September 1 2016 DRB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD OR COMMISSION: Design Review Board
SUBCOMMITTEE:
DATE: Thursday, September 1, 2016
LOCATION: Beverly City Hall Conference Room
MEMBERS PRESENT: Chair, Sandra Cook, William Finch, Ellen Flannery,
Rachel Matthews, Joel Margolis, Matthew Ulrich
and Allison Crosbie
MEMBERS ABSENT: Karen Bebergal
OTHERS:
RECORDER: Brett Bauer
Cook calls the meeting to order at 6:30 p.m.
Sign Continued — Fairweather Apartments — 245 Elliott Street — Brian Brinkers -
ACME Signs
Brian Brinkers explains that the apartment complex needs a new sign as part of a national
rollout.
Margolis asks if there will be lights on the ground for the sign. Brinkers responds that if
there are lights on the ground, they are existing. The application is for the sign only.
A concern about line of sight is discussed. Will the height of the sign create visibility
issues for traffic pulling out of the driveway? Crosbie mentions that the board can
recommend the sign be reviewed by the traffic commission. This type of sign requires a
special permit and the board's role is to make a recommendation to the Zoning Board of
Appeals (ZBA).
There being no further questions or comments regarding this matter:
Cook: Moves to recommend that the ZBA approve the sign subject to review by
traffic. Flannery seconds the motion. The motion carries (6 -0).
Sign: Papa's Last Stand — 505 Rantoul Street — Michael Denis
Denis is proposing a wall sign that is 8 feet by 1 1 /2 feet for the second, southern most
store front at the Corner Stone Plaza. The size complies with the ordinance. The material
would be a composite and the colors red, white and blue, would match the store front.
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September 1, 2016
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Cook notes that she would like to see more consistency along the whole building.
There being no further questions or comments regarding this matter:
Flannery: Moves to approve the sign. Margolis seconds the motion. The motion
carries (6 -0).
Sign: Nourish — 9 Dane Street — Ryann Collins
Application is for a wall sign and for a free standing sign. The free standing sign will
require a special permit. There is expected to be five commercial tenants in the building.
Crosbie notes that the building does not lend itself to a free standing sign.
Concerns are discussed about setting a precedent that could lead to every tenant in the
building having a free standing sign. Collins states that the landlord is considering one
sign for the remaining businesses in the building located along Knowlton Street. Collins'
business is the only one accessed from Dane Street.
There being no further questions or comments regarding this matter:
Crosbie: Moves to recommend the wall sign and recommend that the ZBA approve
the free standing sign with the condition that all other signs on the
Knowlton Street side be on a single free standing sign. Finch seconds the
motion. The motion carries (6 -0).
Sign: Tartine — 192 Cabot Street — Monika Simon
Simon describes two signs for her business. A projecting sign made of painted wood and
window lettering. Finch clarifies that window lettering is not reviewed by the board
unless it is more than 20% of the glazing.
Response to the sign is positive.
Simon notes that because of required handicap access, another sign will be needed in the
back. But this will be later and a separate application will be made.
There being no further questions or comments regarding this matter:
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Cook: Moves to approve sign as proposed. Margolis seconds the motion.
The motion carries (6 -0).
Site Plan Review: 55 Cherry Hill Drive — Krohne, Inc.
The architect, Harry Samolchuk, describes the project. The original plan was for an
addition to the existing 55,000 square foot building, but the layout did not make sense for
efficiency of work. The new proposal is to demolish the existing building and construct
two buildings connected by an elevated bridge. The existing building is less than 50 years
old and is not considered a historic building. The new facility will have 110 workers on
site, including high tech manufacturing and administration. The project is receiving TIF
funds.
Both buildings will be two stories with a flat roof. The manufacturing building will be
64,500 square feet and the office building will be 9,216 square feet. Re- grading will be
necessary for the manufacturing building. The roof lines for both buildings and the
connecting bridge will be at the same elevation. Trash and loading areas will be in the
back. The materials will include insulated glass for the office building and insulated
metal for the manufacturing building. Punched windows will run along the Cherry Hill
Drive facade and in the back. The design will be very linear.
The landscaping plan will be similar to others in the area. The large trees currently on the
property will remain. The lighting will be LED and will be at a low level. 175 parking
spaces will be included.
Ulrich asked if the amount of trees included in the landscaping plan is the bare minimum
required by the zoning code and recommended that more be included.
Flannery commented that the design looked very clean.
Samolchuk added that a terra cotta color was being considered for the building, but it
may be gray.
Matthews commented that the building was very clean and linear, and that the terra cotta
color would add a needed element of warmth.
There being no further questions or comments regarding this matter:
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Cook: Move to recommend approval as proposed and noting the preference for
the terra cotta color. Margolis seconds the motion. The motion carries (6-
0).
