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11-13-19 BPB MinutesCITY OF BEVERLY PUBLIC MEETING MINUTES Board: Date: Location: Members Present Members Absent: Others Present: Recorder: Planning Board Meeting November 13, 2019 Beverly Middle School Library, 502 Cabot Street Chair Ellen Hutchinson, Vice Chair Ned Barrett, Derek Beckwith, Alexander Craft, Ellen Flannery, Allison Kilcoyne, Wayne Miller William Boesch, Sarah Bartley Assistant Planning Director Darlene Wynne Jodi Byrne, Recording Secretary Chair Ellen Hutchinson calls the meeting to order at 7:00 p.m. Ellen Flannery: Motion to recess for public hearing. Wayne Miller seconds the motion. The motion passes (7 -0). Public Hearing: Special Permit #174 -19 and Site Plan Review #144 -19 — redevelopment of existing commercial property to a 5 -unit residential condominium project —107 Dodge Street — Harts Hill, LLC c/o Glovsky and Glovsky LLC Darlene Wynne reads the public notice. Attorney Miranda Gooding, Glovsky and Glovsky, 8 Washington Street, Beverly, introduces the principals Peter Lutts and Paul Herrick. Gooding provides a brief background of the project, noting that this first period home (built 1727) was previously moved during the Route 128 construction. She reviews that in 1967, this historic home was zoned for commercial use and has since held various businesses. After meeting with neighbors about a potential commercial project, Lutts and Herrick agreed to propose a residential use instead. The property is now planned as 5 residential condominiums (sold as individual units) that offer close proximity to the MBTA. There is a planned surplus of parking, with fifteen spots to accommodate both residents and guests, as requested by neighbors. A Variance was granted by the Zoning Board of Appeals. Thad Siemasko, Siemasko and Verbridge, 126 Dodge Street, notes they are seeking a Special Permit to allow a 20 -foot 2 -way driveway instead of a 24 -foot 2 -way driveway as required, with the purpose of enhancing the residential aesthetic of the project. Siemasko shows images of the project. He notes that the original frame and layout of the main house will be restored, highlighting the Beverly dormer and authentic design. Siemasko provides details of the project location and landscaping, indicating the main house in front with the two condominium buildings set behind. Each unit will have a garage as well as outside parking options. The drive will widen in the back to allow room for cars to maneuver. The project will be 100 feet from wetlands and planted with various trees to promote beauty and privacy. Parking and access will allow for six feet wide concrete sidewalks, and asphalt will be changed to concrete pavers. Drawings of individual buildings were presented showing specific designs. Building A (2 bedroom 1,870 sq. ft.) will be renovated with new roof, siding, kitchen window, patio door, and paint /cleaning. Building B, to the left, will have a covered porch separating two condominium units, with classic roof pitches and details to complement the main historic Beverly Planning Board Meeting Minutes November 13, 2019 building A. Each unit in building B will be 1,400 sq. ft. with 2 bedrooms, an office, main living area, and basement. The back building is three stories with garage, boasting classic New England design, and hosts a ground floor master and two bedrooms/bath on third floor. Each unit is 1,700 square feet. Mike Laham, site engineer with Morin - Cameron Group, 66 Elm Street, Danvers, MA reviews the site plan and construction layout. He indicates that the first action is to move the historic home, with a construction entrance added after this move. He indicates that they are working with MassDOT for the approval of the 20 ft. wide driveway. He notes that there is no stormwater management on the site currently, but they are reducing the impervious cover on the site which reduces run -off. In addition, he describes a drainage plan designed with a subsurface detention system to include two catch basins, one of which is a "100 year overflow" to operate in extreme situations. This system will efficiently accommodate stormwater and this plan has been approved through the Conservation Commission. He states that they will continue working with the city during construction to accommodate all new utilities, water, sewer, and gas. Krista Broyles, Siemasko and Verbridge, 126 Dodge Street, discusses the sustainability of the project noting that they use the Leadership in Energy and Environmental Design (LEED) Checklist as a starting point. She notes it is an infill site, in a more dense setting, and already has utilities running to it, which provide easy points. Code will be met or exceeded with exterior walls, insulation and windows, and the inside of units will use low VOC paint, low flow fixtures, and water efficient products. HVAC and gas efficiency will be promoted, and there will be recycling and composting built in units. She states that by following the LEED checklist and requirements, these