approval, subject to the
typo in the Notes being corrected to read Lot 30 instead of Lot 39. Flannery
seconds the motion. The motion is approved (8 -0).
b. 9 Dodge Street and 2 and 6 Shortmeadow Road — Garden City Realty, LLC and Dodge Street
Realty Partners, LLC
Miranda Gooding, Glovsky & Glovsky, 8 Washington Street, on behalf of Garden City Realty,
LLC and Dodge Street Realty Partners, LLC tells the Board there have been some changes made
to the plans and they have some Mylar and substitute copies to submit. They are looking to alter
the property lines for the subject property which fronts on 9 Dodge Street with a driveway that is
technically on Shortmeadow Road. She explains that Shortmeadow Road is a way that was on a
subdivision plan from 1955 but it has never been built out. They are asking for this change to
facilitate a sale. She tells the Board that all of the lots have been held in common ownership. The
applicant acquired 9 Dodge Street; a remaining entity owns the remainder of the lots and he
wants to adjust the property lines due to the encroachment of the garage that crosses the lot lines.
Even though Parcel A and B are not buildable lots they are looking to convey the land to the
adjoining lots. The result will be two lots which will be conforming with respect to area and the
garage conforming to setbacks, which it currently is not. She tells the Board the existing property
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will have frontage on both Dodge Street and Shortmeadow Road and the other lot will have a
conforming frontage on a way shown on a subdivision plan; and therefore she states this is not a
subdivision.
Mack asks if there is access to the back lot. Gooding explains that a lot of people use that access
to cut through and avoid IA. She explains that the intent is not to build on the property, but to
improve the driveway and provide additional parking to serve the plaza.
Flannery clarifies that plaza employees currently park there. Gooding tells her this action will
facilitate that and clean up the property lines.
Mack asks if it says on the plan that the Lots are not buildable. Gooding confirms that is correct
and reads the language. Wynne comments that the last sentence does say Parcel A and B are not
buildable lots.
Mack: Motion to endorse the ANR plan as one not requiring Board approval. Craft
seconds the motion. The motion is approved (8 -0).
Approval of Minutes
The Board reviews the April 3, 2018 minutes. Flannery comments that there were some
typographical errors. Flannery corrected an address. James Matz comments on some changes to
the minutes. Wynne confirms those changes. Matz then asks about a comment made by
Hutchinson. Hutchinson confirms it was the context of the comment.
Flannery: Motion to approve minutes for April 3, 2018 as amended. Kilcoyne seconds the
motion. The motion is approved (8 -0).
875 Hale Street — Administrative Review — Accept Definitive Plan as generally consistent
with OSRD Site Plan
James Matz recuses himself.
Jeff Rhuda, Montrose School Park LLC, 50 Dodge Street, Beverly, tells the Board the definitive
plan they have in front of them is almost identical to the OSRD Site Plan modification that the
Board recently approved, with a few exceptions. The exceptions include changing the name of
the road to West Beach Lane, updating the table denoting open space area, adding a 50' no -build
line per the recently amended Beverly Wetlands Ordinance, and statements requested by the
Planning Department that are required per the OSRD Ordinance.
Hutchinson asks Wynne to explain what this plan is intended to do. Wynne explains that the
OSRD ordinance requires that the definitive plan be substantially similar to the OSRD site plan.
In this case, the Board had reviewed two different plans, though they are usually the same plan.
The Board always needs to act on the OSRD site plan and on the Definitive Plan, separately. She
explains that the Definitive Subdivision Plan creates the lots and the OSRD Site Plan doesn't do
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that, so in order for the applicant to get a building permit the Board needs to take that action on
whether the Definitive Subdivision Plan is substantially compliant with the OSRD site plan.
Wayne Miller asks if the conditions to the plan from the 2018 OSRD site plan decision still
apply. Wynne answers this action doesn't supersede the prior decision and usually they have two
separate decisions, but this one was separated many years ago.
Hutchinson comments that Rhuda has requested that they grant the waivers and she believes it
best to grant the waivers they originally granted with the OSRD plan. Wynne explains that since
the subdivision regulations are different from the OSRD Site Plan regulations and any waiver
that is necessary is already shown on the plan that the Board has approved, the Board could grant
the waivers as shown on the plan.
