Loading...
2004-02-17 with City Council City of Beverly, Massachusetts Public Meeting Minutes BOARD: Planning Board – Joint Public Hearing with the City Council – Rezoning of the Edwards School SUBCOMMITTEE: DATE: February 17, 2004 PLACE: Beverly City Hall BOARD MEMBERS PRESENT: John Thomson, Joanne Dunn, Ellen Flannery, Daniel Hamm, Elizabeth McGlynn OTHERS PRESENT: Tina Cassidy, Planning Director; Leah Zambernardi, Assistant Planning Director MEMBERS ABSENT: Richard Dinkin, William Betts, Robert Rink, Donald Walter RECORDER: Jeannine Dion (by tape) Council President Paul Guanci calls the meeting to order at 7:30 p.m. A joint public hearing was scheduled with the City Council to consider the proposed Zoning Amendment Rezone parcel at the corner of Rantoul and Edwards Street (Edwards School) from “RHD” (High Density Residential) to “CC” (Central Commercial) – Assessor’s Map #5 – Lot #11. Tina Cassidy, Planning Director provides an overview of the proposed zoning amendment. She states the property will bring in not only a larger purchase price to the city but also increase tax revenue from the parcel. Changing the zoning will allow greater flexibility in the RFP process, especially for the proposers that may respond to the RFP. They would know exactly what the zoning laws are and what would be allowed. Any zoning change requires a 2/3 vote from City Council. Cassidy states the city chose to consider rezoning the Edwards School property largely based on some of the conclusions that were in the appraisal. It would bring in a larger purchase price to the city but also increase tax revenue from the parcel beyond what would be realized if the property remained tax-exempt. The city thought it would be appropriate to request this zoning change now because much of the existing zoning requirements for building height and setbacks remain the same. A member of the public asks what the voting requirement is for rezoning. Cassidy responds that any zoning change requires a 2/3 affirmative vote of the City Council. Planning Board Minutes Special Meeting February 17, 2004 Page 2 A member of the public expresses concern that the process involves a set of very strict criteria that limits what can be done on the site and to the building so that it is not built out like the CC zone allows literally, but rather the CC zone is being used along with other restrictions to maintain a rational level of development of that site. He states there should be a requirement for all residential units to have two parking spaces. He expresses concern about the setbacks and would not be in favor of a parking structure on the site. A member of the public states you can’t just give up assets and the city needs to find a way balance the budget, spend a little less money and contribute in other ways. She states if business and commercial uses keep coming into the neighborhoods, there will no longer be neighborhoods. Tina Blythe of 86 Hale Street states she is a resident of Beverly and Chair of the Board of the Waldorf School. She provides an overview of the school and states the school is good candidate for the space. The school is prepared to make a competitive offer and give the city the right of first refusal if Waldorf decided to sell it at some point. A resident of Beverly states he can’t emphasize enough the impact that the Waldorf School has had as a private institution. Rosemary Maglio, 30 Pleasant Street expresses concern about the rezoning. Hope Benne, 44 Hillcrest Avenueasks if the criteria for the rezoning based on money or planning. Cassidy responds that several of the conclusions of the Master Plan justify and support the rezoning. The Master Plan recommends the following: · That in general, the city should be encouraging the utilization of vacant buildings. · The rezoning and reuse of old commercial/industrial properties, rezoning for mixed-use development in selected areas throughout the city; · Increasing the housing supply in all neighborhoods through regulation and proactive programs. · Expanding the availability and supply of multi-family residential and ownership units through regulation and proactive programs. Bill Finch, Front Street states one might want to apply some type of cap to the development that may occur at the site. He also sees problems with the number of parking spaces. He asks if other alternative mechanisms were looked into that might accomplish seeking full use of the site without overdeveloping it. He asks if there are other zoning mechanisms that might be applied to accomplish the goals. Cassidy responds that there are other potential mechanisms. An overlay district could be possible. There is not one in the city at the moment. There is a measure of control that Planning Board Minutes Special Meeting February 17, 2004 Page 3 you have through the RFP process in terms of putting conditions, caps or other controls on the proposals that are submitted for consideration. Maryellen Mitchell, 4 ½ School Street asks if a developer could add storage to the building (height). She also expresses concern about impact of increased traffic in the neighborhood. Cassidy responds that a developer could add height to the building today and could if the rezoning passes. She states she cannot answer a question about traffic unless there is a specific use for the property. If there is a specific use, you can do a traffic study. Rosemary Maglio, 30 Pleasant Street asks a clarifying question regarding mixed use. Cassidy responds that mixed use is allowed in the CC zoning district. You can have a mix of commercial and residential in some cases. Guanci recesses the public hearing for five minutes. The regular meeting of the Beverly City Council is called to order. Roll call is taken. The regular meeting of the City of Beverly City Council is suspended and returned to public hearing. The motion passes 7-0. On behalf of the Planning Board, Thomson moves to recess to public hearing, seconded by Flannery. All members are in favor. Motion carries. The floor is open to comments in favor and against the proposal. Duane Anderson, 41 Front Street, President of the Ward 2 Civic Association states his organization voted for the following: · To request that the RFP stipulate that the street facades not be altered. · That a lease option be included in the RFP, so that it is not exclusively a purchase option. · To express its support for the Waldorf School to acquire the property. · The Civic Association would very much like to see the building continue to function as a school, and thereby contribute to the community as a center of educational and cultural activities for all ages. Anderson states as a citizen he is disturbed by this approach to public policy. It seems to be money (tax) driven more than anything else. Zoning decisions should not be driven by budgetary concerns but by what is good planning for the neighborhood and the city. Otherwise, the city should put a for sale sign along with the welcome signs to Beverly. He Planning Board Minutes Special Meeting February 17, 2004 Page 4 states if the city proceeds with this approach, then a short-term financial gain must be weighed against a long-term impact. More condominiums are the last thing that the neighborhood needs, particularly if they were jammed into a small space with limited parking. Parking garages are crime magnets and realtors know that they have very negative impacts on property values in surrounding neighborhoods. He states if the property is rezoned and condos and parking lots are built, there will never again be a school on the property. It is a small financial gain to the city. Judy Gillespie, 11 Agate Street, the former President of the Washington Civic Association and Chairman of the Beverly Republican Committee states she heard about the Cape Ann Waldorf School needing a place to stay and believes it would be a good location for the school. Rosemary Maglio, 30 Pleasant Street states she is against rezoning the property commercial. Guanci reads a letter from Bill Howard, President of the Beverly Coop Bank, member of Chamber of Commerce and President of the Board of Directors of the Beverly Main Streets into the record. The joint public hearing is closed and the matter is referred back to the Planning Board for a recommendation. Acting Chairman Thomson calls the Special Meeting to order. The first order of business is to discuss what the board wants to do with respect to the hearing that was just closed. He asks members if they would like to work on this topic tonight or save it until a meeting when more of the Planning Board members are present. The Planning Board members agree to discuss this at the next meeting and a motion is made accordingly. Flannery: Motion to continue the discussion on the request to rezone the Edwards School site from RHD to CC zoning to Thursday, February 19, 2004, seconded by Dunn. All members are in favor. Motion carries. The meeting is adjourned.