projects are deemed sustainable. Hutchinson asks if anyone has questions for the applicant team. Derek Beckwith asks about a Conservation Commission letter regarding snow storage. Siemasko indicates that plan has snow storage areas built in. These were moved from the back to between the two buildings. Beckwith asks if comments from the City Engineer on 11/5/19 regarding sewer service were addressed. Gooding notes that all issues in the letter are agreed to and incorporated with the Board's conditions. She states that at the time of construction, all of these conditions will be discussed and met in as much as they are considered conditions as usual. Ned Barrett asks if there is a moratorium on the state roadway (Route IA) due to recent repaving. Gooding replies that if there is one, they would have to comply and ask for extensions for the permit. Siemasko shows the current two curb cuts with the plan to change to one curb cut in the middle position of project area. Barrett asks if a moratorium extending beyond the project site would cause a redesign in curb cuts. Gooding states that they will work with MassDOT to find out if a moratorium exists and noted that a previously completed parking consultant's study made no note of a moratorium. Beverly Planning Board Meeting Minutes November 13, 2019 Hutchinson asks if there is any concern of making turns into traffic with a more narrow drive, both coming and going. Laham states that the units would provide low traffic volume and the driveway should be more than adequate. He notes that the 20 ft. meets fire code. Miller asks if local neighbors would be affected by headlights from exiting vehicles. Siemasko reports that area across the street is blocked by hedges and large trees to eliminate impact. Miller then asks if there is any concern with left turn exiting out of complex. Siemasko indicates that the small number of units should not create an impact. Miller asks for review of property lighting_ Siemasko reports no use of pole lamps, only downcast lighting on doors and porches to preserve the residential environment. Hutchinson asks if there is concern with pedestrian safety within the lot area. Siemasko reports that driveway is 80 -90 feet from garage to garage and that parking is also available out front of each unit. Miller asks if there is any energy procurement discussion. Siemasko says they are not proposing any on this project. Miller then asks about energy review of gas versus heat pumps. Siemasko states that this will be actively reviewed during build -out. Zane Craft asks if the garages will have power, heat, or water. Siemasko states that there may be seasonal water to wash cars, but no heat is planned. Craft asks if anything besides aesthetics will be addressed in the historic home renovation. Siemasko indicates that there may be some insulation work in the kitchen, and that during the process, all items would be reviewed and remedied. Craft asks if water control will occur on site, and if it will be drawn to back of the site or into drainage and sewer. The site engineer notes that water will filter to back, and that even in a "100 year event," it won't all head to the catch basin overflow. He states that the area is well- infiltrated with good soil, the ground -water is deep, and that the overflow is toward the rear, all indicating minimal flow in the street toward the catch basins. Craft requests the specific height measurements for each building. It is reported that the Historic Building A is 22.5 ft., the Garage is 16 ft., the Building Duplex B is 27 ft., and the Building C three -story unit is 34 ft. to ridge. Miller notes the six conditions to be met by the Parking and Traffic Commission and asks if the applicant is prepared to meet these. Gooding confirms that all conditions will be met. Flannery asks if there are any parameters to be met for historic work. Gooding states that there were not and that all plans were approved with the Historic District Commission. Wynne summarizes all of the Committee and Staff letters and notes all conditions stated from each letter. Beverly Planning Board Meeting Minutes November 13, 2019 Hutchinson asks if anyone from the public would like to speak. There are no comments from the public. Miller asks if there are any issues with the Fire Department. Wynne confirms no issues. Siemasko reports that there is not a planned sprinkler system, but there will be a fire hydrant in the back of the project space. Beckwith: Motion to close the public hearing. Miller seconds. Motion passes (7 -0). Hutchinson states that the Planning Board will hold a vote on the Special Permit to allow for a 20 -ft. 2 -way driveway instead of a 24 -ft. 2 -way driveway. Beckwith: Motion to grant Special Permit #174 -19, pursuant to Section 300- 59(D), to authorize a 20 -foot wide 2 -way drive aisle where 24 -feet of width is required. In its motion, the Board found that the application satisfies the following specific findings for consideration of this Special Permit pursuant