Craft: Motion to accept the Definitive Subdivision Plan as substantially in compliance
with OSRD Site Plan 92 -10, subject to the following conditions: (1) That the
Definitive Subdivision Plan substantially complies with the OSRD Site Plan #02-
10 pursuant to Section 300- 54J(1) of the Ordinance. (2) That Conditions stated in
the April 13, 2018 approval of OSRD Site Plan 902 -10 apply to this decision. (3)
That a Developer's Disclosure Agreement shall be submitted and a Covenant /
Bond established prior to endorsement of the plan prior to issuance of the first
building permit. Flannery seconds. The motion is approved (7 -0, Matz recused).
Recess for Public Hearings
Flannery: Motion to recess to Public Hearing. Kilcoyne seconds the motion. The motion is
approved (8 -0).
Continued Public Hearing: Site Plan Review Application #133 -17 — 40 & 100 Sam Fonzo
Drive — Construct a commercial office and warehouse on existing vacant lot — Fonzo Realty
LLC
Wynne comments she received a letter from the applicant noting they are revising the elevations
and they are asking for an extension to the June 19, 2018 meeting.
Barrett: Motion to grant the request to continue the Public Hearing to June 19, 2018
meeting. Mack seconds the motion. The motion is approved (8 -0).
Public Hearing: Livingstone Avenue Definitive Subdivision Plan (7 Porter Terrace) —
Livin2stone Avenue — Create 3 New Lots — 7 Porter Terrace, LLC
Wynne reads the Public Notice.
Eric Lomas of Lomas Law of Beverly is representing the applicant Mr. Brian Marks, and he tells
the Board that with them this evening is their engineer, Robert Griffin from Griffin Engineering.
Lomas explains that Mr. Marks would like to make a statement and then have Mr. Griffin speak
about the project.
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Brian Marks, resident of Beverly, owner of 7 Porter Terrace, LLC, shares the history of the
property previously owned by the Crosby family. The project proposed will create three new
lots. He notes when a Preliminary Plan was reviewed back in 2016, the feedback showed that
extending Livingstone the entire way was not the Board's preferred alternative due to the
wetland crossing and extent of pavement. The Board and City staff preferred the applicant's
proposal to build a cul -de -sac off of Porter Terrace to the left of the existing house. He notes this
concept posed challenges with possibly losing a lot of green space, due to paving and would not
be advantageous economically. Marks purchased the property from the Crosby family. He
believes he came up with a creative solution to the problem. He has met with the City's Project
Review Team.
Marks describes the proposal, which consists of a cul -de -sac on Livingstone Avenue, which is a
paper street coming from the south, stopping short of the wetlands area. The utility connections
will come off of Porter Terrace, keeping the utility easement as shown in the preliminary plan.
He believes his project is substantially beneficial to the neighborhood and the City. He explains
the existing wooded area which they will clear is full of dead trees and the ones that remain are
mainly low quality, scrub trees. In addition, he notes the area is currently filled with things such
as engine parts, rusted refrigerators, etc. He comments that the property is currently encroached
on by several different neighbors. He tells the Board that with his project the existing house at
7 Porter Terrace will be renovated and expects a market value of about $500- $600k. On the three
proposed new 10,000 sq. ft. lots, he plans to build modular housing that complies with net zero
standards. Marks indicates it will be appropriate for the area and with a market value of $700 -
$800k raise the property values and the tax base in the City. He believes this project is
appropriate for the Ryal Side Neighborhood.
Bob Griffin of Griffin Engineering shows the Board the plan and points out some of the changes
they have made from the preliminary plan. He says that Marks has received approval from
Zoning Board of Appeals to make improvements to the house at 7 Porter Terrace, which has a
non - conforming set -back, and which will remain. Griffin orients the Board and points out a
stream on and near the site, which goes into an 18" drainage pipe which drains towards the
ocean. He then shows the most recently built houses on the plan, an abandoned house, and a
parcel of land owned by the City of Beverly, which all take access from Livingstone Ave. He
notes ledge outcrops throughout the property and jurisdiction of the Conservation Commission.
Griffin describes the three proposed new lots with 10,000 sq. feet of area and 100 feet of
frontage which all conform to zoning requirements. He notes that the proposed development
requires drainage easements for the stormwater management system, utility easements to connect
to City -owned sewer and water pipes in Porter Terrace, and a turning easement on the last lot for
fire access. He shows the Board a number of test pits were done to find locations for stormwater
infiltration and to figure out where to place utilities. They propose to extend the road by 475 feet
and create a hammerhead turn- around rather than a cul -de -sac. He notes the steepest slope will
be 4% and will be designed to drain into the stormwater retention facility. Stormwater will
slowly bleed out into the drainpipe carrying it to Porter Terrace and then join the 20 -inch drain
which carries water out to the ocean.
