05.27.2020 BPB MinutesCITY OF BEVERLY
PUBLIC MEETING MINUTES
Board:
Planning Board Meeting
Date:
May 27, 2020
Location:
Google Meet virtual meeting
Members Present
Chair Ellen Hutchinson,Vice Chair Alexander Craft, Sarah Bartley,
Derek Beckwith, Ellen Flannery, Wayne Miller, Andrea Toulouse
Members Absent:
Allison Kilcoyne
Others Present:
Planning Director Darlene Wynne, Darcy Jameson, Andrew DeFranza,
Bob Griffin, Thad Siemasko, Miranda Gooding, Julia Mooradian
Recorder:
Jodi Byrne, Recording Secretary
Chair Ellen Hutchinson calls the meeting to order at 7:00 p.m. and reads a prepared statement introducing
the meeting, the authority to hold a remote meeting, public access and public participation, and meeting
ground rules. She takes roll call attendance
1. Subdivision Approval Not Required Plans
There are none.
2. Establish Performance Bond: 53 Williams Street Definitive Subdivision Plan - MJP Properties,
Inc.
Bob Griffin speaks on behalf of the applicant. He reports that construction has begun, and that the water,
sewer, and drainage is installed. Griffin says that the applicant wants to pull building permits and is
proposing to swap this Covenent (Form G) out with a bond, allowing him to begin construction on the
physical buildings. Griffin says that the project is at a standstill until they can move forward with this.
Hutchinson confirms with Griffin that the applicant is looking for a release of the Form G Covenant and
replacing that with a Performance Bond and Form F.
Ellen Flannery asks about conditions placed on the original vote and if any remain open. Wynne provides
the status on the following conditions:
#3 - required application for a Request for Determination of Applicability (RDA) from the
Conservation Commission.
#4 required further communication with the Conservation Commission regarding Lot 2 and blasting
of existing ledge, but it is reported that no blasting was necessary.
#5 - they have complied with the Board of Health building requirements
#6 - applicant is coordinating with the City Engineering Department. Griffin also reports that all
permits are up to date and all fees are paid.
#7 - the association draft document is pro
Hutchinson asks about the $30k and its components for the Performance Bond, and if the Board would
seems accur
work was estimated at $15 - $20k, and then Griffin added the remaining subdivision numbers to come up
with the $30k as an issued number. Wynne confirms that she is comfortable with the amount of $30k.
Hutchinson says that the Board is being asked to vote to accept the Performance Bond in Form F and to
then to release the Form G Covenant.
Flannery:
Motion to accept the Form F Performance Bond secured by the cashiin the
amount of $30,000. Toulouse seconds. There is a roll call vote with all members voting
yes: Sarah Bartley, Derek Beckwith, Alexander Craft, Ellen Flannery, Wayne Miller,
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May 27, 2020
Andrea Toulouse, and Ellen Hutchinson. The motion passes (7-0).
Flannery:
Motion to release the Form G Covenant. Beckwith seconds. There is a roll call vote with
all members voting yes: Sarah Bartley, Derek Beckwith, Alexander Craft, Ellen
Flannery, Wayne Miller, Andrea Toulouse, and Ellen Hutchinson. The motion passes (7-
0).
3. Modification Request: Site Plan Review #146-19 - 0 Everett Street - 0 Everett Street LLC
Hutchinson states that the Board is being asked to determine if these proposed changes are major or
minor, and that if they are major, a public hearing would be required. Julia Mooradian speaks on behalf of
the client. Mooradian displays images to show and review the proposed changes. She says that the
applicant wants to remove the commercial unit and instead build two townhouse residential units. She
says that the building will be turned by 90 degrees as required by setbacks, but that the project will
maintain the same height and roofline as the previously approved design. She shows the curb cuts and the
two planned garages that will be pulled in from Everett Street.
Hutchinson confirms the following changes:
1. Elimination of the commercial space
2. Rotation of the building 90 degrees
3. Altered landscaping to accommodate the removal of the commercial space
Hutchinson states that in her view, this is a major modification. She says that the use has changed, the
rotation is significant, and that she feels that it is in no way minor. Hutchinson suggests that instead of her
reviewing everything, the Board could determine that this is not a minor modification, and then can
review the changes at a Public Hearing.
Wayne Miller says that he also views this as not a minor modification and invites the applicant to explain
why this is minor. Derek Beckwith says that he agrees that this cannot be defined as minor, but says that
he is willing to listen to reasons why the applicant feels these are minor. Flannery states that she concurs
that the changes are major as they are adding two garages and it is a different look. Zane Craft says this
Sarah Bartley states that she agrees with Cr
Hutchinson asks if the neighbors are aware of these changes. Mooridan says that she does not know.