to Section 300 -91 of the Beverly Zoning Ordinance: (a) That the specific site is an appropriate location for the proposed use, and that the character of adjoining uses will not be adversely affected, given its location and proximity to restaurants and other amenities that could benefit from having new residents. (b) That no factual evidence is found that property values in the district will be adversely affected by such use, hearing no testimony during the public hearing to the contrary. (c) That no undue traffic and no nuisance or unreasonable hazard will result, which has been addressed by the Beverly Police Department and Engineering Department regarding construction of the site. (d) That adequate and appropriate facilities will be provided for the proper operation and maintenance of the proposed use, which has been addressed without question in correspondence between the applicant and the Beverly Engineering Department. (e) That there are no objections from abutting property owners based on demonstrable fact, having not received any letters or public comment to the contrary. (f) That adequate and appropriate City services are, or will be available for the proposed use, which has been addressed by the Beverly Engineering Department without question. Flannery seconds. Motion passes (7 -0). Beckwith: Motion to approve the Site Plan, submitted as Site Plan Review 9144 -19, for 107 Dodge Street, pursuant to Section 300 -98A of the Beverly Zoning Ordinance, subject to the following conditions: (1) Subject to all of the comments and conditions from the various City Staff, Boards and Commissions who have submitted letters to the Board, which have been incorporated herewith and attached hereto, including: (a) A letter dated 10/7/19 from Emily Hutchings for the Design Review Board; (b) A letter dated 10/31/19 from Bill Burke for the Board of Health; (c) A letter dated 11/8/19 from Richard Benevento for the Parking & Traffic Commission; (d) A letter dated 11/6/19 from Jenna Pirrotta for the Beverly Conservation Commission; (e) Letters dated 11/5/19 and 10/8/19 from Eric Barber, City Engineer. Flannery seconds. Motion passes (7 -0). Beverly Planning Board Meeting Minutes November 13, 2019 Public Hearing: Site Plan #145 -19 and Inclusionary Housing Application #18 -19 — redevelopment of an existing industrial site with a three -story building containing one 500 sf ground floor commercial unit and 10 one - bedroom residential units — 5 West Dane Street — West Dane, LLC / Benco, LLC Wynne reads the public notice. Atty. Gooding, introduces Bob Griffin (engineer), Ben Carlson (developer), and Thad Siemakso (architect). Gooding introduces this project involving the redevelopment of an existing industrial site with a 3 -story building, containing one 500 sq. ft. commercial space on the ground floor and 10 one - bedroom units on upper floors, with parking below. One unit will be affordable at 60% of the area median income pursuant to the City's Inclusionary Housing Ordinance. This will be determined through a lottery system and the affordable unit is planned to be floating as vacancies arise. It is noted that all parking requirements are satisfied with 1 space per unit and 2 spaces for retail /office. One of the spaces for retail is in front, while the other space is located 400 feet from site (allowing for the required 500 feet proximity of retail space and public parking). Siemasko shows the site plan of the project, which is located behind the Indo Pub and accessed by the one -way West Dane Street. Siemasko explains there will be a curb cut with drive entry into the proposed building. He indicates that the property line is the edge of pavement (no change from old site), and that any existing trees will not be removed. The plan details 500 sq. ft. of commercial space and a garage door entrance with 10 enclosed spaces in a one -story covered and screened carport. Trash will be contained in the garage. Residents will have the option to enter their residences from inside of the garage or from the front. There is no elevator and there is a small basement for mechanicals. Siemasko describes the exterior with a pulled back second floor design, with decks on the west side, to keep back from abutting property. The design hosts 5 units per each 2nd and 3rd floor, at a smaller size to target a lower price point. Each unit has a balcony with articulated gables. Wrap around windows and gables were added to meet the requests of the Design Review Board and these additions are included on this new drawing. Units are designed as either 550, 500, or 520 sq. ft., each with a washer /dryer stackable, small living area, kitchen with eat -in bar, and a shower /tub unit. The landscaped area is small and will be decorated with plants, washed stone, a cedar privacy fence, and a crushed stone walkway. Exterior lighting will include recessed lighting in the garage and outside gooseneck lights. Remaining trees will be enhanced with grasses and concrete pavers. The sidewalk will have a curb cut