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Griffin explains that they are proposing standard sized houses, 2,500 sq. feet or so, for single
family residences with two car garages. He notes they will have to remove some ledge to
construct the utility corridor which they believe is manageable. They have met with blasting
specialists and have considered some alternatives to remove ledge. However, there is some
skepticism by the blasting expert of whether or not the alternative methods will be effective or
not. Marks says he has heard from neighbors asking that there be no blasting during construction,
and he thinks they can remove a lot of the ledge without blasting, but notes it may be needed.
Griffin notes they are looking to expand the water drain from Porter Terrace. They will put a
hydrant on the north side of Livingstone Avenue to provide fire protection for the houses and
there will be sprinklers in each house. He adds that the Fire Department said they were satisfied
with what the proposal for fire protection. He then shows a side view of the plan of Livingstone
Avenue which includes the grade which slopes down to the catch basin, noting it will capture
about half of the site drainage. The drainage system at other parts of the site will collect towards
the intermittent stream. He tells them that by capturing the middle part of the site with the catch
basins that it is going to cut down the amount of water that is going off -site. They have however
heard from a neighbor recently that they are concerned about the water going in that direction
past the abandoned house heading towards his house because he already has a water problem.
Griffin doesn't think they can fix his water problems but they can help reduce the rate and
volume of water leaving the site going towards his property. He notes there will be a slight
increase in water going towards Porter Terrace because they are capturing the water in the
middle of the site in the detention basin and sending it via pipe to Porter Terrace slowly; this is
the best solution due to grades on the site.
Griffin tells the Board the Engineering Department letter indicates they are satisfied with the
stormwater management plan. He tells them they are proposing a Homeowners Association for
the three new lots and the HOA will maintain the stormwater system, roadway, and utilities.
They will be extending the utility poles along the north side of the 7 Porter Terrace property
from across the street to the three houses.
Griffin comments that they have included in their plan a list of waivers from subdivision
regulations which include fire alarm systems, right of way, plan scale, trees shown on plan, cul-
de -sac, no sidewalks, underground utilities, country drainage, and centerline.
Matz asks Griffin if they're proposing foundations or slabs. Griffin answers they are hoping to
get some basements in depending on if they are able to remove the ledge or they may do a crawl
space. Matz then asks what the proposed depth of the detention system will be and Griffin tells
him it will be about 4 -5 feet below grade.
Barrett asks Griffin about Lot 4 and if he could explain how they plan to manage water related to
the stream. Griffin explains that they final grade will be at elevation 53 and when they get over
to the stream it is at elevation 50 or 51, with a slight downward grade from the edge of house out
towards the stream. Water will land on the lawn and flow towards the stream to the existing pipe
which they are not touching, nor are they changing the flow of the stream in that area. The
system will catch water from the pavement to the catch basin. On the back of the house they will
install gutters and downspouts. He notes they have reduced the rate and volume of water going
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towards the stream because they are able to pick up some of the pavement in the driveway and
the water will go into the drainage system.
Barrett then asks if the stream is sufficient to hold the water during various storms. Griffin
answers that if it overflows it will probably rise up due to the topography going towards the
stream, but if it overflows the entrance of the pipe there may be a capacity issue into the 18 -inch
pipe before it reaches the 24 -inch pipe. He has not witnessed any evidence of flooding. He
believes their drainage system will help and notes it will release water at a very slow pace.
Barrett then asks how long the 18 -inch pipe extends before it runs into the 24 -inch pipe and
Griffin tells him it is about 60 -70 feet. Barrett asks if the applicant would be willing to change
the pipes if needed.
Griffin says they would consider it but doesn't think it is cause for concern. Barrett mentions the
utility waiver that the applicant wants from putting the electricity underground. Griffin
comments that the utilities would extend from that utility pole to the three houses. Barrett then
asks why they aren't putting the utilities underground. Griffin answers it is because they are
trying to limit the amount of ledge removal along the roadway and they don't believe the
overhead wires will be affecting any other houses in the area. They are also trying to curb costs.