Mooridan says that she wanted to present as a minor modification in order to receive feedback before
moving forward.
Joseph Skomurski is on the call. Hutchinson says that while it is the consensus of the Board that this is a
major modification, she wants to provide Skomurski with the opportunity to explain why he is presenting
as a minor modification. Skomurski says that they rotated the building and took the storefront out, but that
they are not starting at square one. He says that it is the same building with modifications to the exterior,
and that he just wants to get this project started. Skomurski says that with all that is going on in the world,
he decided to take a step back from the commercial property, cut his losses, and just go with the two
residential units. He says that the building looks the same, and is turned so that they could put the garages
in. He says that the landscaping is about the same, and states that he will happily go along with the
Craft:
Motion to deem the proposed modifications to Site Plan Review #146-19 - 0 Everett
Street - 0 Everett Street LLCare major and require a public hearing. Beckwith seconds.
There is a roll call vote with all members voting yes: Sarah Bartley, Derek Beckwith,
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Alexander Craft, Ellen Flannery, Wayne Miller, Andrea Toulouse, and Ellen Hutchinson.
The motion passes (7-0).
Craft:
Motion to set the Public Hearing for Modifications to Site Plan Review #146-19 - 0
Everett Street - 0 Everett Street LLCfor the June 16th meeting of the BPB. Beckwith
seconds. There is a roll call vote with all members voting yes: Sarah Bartley, Derek
Beckwith, Alexander Craft, Ellen Flannery, Wayne Miller, Andrea Toulouse, and Ellen
Hutchinson. The motion passes (7-0).
4. Planning Board Recommendation on Special Permit of The Beverly City Council Order #107 and
Inclusionary Housing #19-20 - 7 Sohier Road - Briscoe Village LLC c/o Glovsky & Glovsky
Hutchinson reminds the Board that they are not voting on the Special Permit, but that the City Council
has asked them to make a recommendation. The Board is required to vote on the Inclusionary Housing
Application.
Attny. Miranda Gooding presents on behalf of the applicants, Harborlight Community Partners (Beverly)
and Beacon Communities (Boston). She introduces the team of Andrew DeFranza from Harborlight,
Darcy Jameson from Beacon, Design Consultant Thad Siemasko, SV Design, Civil Engineer April
Ferraro from Meridian, and Traffic Consultant Rebecca Brown from GPI. Attny. Gooding says that the
team is excited to present, and that they have received preliminary recommendations from the HDC and
the DRB, and that the BPB is their next big step. She says this project closely reflects the community
wishes expressed in the RFP. DeFranza will provide a background of what is being proposed for
redevelopment, followed by a review of the design plan by Siemasko, and then a parking and traffic
review by Brown. Attny. Gooding notes that the parking overview has already been given to the Parking
and Traffic Commission.
DeFranza says that their team is grateful for the City staff, and that his team is looking to find a way to
steward this historic gem to its next century of service to the community. DeFranza states that his group is
looking for the following:
1. Historic preservation to have the building on the register and to receive historic tax credits
2. Open space - arger but can improve the open space (front courtyard, turf
bowl, back field, outdoor garden space and seating areas)
3. Artistic inclusion - restoration of historic theater and six artists live/work in rear of the building
4. Affordable housing - 85 senior affordable living units for Beverly. This would be the most
significant gain in senior affordable housing in many years
Siemasko thanks the contributions to the design from Beacon and reviews the site. He shows projected
ey are working to preserve this historic look. He says that the
outdoor site had never really been fully developed, and so they are working to order the site with
organized parking, appropriate screening, and a one-way drop off area out to Sohier Road. Siemasko says
that the four major stairways will be preserved, and he displays the outdoor plan including the Turf Bowl
space. Siemasko describes the entrances and turnaround areas, salt storage area, and dog care areas. He
states that the old gym will host common areas, and that the building will be pedestrian-friendly with both
sidewalks and connection points. Siemasko says that there will be bike racks, victory gardens, and a trash
removal area.
Siemasko then shows the floor plan including the entrance, auditorium and theater area, stating that the
classrooms will become apartments. Siemasko says that tax credits require them to keep the wide
corridors, and that this will keep the look and feel of the old school. He states that there will be separate
access to the artist studios, keeping them separate from the senior housing areas. There are 85 units in the
main school building, and when added with the six artist spaces, it is a sum of 91 units; 74 one-bedrooms
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and 11 studios. At the lowest level, there will be a resident workshop, bike room, maintenance office, and
loading area.