for the garage. The exterior design will model the neighborhood feel with shingles and vertical boarding. Gables, solid rail, and ample windows add to the artistic details with gables facing Cabot Street. Siemasko notes that most of the project will not be visible from Cabot Street. Siemasko states that project meets the mixed -use ground floor requirements for outside of a core pedestrian area. Griffin indicates that there is a slight reduction in impervious surfaces so that water will run through the parking lot. Construction will add drainage features and have ample municipal services in which to connect. The drain is located by the carport and will be directed to the street, running downhill toward Mechanic Street drainage area. This stormwater quality improvement Beverly Planning Board Meeting Minutes November 13, 2019 plan should improve the current conditions on Mechanic Street. It is noted that the Parking and Traffic Commission asked for additional curbing, and Griffin states that this has been added to the design, connecting to existing (40 ft.) of curbing on West Dane street. This change is reflected in the current drawings. Hutchinson asks if there are any questions. Craft asks if the floor drains in garage will trap water. Griffin reports that the new building will have floor drains that are compliant with plumbing code. Miller asks if any issues remain from the previous business' waste. Gooding answers that there was remediation as a condition of sale. Miller asks about trash and composting plans. Siemasko reports that trash will be taken through the garage door. When asked about snow removal, Griffin states that snow can be pushed out back. Beckwith notes that the written plan claims an elevator, yet the presentation claims no elevator. Gooding explains this as an oversight, as there will be no elevator in this project. Gooding reports rents proposed as: 1 person max $1,068 /month, with $177 utilities allowed (qualifier of $50,000 income per year for 1 person, $57,000 for 2 people), based upon 2019 data. The two person maximum rent is $1,245 /month. Hutchinson confirms that there is no elevator and asks about accessibility for disabled persons. Siemasko notes that the property is not designed for this access as there are no living areas on the first floor and no elevator. Flannery asks for information regarding HVAC systems. Siemasko reports planned use of heat pump with ten units built on roof or possibly in parts of carport area. Flannery then asks the size of parking spaces. It is confirmed that they are standard 9x18 with two compact spaces. Kilcoyne asks about the construction plan accommodating the one -way street. Griffin states that the plan is to host a dumpster in the garage once the structure is erected with a temporary spot on Dane Street. He affirms space will be tight, yet manageable_ Barrett asks of any storage plans so that balconies do not become storage. Griffin suggests that bikes could be placed within parking spaces as spaces will be assigned and extra room should exist against the wall of each garage space. Miller asks if there will be a charging area for electric vehicles and it is answered no. Hutchinson asks if the carport will have solar panels, and Siemasko answers not at this time. Wynne summarizes all Committee and Staff letters regarding the proposal with any conditions being stated. Hutchinson asks Gooding if these conditions are acceptable. Gooding states that Beverly Planning Board Meeting Minutes November 13, 2019 they are in agreement with all of the conditions, and that all will be met during construction. Gooding says that the timing for this project is complicated due to meeting time changes that prevent this vote to precede approval from the Design Review Board. She asks that the Planning Board consider voting on this project with the anticipation of a satisfactory compliance and approval from the Design Review Board. Flannery reports that this new plan appears to meet all of the requests that were made by the Design Review Board. Hutchinson asks the public if they have any comments or questions. Armando Mateo speaks on behalf of his mother -in -law whose property is next to the proposed site at 7 West Dane Street. Her concern is that the building is too large for the lot and that it will interfere with traffic on West Dane Street. She also is concerned about the water draining into her property. Griffin reports that the new water drainage plan will improve her old drainage issues with a catch basin that will take the water out to the street. Hutchinson confirms with Griffin that the resident's water situation will be improved. Gooding states that the building is zoned mixed -use, and meets the requirement to meet the larger footprint on the lot. It is confirmed that the project meets all parking requirements. Flannery recommends that the owner space not be in front, keeping it open to the commercial area. There are no other public comments. Hutchinson asks the Committee members if they want to vote