2003-04-03Design Review Board
Meeting Minutes - April 3, 2003
Page 1
CITY OF BEVERLY
Public Meeting Minutes
BOARD: Design Review Board
SUBCOMMITTEE:
DATE: April 3, 2003
BOARD MEMBERS PRESENT: William Finch, Douglas Haring, Colleen Bruce,
Leah Zambernardi, and Jane Brusca
BOARD MEMBERS ABSENT: None
OTHERS PRESENT:
RECORDER: Diane Presutti
Ms. Zambernardi calls the meeting to order at 6:30 p.m. She begins by introducing the
newest member to the Board, Jane Brusca, representative from the Zoning Board of
Appeals.
1. Auto Body Clinic - Joe Reis/29 River Street/Sign
Mr. Reis of Batten Brothers Sign approaches the Board. Mr. Reis’ application was
continued from the March 6, 2003 meeting. He begins by distributing sketches with exact
dimensions of the sign and awning he wishes to display. The sign will project 1’ from the
front of the building. The awning and the sign will extend 34’ across the front of the
building. The letters on the sign will be 13.5”. Mr. Reis continues to explain that there
will be lighting illuminating the awnings and the center sign will be internally
illuminated.
Mr. Finch arrives at 6:45 p.m.
Mr. Finch and Mr. Haring state concern regarding the lighting under the awning and
agree that down lighting with opaque awnings would be acceptable.
Ms. Zambernardi asks the Board for any further questions or comments.
Mr. Haring motions to accept contingent that the awning lights are pointed down,
seconded by Ms. Bruce. Motion carries 5-0.
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Meeting Minutes - April 3, 2003
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2. Dog Spa - Denise King/45 Enon Street/Sign
Ms. King approaches the Board with her sketch of a sign she wishes to display. The sign
will be 17” x 102”, with white letters and a green, yellow and blue background. The
cluster will be of the same design measuring 12” x 47”.
Ms. Bruce questions visibility with sun reflection.
Ms. Zambernardi asks the Board for any further questions or comments.
Mr. Haring motions to accept seconded by Ms. Bruce. Motion carries 4-0.
3. All Star Wireless - Michael Harring/136 Dodge Street/Sign
Mr. Harring approaches the Board with a sketch of a sign he wishes to display at 136
Dodge Street. The sign will be white with red, blue and black lettering and symbols. The
word Verizon Wireless/Authorized Dealer will also be on the sign. The sign will be
measure 4’x 4’ with external illumination.
Mr. Finch motions to accept, seconded by Mr. Haring. Motion carries 5-0.
4. Emily Nails - Andrew Thu/408 Cabot Street/Sign
Mr. Thu approaches the Board with a sketch of a sign reading “Emily Nails” with the
phone number. The sign will be 2’ x 4’ with a white background and red lettering.
Ms. Zambernardi states to Mr. Thu that City Ordinance states that a business sign is for
identification only and the sign would be accepted contingent upon eliminating the phone
number.
Ms. Bruce motions to accept contingent that the phone number be eliminated and that the
applicant may add text as to the nature of the business below the business name.
Seconded by Mr. Haring. Motion carries 5-0.
5. Not Your Average Joe’s - Stephen Silverstein/45 Enon Street/Sign
Mr. Silverstein approaches the Board with designs of two wall signs, awning signs and a
tenant panel on the cluster sign. He states that he received a variance from the Zoning
Board of Appeals for more than one sign on the awnings. The colors of the awnings will
be mustard 922037, and black 922053.
Ms. Bruce states that the logo on the tenant panel sign should match the logo of the signs
on the building. Mr. Silverstein agrees
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Meeting Minutes - April 3, 2003
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Mr. Haring motions to accept contingent on the “Joe’s” portion of the tenant panel sign
having a green background and black lettering to match the design of the building’s
signs, seconded by Mr. Finch. Motion carries 5-0.
6. Wilkscraft Printing - Robert Wilks/93 Park Street/Sign
Mr. Wilks approaches the Board explaining that Wilkscraft is moving from 59 Park
Street to 93 Park Street. He will remove the existing Wilkscraft sign from 59 Park Street.
It will be repainted and displayed at 93 Park Street as shown on the pictures submitted
with the application. There is a temporary white sign below the primary entrance with the
company name at 93 Park Street, which will be removed.