Siemasko says that his group has been advised how to keep the design historically correct through the use
of windows, cleaning of the brick, replacement of the doors and lights, and adding rails on stairs and
ramps for the main entrance. Siemasko says that the building will look mostly the same, just cleaner and
with improved landscaping. He says that on the back of the building, they will be adding doors to the
artist areas, and that it will be hard to tell that any changes have been made. Siemasko states that the
building is not getting any larger, and that they are just using the space they have. He shows the outdoor
equipment shed to hold gasoline lawn mowers and salt for walkways.
Next Siemasko, reviews the sustainability, which was achieved with the help of a consultant
from New Ecology, and highlights the features such as EV stations, recycling and composting, gardens,
LEED silver certified requirements, a focus on bikes and pedestrians, and promoting healthy home indoor
air quality. Siemasko notes that the BSC Group prepared the landscape plan, and that they worked to
improve the intersection area. He reviews the site features and furnishings, noting that the DRB asked
them to make it less modern through the lighting and benches. He shows a plant palette with a
combination of trees and flowering bushes and says that the DRB also asked them to look at placing the
trees on the walkway along Colon St. (with a walkway on the inside and trees on the outside) so that
pedestrians are protected by the treeline.
Rebecca Brown, GPI, provides information on the Parking and Traffic study for this project, noting that it
has already been viewed by the Parking and Traffic Commission. She says that the study included the
intersections of Sohier Road and Herrick Street, Sohier Road and Colon Street, the Route 1A and
Beckford Street/Charles Street intersection, and Rantoul and Cabot Street. She says they were also asked
to add the Colon Street/Brimbal Avenue intersection as this has long been a concern for the City.
1. Safety of study area intersections
Brown shows crash rates at each intersection and states that they are all below the statewide
average except for the following:
a. Route 1A/Beckford/Charles intersection. She says that a traffic signal was just installed at
this location and that the collision data was from before that. She says she is now
expecting that crashes will have gone down at that location.
b. Sohier Road/Colon intersection also had a higher crash than average, so they are looking
for solutions to realign this intersection.
c. Brimbal/Colon (southbound approach) due to the location of the stop line, and Brown
says that they have made some recommendations to Parking and Traffic for moving the
stop line up to address this problem.
2. Sight distances
Brown says that the sight lines meet all recommendations, and she describes the methodology to
adjust the traffic study due to COVID-19 (used data from March 2019 - March 2020 and
compared the average from the last year).
3. Traffic growth
Brown reports that traffic grew .5% per year to a 7-year design horizon, and that this includes
traffic numbers from other planned developments. She says that they next looked at how much
traffic their project would generate using ITE rates for senior adult housing and multiple family
housing development. Brown says that they did not have good data for the theater use, but used
movie theaters and church services per seat requirement. She also says that they did not apply any
credit of school use from the past, although they did receive credits for transit use as there will be
a bus stop and a bus shelter with bus access for residents and theater users. Brown also notes that
the Beverly Council on Aging will provide transportation access for senior residents.
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Hutchinson confirms with Brown that their study took off 25% of the trips for residential reasons,
assuming that 25% of resident trips would be using public transport. Brown says that the school that was
previously there would have generated more traffic than the new use, even on an event day. She says that
there will be an increase of 41 trips during the am peak hour, and an increase of 174 trips during the pm
peak hour. She shows the Saturday midday peak study (with multiple theater shows of 500 people) added
to the residential trips. Craft asks Brown why they
answers that the Saturday study represents both weekend days. Hutchinson asks if they took into account
that the number of shows would be more than the number of Saturday middle school events. Brown
answer
number of shows to be held.
4. Level of service results
a.
Brown says that loops were cut during the gas line work, and they have advised the revising
of signal times to improve to level D or E (or better).
b.
southbound approach from Sohier Road) during a maximum capacity show. Brown says that
while this would be a rare condition, it could occur.
c. Rt. 128 to Sohier Road (to access theater loop or on-street parking along Colon Street) with
they want to realign the Sohier
Road approach to Colon Street, providing separate turn lanes going out of Sohier Road to
Sohier Road.
5. Parking
Brown shows an image of the proposed 156 residential spaces on site, with 1.7 spaces per unit.
She says that the current zoning requires 2 per unit, or a total of 182 spaces, but does not take into
account that this is senior housing or the available transit services. ITE data for land use code 221
shows that they need 149 spaces to accommodate senior housing. Brown says that there are 78
non-residential spaces on the site, and 67 spaces within the MBTA space, all within the 500ft that
is allowed by zoning. In addition, she says there are 20 spaces along the north side of Colon
Street, providing more parking than zoning required for the theater. Brown adds that there are
also 81 spaces along Colon Street and between Story Avenue and the Beverly Council of Aging.