now with condition of Design Review Board's approval or hold the note to the 11/19/19 meeting. Barrett suggests they proceed with the vote and all agree. Flannery: Motion to close the public hearing. Craft seconds. The motion passes (7 -0). Barrett: Motion to approve the Site Plan, submitted as Site Plan Review 4145 -19, for 5 West Dane Street, pursuant to Section 300 -98A of the Beverly Zoning Ordinance, subject to the following conditions: (1) Incorporating all of the comments and conditions from the various City Staff, Boards and Commissions who have submitted letters to the Board, which have been incorporated herewith and attached hereto, including: (a) A letter dated 10/31/19 from Bill Burke for the Board of Health; (b) A letter dated 11/8/19 from Richard Benevento for the Parking & Traffic Commission (c) A letter dated 11/5/19 from Eric Barber, City Engineer; and (2) Contingent upon a favorable recommendation from the Design Review Board and /or compliance with any conditions imposed by that body during their review on November 14, 2019. Miller seconds. The motion passes (7- 0). Barrett: Motion to approve Inclusionary Housing Application #18 -19 for 5 West Dane Street, regarding one unit at 60% of area median income, pursuant to Article XV and Section 315 of the Beverly Zoning Ordinance. Miller seconds. The motion passes (7 -0). Beverly Planning Board Meeting Minutes November 13, 2019 Beckwith asks if the plan needs to be corrected to show no elevator. Gooding agrees to correct and that the revised materials will be sent to the Planning Department and the state Department of Housing and Community Development. Wynne notes these are usually draft documents. Public Hearing: Waiver of Frontage and Definitive Subdivision Plan Approval — 7 Porter Terrace — Porter Terrace LLC Public notice is read by Wynne. Bob Griffin proposes to return this parcel to its layout from 1912, at 106 ft. wide and 100 ft. deep with new lot lines. Griffin shows the map with specific measurements. He shows the house footprint at 750 -800 sq. ft., with an overall 1600 -1700 sq. ft. house. Griffin reports that the soil condition test indicates no basement construction. He notes that a Variance for dimensional relief was approved by the Zoning Board of Appeals. Hutchinson asks for confirmation that the Zoning Board approved. Griffin reads their decision. Flannery asks if the Variance for frontage is the same as the prior Variance from the house rehabilitation. Griffin notes the prior Variance for house rehab may have expired. Hutchinson requests a review of the frontage and parcel sizes. Griffin reviews each lot frontage which is consistent with the local neighborhood. Miller asks how the driveway will be laid out. Griffin answers that the driveway will be widened for the lots, 10x12 feet wide, for a combined 24 ft. Barrett asks if two Variances are required for the two lots. Griffin confirms that the Variance was issued for both lots. Barrett asks then if the Board is considering waiving frontage for both lots. Wynne clarifies that referencing the plan will be sufficient. Flannery comments on a letter from local resident Deb McLaughlin in the Variance hearing regarding her concern of blasting and ledge removal in a congested area, as well as history of a fly ash area, and flooding issues. She asks for clarification on those points. Griffin states that a soil test did not find any fly ash in results, but did find ledge at 22 inches, 29 inches, and 28 inches. He notes that this calls for a flat surface build for the first floor with a two story gable as the probable building plan. Hutchinson asks if any members from the public have any comments or questions. Deb McLaughlin, 15 Porter Terrace, reports her concern with the building slab. She asks if they will need to build down below the frost line. Griffin reports no, that concrete will be pinned 2 -3 feet down. McLaughlin asks that if the property slopes up, how it would level for slab. Griffin answers that there is a plan for 1 ft. of slab at the back of the house, 1 ft. of concrete at the front of house, and 5 ft. of concrete (with 2 -3 ft. of dirt) at front with added shrubs. Beverly Planning Board Meeting Minutes November 13, 2019 McLaughlin asks if blasting of ledge will need to occur in this house construction. Griffin indicates that except for a possible small blast to install utilities, that major blasting is not necessary. McLaughlin asks if they could crack instead of blast. Griffin states that the trench for utilities would be narrow and perhaps they could hammer, but cannot determine for sure until under construction. McLaughlin understands, but seeks a definite answer. Brian Marks, the property owner, states they must study before the final decision, but notes that if any blasting for utilities has to occur, there will be an inspection of the neighboring properties. McLaughlin stresses the difficulty for homeowners if problems arise from blasting and requests that there is not blasting to remove ledge. Griffin