Barrett then comments they have a 30 -foot utility easement running across 7 Porter Terrace, and
is there anything stopping them from pulling electric utilities through that. Griffin tells him it
may be possible underground. Barrett asks about the waiver to clear cut the site to create and
build the three lots and houses. He hopes the applicant can do something to remediate that clear
cutting.
Miller asks what the condition of the 18 -inch pipe is currently. Griffin tells him he has only seen
the opening of the pipe but it seems like it is in good condition. Miller then asks about the
waivers for the utilities, the length of the street, and not replanting trees. Griffin doesn't think the
street trees they would provide will benefit any of the other home owners, but they will get some
plantings along their foundation. Miller asks about them not having any sidewalks. Griffin
explains he doesn't think there will be any benefit to having sidewalks. Miller comments that he
is not familiar with the area and thinks they should schedule a site visit.
Barrett asks about the proposed roadway extension, which would be the responsibility of the
HOA, noting they would have to probably work with existing neighbors in conjunction. He asks
what the condition is of the existing length of street and would it be feasible at some point for the
City to maintain. He asks if there is currently a HOA agreement for the existing street. Griffin
tells him he doesn't know if there is an existing HOA or if it could be City maintained, but
they'd be willing to speak with the other homeowners along that right of way about sharing
maintenance responsibilities.
Miller asks Griffin about the letter from the Fire Department, Griffin answers that they stated
they have no issues.
Hutchinson asks about what kind of annual maintenance will be needed for the stormwater
infiltration system. Griffin tells her they shouldn't need much more than an annual inspection,
though quarterly for the first year. Hutchinson then asks if this will be a basin or a system
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covered by grass. Griffin tells her by grass. Hutchinson then asks him to explain how the water is
currently flowing. Griffin walks the Board through how the water currently and is proposed to
flow on the site. Hutchinson then asks about the Ashton Street properties to the north. Griffin
tells her they are uphill so the water would flow downhill mixing with the water from their site
and continue in a northwesterly direction. Hutchinson asks him about the hammerhead turn,
noting that it is dependent upon by a 6000 foot easement on that lot. Griffin corrects her that it
is actually 2007 foot easement. She asks what the distance is from the street to the garage and
he tells her it is about 60 feet.
Allison Kilcoyne asks if they are clear cutting the area and blasting ledge, will that affect the
stormwater since they are changing the topography. Griffin tells her the proposed changes are
reflected in the stormwater management analysis.
Miller comments that Marks mentioned that the buildings will comply with the net zero standard.
Griffin answers he believes it is Marks' goal to buy modular homes and put them on foundations
and they are heading in that net zero direction. Miller asks if they will be net zero engineered
buildings. Marks comments that they are evaluating if these homes will have solar panels to help
cut down the energy bills. Marks explains they are still in the early stage but are looking into it.
Craft asks about the water flow from the lot line at the hammerhead, and if it goes towards the
stream. Griffin answers that right now there is a ridge where the water closest to the intermittent
stream flows downward. He explains that with this project they will grab water from the rear
roof and put it into a dry well; the front roof will go onto the lawn into the driveway which will
flow down into the catch basin, then into the drainage system, and then a portion of the road
flows downhill into the catch basins into the drainage system. Griffin tells him it will reduce the
amount of flow into the intermittent stream by adding the grade changes with the construction.
Matz asks Wynne what is the intent behind limiting the streets to no greater than 500 feet.
Wynne answers it has been part of the zoning ordinance for some time now; she believes it is
related to public safety and fire access. Matz then asks if the Fire Department is aware of the
increase of length of street. Griffin tells him they let them know that in their meeting with them
and it is clear in the plans.
Hutchinson asks why they are not considering sidewalks, noting that Griffin has said that there is
the potential for an addition 3 houses. Griffin answers he doesn't believe it's necessary, that
adding six houses to a street with low traffic volumes doesn't need a sidewalk. Hutchinson asks
him to point out where the other three lots may be. Griffin points out those areas on the map.
Barrett asks where Lot 4 gets its frontage. Griffin shows him the frontage on the plan notes he
doesn't believe there are opportunities for additional house lots on that area. Barrett comments
about the 400 -foot stretch of roadway and asks could it become frontage for any of the houses on
Ashton Street. Griffin answers that the lots lines on the other side of street are probably about 50
feet and they all have lots that back up to Ashton Street. Barrett's concern is if and when those
lots end up becoming subdividable and what was once a paper street becomes frontage for other
lots. He would like to get more information about the lot sizes on Ashton Street.