April Ferraro from Meridian shows the utilities and the layout of the drainage areas. She says that the
utilities on site are existing with two connections and that they will maintain these two lines for the sewer.
She says that the other utilities will be serviced from the Sohier Road side only. Ferraro states that the
planned drainage is set to improve overall drainage for the site, and she reviews the two drainage areas
and their connections. She says that they will add catch basins and infiltration that is not currently
happening to leave it clean and with better drainage.
Ferraro says that this plan has been submitted to the City Engineer and that although they have not yet
received a comment letter, they have been verbally told that there is not anything to change. Wynne says
she received the comment letter at 3:30 this afternoon, and she reads it to the Board, with its request of
documentation to be provided prior to construction for a conditional approval.
Attny. Gooding asks if Wynne can email the letter to the group for their review, and then she opens the
floor for procedural questions as the Special Permit is before the City Council.
Bartley asks about the affordability and what is expected for the different types of the units. DeFranza
says there are three lanes:
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1. Artist live/work space - these are not affordable or restricted
2. 85 senior units - these are 100% affordable for residents below 60% AMI
3. Subset of 16 - rental vouchers for residents below 30% AMI
Hutchinson asks about an addendum paragraph that says that at the conclusion of the initial term, the
affordability will be lifted. DeFranza says that there is a permanent affordability restriction, but that inside
of this will be a finance package for a period of time to suppress the income level even lower, usually 15
years with an extender. He says that they are going for 30 years or more, and that they will be affordable
based upon the permit at least for that period of time. He says they will then be rotated again and again
with financial transactions over time, as the state requires the option of the extender. He also says that the
City will hold the local enforcement of this.
Hutchinson asks why the age is 55 and older and not 62 and older, as this could have greater impact on
traffic. DeFranza says the building will encourage some areas that will allow residents to transition in
needs as they age, creating a wider band of eligibility for residents.
Miller speaks to the challenges of repurposing buildings and sustainability. Siemasko says that they are
tackling the energy loss within the unit, and that there is a tension between restoration and ecology for
finishes on the wall and proper insulation. He says that they are using high quality windows. Siemasko
says that they are looking at heat pumps or a central chiller.
Craft asks what kind of plans are in place regarding the sound from the theater production in units.
Siemasko says that they are working on this with an expert who is reviewing sound insulation walls at the
schematic design phase.
Hutchinson asks how many seats will be in the theater. Siemasko reports 500 seats on the ground level.
He says that there were originally 1,200 seats. Hutchinson asks how many uses are contemplated over a
one-year period. Siemasko says that he does not know, but that they will preserve the theater as the
community requested. She asks if the Special Permit will limit the number of events. Siemasko says that
he does not think so, but that they do not want conditions that will not allow it to be used.
Beckwith says that he applauds the project and asks what the local preference would be for Beverly
seniors. DeFranza answered that the maximum possible local preference as allowed by the DHDC is 70%
and they will seek that.
Hutchinson asks about building obligations within the tax credits. Siemasko says that they will comply
reviewed the build classroom by classroom and noted what was to be left and restored, in both the interior
and exterior preservation. Hutchinson says that she is thrilled that this building is being restored for the
City. DeFranza says that he is grateful to the City for all of their work on this.
Hutchinson asks Brown if the traffic flow was studied at the intersection of Cabot and Herrick Streets,
and even further toward Memorial (the new Middle School)
study area, and that they are only anticipating about 10% of theater traffic coming to and from that
connection. Hutchinson asks about the Rantoul and Colon Street intersection and if that will be made
more friendly for residents. Brown says that this area was just upgraded and has new pedestrian signals
that have been re-timed. She states that they are upgrading pedestrian areas along Sohier Road and Colon
Street.
Craft asks Brown to walk through how patrons would enter the parking lot and where parking is dedicated
to the theater. Brown says that traffic will enter at Colon Street for front door drop offs, and then be
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directed back on Sohier Road, or north onto the non-resident parking lot. Brown says that there is also
available parking along South Colon Street, and that there are 67 head-in spaces against the MBTA
tracks. She adds that there are 20 on-street parallel parking spaces on North Colon Street. Craft then
confirms that the curb cut is two ways, and asks if there are any design considerations near the theater to
limit patrons from using empty resident spots. Brown says that the resident parking spaces are placed
closest to the residences, and that theater parking is spaced farther away. She says that during evening
shows, resident vehicles would already be parked in their spaces, but that they will also add signage to
direct theater parking to designated areas. Brown also notes that resident parking is not planned as
assigned spaces. She reports ten more spaces for the theater and athletic fields through the access drives.