acknowledges that they will try that method, but notes he cannot commit they would never have to blast. McLaughlin confirms she isn't talking about hammering, but using a method where you pour a medium into the ledge and it cracks. McLaughlin asks when the soil test for fly ash occurred. Griffin answers April 12, 2017. McLaughlin asks why it was tested for fly ash and Griffin notes that the soil was tested for permitting work for the Crosby family, and in that test no fly ash was detected. There is a brief discussion of the history of fly ash in the area, how it appears in the soil, and it was substantiated as possible misinformation from the past. McLaughlin asks how construction will be handled, in regards to parking on the street. Griffin says there is adequate room on the lot to accommodate construction staging within the site, particularly between the two buildings. McLaughlin asks what the plan is for the lots in the back. Griffin indicates the owner has the land for sale. Ken St. Pierre, 16 Porter Terrace, also shared concerns with blasting, concerned it could result in more water in his cellar. Griffin states that he will try to build with no blasting. Wynne summarizes letters from Committees and Staff. Hutchinson asks if there is anything else. Wynne thinks that approval can be determined with the consideration that the removal of ledge be considered with local resident concerns, and for the firm to consider the least intrusive method possible. McLaughlin notes she is not opposed to project, just the use of blasting. Miller: Motion to close the public hearing. Flannery seconds. The motion passes (7 -0). Barrett: Motion to grant a Waiver from Frontage Requirements to allow the two lots to have 53 feet of frontage, where 100 feet is required, as presented in the Definitive Subdivision Plan. Flannery seconds. The motion passes (7 -0). Barrett: Motion to approve the Definitive Subdivision Plan creating two lots, named below, incorporated herein and attached hereto, "Frontage Waiver Site Plan, 7 Porter Terrace, Beverly MA, prepared for 7 Porter Terrace LLC, scale F' =10', prepared by Griffin Engineering Group, LLC, 495 Cabot Street, Beverly, MA, dated 9/20/19;" Comment letter from Board of Health, dated 10/29/19, subject to the following conditions: (1) Compliance with any and all conditions in a letter from William Burke, Board of Health, dated 10/29/19; and (2) Considering the comments and commitments made at the public hearing, that the applicant will employ the least intrusive method reasonably possible for the installation of the building and utilities. Flannery seconds. Motion passes (7 -0). Beverly Planning Board Meeting Minutes November 13, 2019 Flannery: Motion to take a 5 minute break at 9:17pm. Beckwith seconds. Motion passes (7- 0). Flannery: Motion to resume the meeting at 9:25pm. Craft seconds. Motion passes (7 -0). Public Hearing: Modification to Approved Smart Growth Overlay District (SGOD) Application #01 -18 — Changes include design elements on building, adding 2 units, adding 4 parking spaces, and adding one -story and new daycare use in community center —108 Sohier Road (Anchor Point) — Harborlight Community Partners, Inc. Wynne reads the public notice. Kristin Carlson, Harborlight Community Partners, 283 Elliott Street, Beverly MA, provides some background on the project. She notes that this project provides 100% affordable living with robust supportive services. The majority of funding comes from the State. Carlson notes that their initial application submitted last year did not receive funding, but the State had suggested some changes to reduce the project cost and they are preparing the project for a second application. She notes Harborlight has made the changes recommended by the State, which focused on the reduction of common space which allows them to add two more residential units, elimination of the balconies, and other changes to the building elevations. In addition, feedback from displaced families stressed the need to add daycare, and it will now be provided on -site. Siemasko describes the site and architectural plan. He notes there are two parking spaces provided per unit, with play areas and pedestrian circulation throughout. The biggest change from the original plan is in the addition of a 3rd -story to the community center for the day care and conversion of some common spaces into 2 additional units. The following are the specific changes as requested by the State: 1. added bus shelter 2. enlarged play area, with future splash pad 3. reduced common space 4. added 4 parking spaces for 2 new units 5. free standing maintenance shed with reduced maintenance building for daycare space /play area for daycare. Siemasko reveals other changes in Building A, which will have no mid -level lobby, and the incorporation of Juliet balconies instead of full balconies. Front stoops on Sohier road will be kept and connected to the sidewalk, as it is a noted importance to the city. In addition, the exterior changed from a rounded shape to a reduced brick/rectangular shape. The brick facing will be kept to the lower level of exterior. Hutchinson confirms that the changes were at the request of the Commonwealth of Mass. and not the Design Review Board. Siemasko concurs. Flannery requests details of the Juliet balconies. Siemasko shows details in the drawings. 