Ms. Bruce motions to accept, seconded by Mr. Finch. Motion carries 5-0.
7. One Stop Market - Mr. Gill/174 Rantoul Street/Site Plan Review
Mr. Brian DiLuiso of Winter Street Architects approaches the Board with various
drawings of the building at 174 Rantoul Street. He begins to explain that Mr. Gill wishes
to enlarge his building and states that the building is currently 1535 SF and will be
expanded to 3537 SF. He also states that the building will have a separate room for liquor
to be easily sealed off on Sundays. He states that the store hours will be 24/7.
The building will have two handicap bathrooms. The rear exit door will open out with a
magnetic lock. He also states that the store will remain open during construction.
Mr. DiLuiso begins to explain the exterior of the building. He states that the sidewalks
along the building façade will go from 3’ to 4.5’ wide. He states that the sloping area of
the Broadway side parking lot will be elevated to provide more parking. That side of the
building will also house the dumpster which will be protected by a 6’ high fence. He will
also provide proper drainage. He states that there will be 13 parking spaces to be in
compliance. He also states that the fuel pumps will remain. He states that the landscaping
will consist of red maples, junipers, and arborvitaes. He states that hardi-plank painted
clapboard siding will be used and the brick will be painted. The entrance will have a
canopy and a second sign will be on the side of the building. The canopy lettering will be
12” and 8” letters with an area of 25 s.f. The side building sign will be 10” and 6” letters
with an area of 15 s.f.
Ms. Bruce states that the ice machine which is currently in front of the building is
obstructing the sidewalk. She also asks about the delivery entrance and states that there
will be chaos. She also questions the retaining wall that will be built to elevate the side
parking will have a 12” drop to sidewalk. She asks if there will be sufficient lighting on
the side of building. She also states that with the sale of liquor the traffic will increase
causing unsafe situations. She states that 13 spaces are required for his business but the
placement of the spaces on his sketch are not safe.
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Mr. Finch states that the curb on the Broadway Street side of the building is in need of
repair and reconfiguration for safety purposes. He asks if Mr. Gill approached or if he
will approach the city to have that done. He also states his concerns regarding the parking
and traffic issues. He also questions the Board if the ordinance states a property owner
can double their SF and still remain non-conforming. Mr. Finch suggests repositioning
the pillars holding up the front canopy to show more support. He also asks that the
applicant reduce window signage. Mr. Finch states that the aesthetics of the building are
acceptable but he has reservations regarding circulation issues. He states that the other
Boards need to be aware of this because this is not under the purview of the DRB. He
states that reducing parking won’t solve the problem when liquor sales increases
business.
Mr. Haring agrees with Mr. Finch regarding circulation. He also suggests changing the
face on the pediment.
Ms. Zambernardi states that she received a letter from City Arborist, Phil Klimowitz with
recommendations for landscaping. She also states that parking and circulation is not a
concern of this Board. If members feel strongly about this issue, they may opt to add a
paragraph in the recommendation to the Planning Board, which could also be sent to the
Parking and Traffic Commission stating the Board’s concerns, but also noting that this is
not within their purview.
Mr. Haring motions to accept XT1 design contingent upon moving or adding columns to
the edges of the canopy, softening windows with embellishments such as floral boxes,
adding a flat surface material behind the lettering on the pediment of the canopy, adding
down lighting on the north elevation, specifically at the secondary egress, and
incorporating comments of the city arborist. Green ground cover should be added such as
pachysandra or mulch, rather than grass. The existing freestanding sign will remain. The
exterior ice-box shall be removed from front of building and window signage shall not
exceed 30 percent of window area. Seconded by Mr. Finch. Motion carries 5-0.
The Board asked to have their concerns related to parking and circulation relayed to the
Planning Board and the Parking and Traffic Commission.
8. Prescott Farms - Miles Group/Boulder Lane/Site Plan Review
Mr. Tom Alexander approaches the Board on behalf of the Miles Group and states that
they wish to build 70 units of elderly condominiums off Grapevine Road. The land has
approx. 40 acres. He introduces Kevin Geaney of KPG Homes, Kenneth Knowles of
Meridian Assoc., and John Krole, Architect.