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Wynne tells the Board they received letters from the Board of Health, Engineering Department,
Fire Department, Police Department, and Mr. William Guerrette, 46 Ashton Street.
Flannery: Motion to take a 10 minute recess at 8:24 pm. Matz seconds the motion. The
motion is approved (8 -0). Meeting resumes at 8:34 pm.
Councilor Lang gives the Board pumping records of one of the neighbors at 13 Porter Terrace
and tells them she can't take on much more water according to what she currently gets. He tells
the Board that the main concerns from the neighbors is drainage and soil conditions. They aren't
looking to stop the development of this property; however, there are a lot of water issues in this
area. He comments on the issues in the stormwater management report on page 85 and would
prefer if they had the Conservation Commission's opinion on this issue. He points out some
different test pits in different areas. He comments about the documents he gave to the Board to
review regarding 13 Porter Terrace from her sump pump that records about 30,000 gallons per
month, and more recent ones show 88,000 gallons being pumped.
Christine McAlpine of 17 Upland Street, Beverly, states that her concern is the conservation
piece including the wildlife in the area and wants to know what the Conservation Commission
has to say about the wetlands. She does not want to see an increase of traffic on the paper road.
She is also wondering who will be doing the upkeep of that area.
Jamie and Chris Nazareth, 3 Porter Terrace, tell the Board that the intermittent stream is directly
behind their property and it does flow all the way to the existing street. They ask what will
happen to the flow of the water going into that stream when they pave it. Hutchinson invites
Griffin to respond. Griffin responds that they are reducing the amount of water going into the
stream, but not altering the stream at all and the house construction will be about 25 feet from the
stream. Griffin then comments on Mr. Lang's comments about test pit 15 being part of the
wetland. He points out three criteria that determine whether or not an area is a wetlands. He
didn't find evidence of wetland in this particular area, except for right next to the stream. He
adds they will be collecting stormwater and putting it into the catch basin to the underground
detention system to reduce the amount of water going towards Mrs. McLaughlin's property.
They are also bleeding out the water at a very slow rate which will contain the water in the lined
detention system and will have no effect on adjacent pumps and he thinks these changes will
help lower it.
Mack asks if they added a sidewalk if that would help the drainage. Griffin tells him that it does.
Matz then asks about them bleeding the water out slowly. He says he's seen some big storms the
past several years in the area and will that change the slow bleed over time. Griffin tells him they
have designed the system to handle a 100 -year storm and the underground detention system is
large. It's going to handle a lot of water for three single family houses and thinks it will work
well.
Jack Lavorgna of 8 Porter Terrace, Beverly comments that his concern is the facilities running
off Porter Terrace. He tells them it is an older street and adding water pressure, gas pressure, is
going to affect them, including sewer lines backing up. He believes that there is no point to rip
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up the road to add all of these things when they are building a road and they could facilitate it
there instead.
Suzanne Addison of 4 Porter Terrace, Beverly, comments that she is in agreement with Jack
Lavorgna and why not put stuff they need on the other street instead of Porter Terrace because it
is already in rough condition as it is. She wants to know about the blasting and if it will affect
their foundation. Griffin tells them they had a blasting expert at a neighborhood meeting that
described to the neighbors what would need to be done.
Katie Perron of 32 Ashton Street, Beverly tells the Board that the neighbors have all signed a
petition in opposition of this proposed project. She describes to the Board where her property is
in relation to the proposed project. She is concerned about this project due to the drainage and
flooding in her back yard which she currently has to deal with and is worried it will get worse.
She refers to the biologist that did not find wetland plants and she believes they do exist in the
back of the property. She believes the proposed site will significantly affect the wildlife, and
notes that the trees are helpful with the flooding in her yard and others. She tells them there are
some healthy trees that help absorb the water. Snow plowing would be done towards her yard so
it will probably delay melting and drainage. She believes there is no way to enforce that the
hammerhead will adequately be plowed during the winter. With regard to maintenance of that
road, the abutters are responsible for maintaining that street. She tells them there was no test pit
done in the planned location where they are putting the detention system. She comments that the
easement isn't explained and the drainage system will be on one of the homeowner's property, so
they would have to dig up someone's driveway if there is ever an issue.