10 Beverly Planning Board Meeting Minutes November 13, 2019 Siemasko describes other noted changes include some ground floor offices and a kitchen with teaching capabilities, daycare, and a play area in the Community Building. The top floor will be for the Harborlight office space. The daycare will be 4,425 sq. ft., and the roof line changed from an angular design to a more traditional roofline with front covered porch and outdoor gardens. Craft asks if there are any special regulatory needs because of the daycare. Carlson answers no. There is a discussion about solar panels and energy conservation. Hutchinson reminds the Board that this plan has already been approved, and that the new approval is only for modifications. Hutchinson asks if there is a fence around the proposed splash pad to keep children away from Tozer Road. Siemakso states that there is a fence and also a series of trees protecting area from Tozer Road. Kilcoyne asks about daycare licensure and if plan specs are in compliance. Siemasko and Carlson confirm. Wynne summarizes all Committee and Staff letters with comments and conditions. Carlson states that all conditions are agreed upon and will be met during construction. Hutchinson asks if there are any comments or questions from the public and there are none. Flannery: Motion to close the Public Hearing. Craft seconds. Motion passes (7 -0). Hutchinson reviews what the Board is being asked to approve. Wynne notes that the Board may consider approving the modifications as shown in whole or separately as package. She notes this was a public hearing because the modifications had already been determined to be major. Barrett: Motion to approve the modifications to SGOD application #01 -18 as indicated in the October 15, 2019 application, and as shown on the plan set, noting that many of the design changes originated from recommendations by the Commonwealth of Massachusetts with respect to funding applications, and making the following findings: (1) The Applicant has submitted the required fees and information as set forth in the PAA Regulations or Article XIX, §300 -139. (2) The Project as described in the application meets all of the requirements and standards set forth in Article XIX, §300 -140. (3) Any significant adverse potential impacts of the Project on nearby properties have been adequately mitigated; and subject to the following conditions: (1) Any conditions or comments in the letter from the Design Review Board, dated 10/7/19, incorporated herein by reference and attached hereto. (2) Any conditions or comments in the letter from the Parking & Traffic Commission, dated 11/8/19, incorporated herein by reference and attached hereto. Flannery seconds. The motion passes (7 -0). Beckwith: Motion to reconvene the meeting. Miller seconds. Motion passes (7 -0). OSRD #10 -17 & Definitive Subdivision Plan for 20, 30, & 40 Webster Avenue — Request to release Lots 1 and 2 from Covenant and waive from Board's Conditions — BENCO, LLC 11 Beverly Planning Board Meeting Minutes November 13, 2019 No one present to discuss the request. Barrett: Motion to reschedule to 11/19/19 meeting. Craft seconds. Motion passes (7 -0). Special Permit #122 -10 for 865 Hale Street (approved May 2010) — Request for Additional One -Year Extension — Kevin and Susan Barry Atty. Gooding is present to represent homeowner Kevin Barry. The request is to extend the special permit expiration for one year. Gooding reports that Barry's home is on the market, and that the two properties are close to one another. Driven by efforts to sell the house, and how people are acting on new development, Barry would like to market his home this spring. The request is to renew the existing permit until May 2021. Flannery: Motion to extend the expiration of Special Permit #122 -10 to May 31, 2021. Craft seconds. Motion passes (7 -0). Approval of Minutes Hutchinson asks for any amendments to the May 21, 2019 meeting minutes. Flannery and Beckwith gives some small scriveners edits to Wynne. Flannery: Motion to approve the May 21, 2019 Meeting Minutes, as amended. Beckwith seconds. Motion passes (7 -0). New /Other Business 2020 Meeting Schedule Wynne reviews the new meeting schedule. Master Plan Update Wynne provides an update on the Master Plan process, including the ongoing neighborhood meetings. She indicated the next citywide public meeting will be to review draft recommendations and it is set for November 25 at the Senior Center. Wynne also notes a public meeting will be held to review the depot station area mobility design on November 21S in City Council Chambers. Adjournment Flannery: Motion to adjourn the meeting at 10:10. Craft seconds. Motion passes (7 -0). 12