Mr. Knowles approaches the Board with engineering plans. He explains that the
development is surrounded by wetlands. The property contains 2 vernal pools and their
design meets DEP requirements. He also states that the development is 25’ from the
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Meeting Minutes - April 3, 2003
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wetlands to maintain topography of that area and habitat. He states that the landscaping
will include ash, hickory and red oak trees.
Mr. Krole approaches the Board to explain the building designs. He begins by stating that
the single, double and triple units vary. The concept of the designs come from various
carriage house and stable buildings observed throughout the Beverly Farms area. Each
unit will have a two-car garage. He explains that the two-bedroom unit has a living room,
dining room, a kitchen, and a loft option for live-in health care. He continues to explain
the various designs to each unit. The units vary between 2200 SF to 2600 SF. All units
have gas fireplaces that will be vented through chimneys or through the walls.
Mr. Knowles states that the rear sliders of each unit will open up to a concrete pad or a
balcony. Privacy fences would not be used. He also states that walkways leading to their
homes will be pave blocks. A sidewalk will line one side of the streets within the
development. He states that the interiors of units are handicap accessible with open door
ways and clearances in bathrooms. He states that the entry doors are not handicap
accessible however they are built to accommodate a ramp if needed. He states that there
is no community facility because most people do not want to pay additional maintenance
fees for common areas. People typically look for comfortable homes in quiet areas where
they need to perform minimal maintenance themselves. The residents will own their units
and there will be no manned gate. There will probably be security cameras as the
entrance.
He also states that there will be cluster mail boxes and if the city will not do curb side
trash pickup, they will set up their own system for trash pick up.
Mr. Knowles describes the lighting plan. It is a photometric plan. Lights will face down
to prevent light pollution. Minimal security lighting may be placed on the rear of the
buildings.
Ms. Bruce states that the street section on the design is not pedestrian focused, without
showing sidewalks or pathways. She questions if there will be limited access to wetlands
and questions the type of ground cover. Mr. Knowles states that access to wetlands
would be restricted by the significant grading of the site. Ms. Bruce suggests a ground
cover of ivy, laurel or pachysandra rather than grass. She suggests using different
typologies of trees in the cul de sac islands to give each cul de sac its own identity. Mr.
Knowles states that pathways will be developed around the buildings, connecting the
perimeter open space. Mr. Geaney stated that they would add the recommended
groundcover wherever they can. It is more aesthetically pleasing and is less expensive to
maintain.
Mr. Haring and Mr. Finch show their concern regarding the closeness of the buildings.
The suggest shifting buildings to maximize openness and space between the buildings
and to optimize views. They also suggest a common open space within the development
to connect to the pathway system.
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Ms. Bruce asks about the composition of the sidewalks and the streets. Mr. Knowles
responds that the driveways and sidewalks are asphalt and there will be sloped granite
curbs.
Mr. Finch states that there are blank walls along some of the unit elevations. Mr. Krole
states that is where garages are located. Mr. Finch states that placing windows along
elevations with garages is preferable. He also questions visitor parking and recognizes
that parking lots are not on the plan. Mr. Geaney states that there would be no parking
lots. Parking would be allowed on street.
Mr. Finch notes that the four architectural concepts are well thought out. He notes
however that the Isaiah Ober plan needs to be further developed. Mr. Krole agrees. Mr.
Finch states that the brick sills shown on the elevation can be problematic. He states that
stone sills or precast sills would lighten up the design and would also be easier to
maintain. He also states that creating arbitrary differences in the design is not preferable.
Ms. Brusca suggests adding moon lighting in the center of the cul de sac islands to
accentuate the trees.
Attorney Alexander suggests that the applicant address these various issues and follow up
with the DRB prior to the Planning Board Meeting.
The Board agrees to table this application until April 17, 2003, 6:30 p.m. in the
Committee Room. The applicant agrees to address the following issues for review at the
April 17, 2003 meeting:
·
To break up the areas of units with plantings surrounding the foundations;
·
To use groundcover as opposed to grass wherever possible;
·
To develop a walkway system;
·
To address proximity issues between buildings;
·
To add moon lighting to cul de sac islands; and
·
To add a common open space within the development to connect to the walkway
system.
9. Approval of Minutes
Mr. Finch motions to accept minutes of March 6, 2003, seconded by Mr. Haring. Motion
carries 4-0. Ms. Brusca abstains.
Meeting adjourned at 10:00 p.m.