Hutchinson asks Griffin if he wants to respond to her comments. He comments that the paper
street she referred to is not owned by the City, but the City does own a parcel nearby. He tells her
she will not be financially responsible for that road. He then says with regards to the test pits,
they have dug test pits all around the property and they compare the results. They will have to
remove some ledge, and the system will be lined. It will then bleed out to the City's drainage
system. Hutchinson asks about the part of the infiltration system that will be paved over in the
driveway and comments that if it does need to be dug up it will definitely impact the owner of
Lot 3. Hutchinson then asks if inspections can be done when it's paved over. Griffin tells her
there will be options to do that.
Miller asks about the vegetation that they are saying is not wetlands. Griffin tells him that there
are certain criteria to be met to be able to consider it as wetlands.
Matz comments that he is concerned about some of the trees being cleared and some species
absorb water very well and he doesn't think they should be removed.
Jamie Godjikian, 126 Livingstone Avenue, Beverly, states when she bought the property she was
told the City was willing to make the road a public way, but that never happened so they are
responsible to plow the road. They are concerned about the utilities being brought down their
street even though it is a private way. She is concerned people who go to the park nearby will go
up their street thinking it is a throughway and also about the possible increase in traffic having
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no sidewalks and a lot of people have children. They are also worried about the construction
vehicles ruining the road and that it will be their responsibility to repair it.
Eric Lomas, Lomas Law asks if the owners on the existing extension of Livingstone pay into an
HOA. Godjikian answers they do not pay into an HOA currently, the owners work it out.
Mack comments that they sometimes consider developments in areas of the City that already
have existing water problems and the applicant has provided a stormwater management report.
The obligation they have is they don't need to improve the issues, but they just can't make it
worse. He tells everyone present the reports are available to the public to review if they want to
review them.
Pam Richardson of 34 Ashton Street, Beverly tells the Board that she is curious as to why the
Conservation Commission has not been approached. Hutchinson tells her they will weigh -in on
this application in the near future and they will take it into consideration.
Flannery: Motion to continue the Public Hearing to the June 19, 2018 meeting. Mack
seconds the motion. The motion is approved (8 -0).
Public Hearing: Site Plan Review Application #135 -18 and Special Permit Application
#167 -18 (applicant reguestinz to withdraw Special Permit) — 130 Sohier Road — Convert and
expand existing building into office and mini - storage; construct new 12,600 sa. ft. self -
stora2e building and request for deviation from required number of parking spaces —
Sohier Road Self Storage, LLC
Wynne reads the Public Notice.
The applicant is looking to convert and expand the existing 1 -story industrial -style building into
a 2 -story building containing 124,588 sf of self - storage use and construct a new 4,000 sf 1 -story
self - storage building within the existing parking lot. The project involves expanding the footprint
and height of the existing building. The site will accommodate 900 self- storage units and the
existing use of the site is the Roller Palace and Soccer, Etc. facility and associated parking.
Miranda Gooding of Glovsky and Glovsky, 8 Washington Street, Beverly, on behalf of the
applicant tells the Board she is joined by Eric Loiacano, principal of Sohier Road Self Storage,
LLC, Robert Gulla, architect on record, Jim Cooke, Sovereign Realty Advisors, and Bob Griffin,
Griffin Engineering, as project engineer. She tells them since the application was filed they have
been through Design Review and Parking and Traffic. They have submitted revised plans since
getting recommendations and there are some changes. They are before the Board for site plan
review only. They did receive a Special Permit from the Zoning Board of Appeals to authorize
the storage use in the industrial district and the ZBA also granted and made a finding to allow an
existing non - conforming condition on the property to remain in effect. This condition is
regarding the site being 82% paved and exceeding the maximum lot coverage. She comments
that the family who owns the land had the property on the market and the site was proposed to be
redeveloped as a skilled elderly facility which did not proceed. The applicant has approached the
family to create mini - storage and they have a Purchase and Sales agreement to develop the site.
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Gooding tells the Board the applicant currently operates another storage facility in the Gloucester
area. She believes the number of storage units proposed for this project would be valuable
because a lot of people are downsizing and people need storage for their valuables.