Bartley asks about the timeline of the project and if this has changed in light of the pandemic. Attny.
Gooding says that with the C
front end of their schedule. DeFranza says that the City staff has kept things on the timeline and that the
pre-application is still set for late this year, with a first quarter 2021 continuing as their target plan.
Bartley asks if there are any updates on the Anchor Point project (corner of Tozier and Sohier Roads).
DeFranza says that phase one is in before the State right now, and that they hope to have an update in
July. He says that there is no indication of a delay on the 38 units, with a plan to close in spring 2021.
DeFranza says that his hope is to begin with phase one on Anchor Point, then begin Briscoe, and then
phase two on Anchor Point.
Hutchinson asks how the Parking and Traffic Committee responded to the traffic plan. Attny. Gooding
says that they had a meeting with Parking and Traffic to submit a preliminary review before the
application, and that overall the project was favored. She says that she thinks because the project is
repurposing an existing building, that the review was favorable with some conditions.
Hutchinson asks if there are any other letters that need to be taken into account. Wynne says that there are
some letters that she added to the file, and she presents the letters to the Board. Hutchinson reads the
Police Departments letter. Wynne notes that Parking and Traffic Commission has not yet made a
recommendation.
Attny. Gooding says that they would certainly be willing to accept as a condition to any Special Permit
the Parking and Traffic agreement. Hutchinson says that she feels that this Board places a good deal of
weight on the Parking and Traffic conclusions and recommendations.
Hutchinson asks the Board if they want to make a recommendation to the City Council or if they want to
wait for Parking and Traffic to provide their approval. Flannery asks Attny. Gooding of the planned
timeline. Attny. Gooding says that they would go to Council June 15th, noting that the next BPB meeting
is scheduled for June 16. She says that if the Board provides a recommendation tonight, they could go to
City Council with all of the reviews needed to open the Public Hearing. Hutchinson asks if the City
Council could meet on all of this in one night. Attny. Gooding says that this project has received wide
community support, and while she doesn't want to speak for them, the City Council may be eager to move
something along that is great for the City. Wynne says that if the Board wants to wait for the
recommendation of Parking and Traffic Commission, they could also schedule a special meeting after the
June 2nd Parking and Traffic Commission meeting.
Hutchinson says that she is concerned in the event that Parking and Traffic Commission comes back with
Parking and Traffic Commission recommendation. Hutchinson says that while she understands the
Parking and Traffic Commission meet on June 2nd. She says that she is a big supporter of this project,
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and does not want to make a conditional recommendation, and asks the will of the Board. Flannery says
that she agrees with the Chair to schedule a special meeting after June 2nd. Miller and Craft both agree,
and Bartley reports that she is comfortable with voting now or holding a special meeting after June 2nd.
Craft confirms that the Board will vote on the Inclusionary Housing Permit tonight.
Craft:
Motion to approve Inclusionary Housing Permit #19-20 pursuant to Section300-104 for
the project at 7 Sohier Road - Briscoe Village LLC. Flannery seconds. There is a roll call
vote with all members voting yes: Sarah Bartley, Derek Beckwith, Alexander Craft, Ellen
Flannery, Wayne Miller, Andrea Toulouse, and Ellen Hutchinson. The motion passes (7-
0).
Craft:
Motion to continue the discussion on Planning Board Recommendation on Special Permit
by the Beverly City Council Order #107 - 7 Sohier Road - Briscoe Village LLC c/o
Glovsky & Glovsky until a meeting to be scheduled after the June 2, 2020 Parking &
Traffic Commission meeting. Flannery seconds. There is a roll call vote with all members
voting yes: Sarah Bartley, Derek Beckwith, Alexander Craft, Ellen Flannery, Wayne
Miller, Andrea Toulouse, and Ellen Hutchinson. The motion passes (7-0).
5. Approval of Minutes: May 5, 2020
The minutes for May 5, 2020 are reviewed and amended as needed.
Flannery:
Motion to approve the May 5, 2020 minutes as amended. Bartley seconds. There is a roll
call vote with all members voting yes: Sarah Bartley, Derek Beckwith, Alexander Craft,
Ellen Flannery, Wayne Miller, Andrea Toulouse, and Ellen Hutchinson. The motion
passes (7-0).
6. Discussion
a. Master Plan Update
Wynne reports that there is no news since the last meeting, and that by the next Board meeting, she may
have a prepared public outreach strategy.
Craft:
Motion to adjourn. Toulouse seconds. The meeting is adjourned at 10:05 pm.
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