Informal Site Plan Review: 112 Rantoul Street — Barnat Development, LLC
Sarah Barnat introduces her team and lists previous projects she has worked on, including
Avenir in Boston, One Canal in Boston, Sphere in Medford, Enso Flats in Brockton,
Washington Beech in Roslindale, and Hub 25 in Boston. She has mostly done projects
that are residential with ground floor retail. She has experience working with the MBTA
She is interested in working in Beverly and believes that residential Transit Oriented
Development is the answer to affordability. Her company was recently selected by the
MBTA to develop the land adjacent to Beverly Depot station including the MBTA
garage.
Barnat explains that after discussing with her architect, realized that it would be easier to
build on the land adjacent to the garage. While the garage is well built, it can be difficult
to build on MBTA structures. No changes to the garage structure are currently proposed.
Barnat's response to the RFP allows for 6 stories including ground floor retail and the top
floors set back. The major change in her original response is to increase the amount of
retail space. Improvements would be made to the walkway. While building over the
driveway to the T facility, the driveway would also likely be improved. Utilities would
need to be relocated, but details are still being worked out.
The first floor retail is proposed to be 15 feet high. The tall building guidelines suggest
setting the building back at 45 feet in height. She is proposing a set back at 48 feet in
height and feels this is a better resolution as the height meets other adjacent buildings and
does not involve 2 set backs on the building. Floors 4 through 6 are expected to have
views over the garage.
Masonry will be used on the building portions above the retail, down to the ground floor.
The parking facade will be pushed back and separate materials will be used.
There will be a 15 foot separation between the residential building and the parking
garage. No truck access or loading area is envisioned for this space currently. A roll -out
trash system is proposed such that trash would not be visible from the exterior. There will
be some landscaping, but it is constrained as the Fire Department needs to maintain
access to the garage.
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Margolis asked if apartments or condos are anticipated. Barnat responded that apartments
are proposed. Her goal is to hold the property in the long -term with appropriate
management in place. She added that Beverly has a 12% inclusionary zoning ordinance.
This project could have as much as 20% workforce housing. Overall, the plan is for
mixed - income.
Ulrich asked if all the parking for the new development would come from the MBTA
garage. Barnat responded that at least 70 parking spaces would be used for the residential
units, at a one -one ratio of parking spaces to residential units. She noted that amenity
space for the residential building may take 2 units from the second floor resulting in 68
units total.
Finch asked if any other uses besides residential were considered. Barnat responded that
office space or live /work space did not make sense for this market compared to the value
of the residential use.
Finch also expressed concerns about the metal shingle panel material shown and the
massing of the top portion of the building. Barnat explained that the metal material is
about 18 inches wide and 6 feet long, and is a broad banded material. The material on the
side would be clapboard. The masonry portion would use standard sized bricks. Starting
on the 5th floor, the building would be set back 12 feet with 2 foot bays projecting out.
Finch responded that he would rather see a 5 -story building as the top two floors of the
building being set back give it the appearance of a top hat. The architect added that the
brick portions could be raised to make the the top floors appear less like a top hat.
Ulrich expressed concerns about too many materials being used.
Barnat stated that the total height of the building would be at 69 feet and 6 inches. She
does not want the building to be reviewed under the high -rise code which starts at 70 feet
in height.
Cook expressed concerns about the 2 foot setback for the residential entrance. She would
like to see a 4 foot setback. Cook also stated a preference for the gray metal materials to
be used on both sides of the building.
Margolis expressed concerns that the mass and scale of the building are too big. Finch
agreed. Barnat responded that the project is not feasible for her at 4- stories and she feels
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that 6- stories is not exceeding the height of existing surrounding buildings. She believes
this building will look better and bring activity to the street. Margolis and Finch added
that they expect much more of this type of development in the area. Barnat noted that the
change in building code to allow wood construction over first floor steel at up to 6- stories
has changed the type of development that is feasible.
Cook commented that it is a great looking building, but she anticipates problems with the
height in the approval process. Barnat asked about the role that neighborhood support
plays in the approval process. Cook responded, a great amount.
Finch expressed concerns about development along Rantoul Street being one-
dimensional.
Barnat commented that a critical mass is needed for downtown Beverly to support retail
development. She could foresee owned units in the future, but rentals are needed first to
build up the demand. Flannery added that management of apartment rentals is critical.
Barnat said they have yet to do a market analysis, but anticipates 70% of units being one -
bedrooms and 30% being two - bedrooms. 9 foot ceilings are proposed.
Attorney Thomas Alexander reiterated Barnat's earlier comments about building a
critical mass. Downtown needs more people to create the type of retail activity that the
City wants.
Barnat said she is also interested in comments and ideas about potential retailers.
Adiournment
Cook asks if there is any other business to come before the Design Review Board this
evening. There being none:
Cook: Moves to adjourn the meeting. Crosbie seconds the motion. The
motion carries (6 -0).
The meeting is adjourned at 8:15 p.m.
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