Gooding notes the parcel is about 4 acres, and which is almost double the minimum lot size
requirement. She tells them the applicant will make as much use of the existing building as
possible. The existing footprint will have 2 stories of various -sized storage units and a second
building will be a single story, of about 4,000 sf of additional storage. They will have folks
parking in front of the building and loading directly from there. The proposal has a significant
change based on recommendations from the Parking and Traffic Commission, who suggested
that they have one entrance to assist with turning, which resulted in the site layout changes. The
Planning Director suggested that they extend part of the building deeper into the lot. The
applicant agreed to make those changes; however, he lost a significant amount of storage units
by doing so. There will be no office space. The Design Review Board has asked for changes to
the windows and landscaping in the front facade.
Gooding notes the current owner is eager to sell the property which they have expressed to the
Zoning Board in a letter. The letter notes it has been a hard decision to give up the facility but
over the years they have entertained various offers and they believe this proposed use will have a
positive impact on the neighborhood. Gooding comments that a self - storage use does not impact
the neighborhood in terms of traffic flow. Gooding presents the letter into the record.
Griffin comments that as part of aligning the front entrance with the Northridge entrance gives
them more room to allow for more landscape. He tells them there will be two -way traffic so
drivers can go back and forth in the front building. In addition, there will be a loading area, a
garage door you can roll a cart into, and a small office where paperwork can be handled. They
have made a generous 30' radius curve to improve ability of cars leaving the site in either
direction. Griffin discussed the idea of a sidewalk and crosswalk and indicated that the
roundabout is not a good place for a pedestrian crossing and it's a lousy place for a sidewalk.
Therefore, they plan to remove the sidewalk on the south portion of the site and plan to replace it
with grass.
Griffin then tells the Board about the drainage and that there is no need for additional stormwater
retention but they will add a basin by the front door and also add one by the side of the building.
They are increasing the size of the water line by about 4 -6 inches coming off of a large 8 -inch
line with significant water conveyance capacity and they will televise the line to make sure it is
in good condition. He tells them that most of the site lighting has LED fixtures and these fixtures
could last a long time. He then shows them the landscaping plan for the site. He shows them
where there is current vegetation.
Mack asks what the hours of operation are. Gooding tells him the facility will be accessible 24
hours a day. Griffin comments that staffing will not be 24 hours a day.
Matz asks how they made out with the Zoning Board of Appeals. Gooding tells him they
received the permit for the use. Matz then asks if the variance for lot coverage was withdrawn
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and notes that the lot coverage will be reduced to 81 %. Gooding answers it was. Matz then asks
about the non - conforming parking. Gooding tells him it will be fully compliant.
Flannery asks Gooding if the applicant is coming back to the Design Review Board, noting there
are substantial differences. Gooding answers yes. Gooding tells them they will be returning to
Parking and Traffic because they have continued the discussion on this matter and therefore
expect that the Planning Board will continue the issue. Flannery then comments that the plans in
presentation looks like the original. Gooding tells her it is and the changes for the windows are
not in the current rendering and they will update it for next time.
Matz asks if this is a chain storage or privately owned. Gooding tells him that it is not a chain, it
is a private owner.
Barrett asks how many parking spaces. Gooding tells him about 57 spaces when the project is
done, which would be a reduction in the current parking spaces. Barrett asks Flannery if the
Design Review Board looks at landscaping and do they consider the property lines and the scrub
landscaping. He notes one of the renderings showed a lot of garage doors, so maybe some
landscaping along the property lines is necessary. Gooding comments that there is an easement
alongside the property and they are constrained for permanent landscaping due to an access
easement with the Archdiocese. And on the other side of the property there are some grading
issues that make landscaping difficult. Barrett comments that they should look into some soft
landscaping due to the 30 garage bays and view from other buildings/businesses.
Miller asks about the neighbors and their solar mounted systems. Gooding tells him they will
have 46,000 square feet available for solar panels. Miller asks if they would be willing to do a
solar assessment as a condition.
Craft asks if the current height is 28 feet and is the height changing after the renovation. Gooding
tells him that it will change only by the tower becoming 40 feet, but the rest of the height will
remain unchanged.
Hutchinson says that with the educational consortium and businesses in the area, she can
anticipate people walking to the Whole Foods for lunch. She asks does it make sense to continue
the sidewalk up to the driveway. Gooding tells her that the original proposal had sidewalks. She
notes that the Parking and Traffic Commission had considerable debate as to whether a sidewalk
made sense. Instead, they requested the reconfigured driveway, at considerable expense. She
noted they are making a better turning radius into the driveway to accommodate the business.
They don't believe the sidewalk is essential for the use of the applicant's site. Hutchinson
believes the use of having a sidewalk for the business is irrelevant and that they have a
responsibility to share in safety concerns.
Miller asks Griffin to point out where there are currently sidewalks on that street. Griffin points
out there is a sidewalk by the high school and on the east side of Sohier Road along the
Northridge property.
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Barrett asks Griffin what type of lighting will be on site especially if they are going to be
accessible for 24 hours a day. Griffin tells him there will be lighting around the building but they
will have lighting dusk to dawn more than likely. Barrett then asks about trash removal and will
there be recycling facilities available. Griffin tells him they will have space in the back for
compactors, but operations is not finalized. The applicant states that they don't have a dumpster
on -site at their other facility and people have to take stuff out themselves. Flannery comments
that people will utilize the dumpster for their own stuff if it's there.
Craft comments about who will be cleaning up around the site. The applicant answers they have
an off -site cleaning company.
Hutchinson opens the meeting to the Public.
David Delorey of 80 Northridge Road, Beverly, is not happy that Northridge Road hasn't been
taken into consideration for this project as there are over 300 residents with 100 children. They
are currently experiencing the construction of the new shopping plaza going in and he believes
there will be more traffic issues and vermin such as they have experienced from the current
construction. He thinks the 40 -foot tower will block the sun, etc.
Tracy Chait's, 5 Elmtop Lane in Beverly, concern is environmental. The building held ice
skating rinks at one point and the freon used on the rinks and pushed by the Zamboni into the
parking lot may be in the ground. She is concerned the chemicals will be rereleased into the
atmosphere and she is asking the Board to investigate the site and see if a clean -up of the area is
necessary.
Matz comments about the Freon, that it is typically dissipated in the air, and asks if the applicant
has looked into that. Gooding tells him that the applicant looked into it and the lines were
decommissioned and no refrigerants or contaminants remain on the site.
Colleen Thibault of 15 Prospect Street, Beverly is concerned that the traffic will be increased due
to this project as well as the other projects going in around the area. She thinks Beverly is losing
all the businesses that are important to the children of the City as well. She understands the
family wants to sell the property and would prefer for them to sell to a company that would
continue to have it as a recreation area for the children of the City. Hutchinson explains the
Board can't dictate who the owner sells to. She then comments about the traffic and that no
matter what they put in that property the result would probably be similar.
Monique Bourgault, Director of Facilities at the North Shore Consortium comments their
property does not have a sidewalk either and the students would no longer be walking to the
property without the Roller Palace. They only see the roof of this building, but as long as the
solar panels will not be pointed at their building they would be fine with it.
Mack: Motion to continue Public Hearing to June 19 meeting. Barrett seconds the
motion. The motion is approved (8 -0).
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Set Public Hearing: Special Permit Application #168 -18 — 232 Rantoul Street — Request for
deviation from parking requirements for brewery and tap room — NOMSG Properties
LLC & Matthew Sullivan
Barrett: Motion to set the Public Hearing for July 17th unless scheduling deadline
mandates it be in June. Flannery seconds. The motion is approved (8 -0).
Set Public Hearing: Site Plan Review Application #136 -18 Special Permit Application #169-
18 — 42 (50) Dunham Road — Construct approximately 97,396 sq. ft, 2 1 /2 story building for
new manufacturing facility and request for deviation from parking requirements —
Harmonic Drive, LLC c/o Glovsky & Glovskv, LLC
Barrett: Motion to set the Public Hearing for July 17th unless scheduling deadline
mandates it be in June. Mack seconds. The motion is approved (8 -0).
25 Jewett Street — Release of Covenant (Form H) for roadway and utility construction
Wynne tells the Board that the applicant has built the road and utilities. She tells them the City
Engineer has inspected the work and has no concerns but they have to provide as -built and
water /sewer ties to the City Engineer. They are looking for a release of Form G covenant.
Barrett: Motion to release Form G with condition that they provide as -built and water/
sewer ties to the Engineering Department. Mack seconds the motion. The motion
is approved (8 -0).
New /Other Business
a. Board members — endorse chair authorization to sign form voted at prior meeting
Adjournment
Barrett: Motion to adjourn the meeting at 10:15 pm. Craft seconds the motion. The motion
passes (8 -0).
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