PTC Minutes_10.04.22 CITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD: Parking and Traffic Commission
SUBCOMMITTEE: None
LOCATION: Beverly City Hall Council Chambers
DATE: October 4, 2022
BOARD MEMBERS PRESENT: Chair Richard Benevento (Chair), Darlene
Wynne (Vice Chair), Jonathan Salt, Captain
Jake Kreyling, John Lozada
BOARD MEMBERS ABSENT: Sergeant Michael Henebury, Richard Vincent,
Michael Collins, George Binns
OTHERS PRESENT:
RECORDER: Naomi Moca
Benevento chairs and opens the meeting at 8:40 a.m.
Pursuant to Chapter 107 of the Acts of 2022, Section 3, this meeting of the Beverly Parking&
Traffic Commission was conducted in person but with remote participation through the Google
Meet platform.
1. Continued Discussion on Recommendation to Zoning Board of Appeals: Special
Permit/Finding for 397 Cabot Street (ZON22-00016) and Variance for 386 Cabot
Street (ZON22-00018)-Janick Company LLC
Tom Alexander presents on behalf of the applicant. One parking space has been eliminated.
Anderson points out that the site has been used as a fast food business for decades and that as
compared to that use,this project will have reduced traffic movement. Kreyling points out that
the Bennet Street direction is one-way and the site plan should be corrected to reflect that. He
also emphasizes that there should be appropriate signage to direct traffic at the entrance and exit
from the lot. Salt asks where the Dumpster is located and Anderson states that there is no
Dumpster included on the plan. Benevento states that a condition should be added stating the
Dumpster needs to be located on the plan in the appropriate spot.
Wynne moves to recommend the Zoning Board of Appeals approve the special permit/finding
for 397 Cabot(ZON22-00016) and Variance for 386 Cabot Street (ZON22-00018)-Janick
Company LLC with the following conditions: that the left turn in from Cabot Street
northbound be designed and constructed to prohibit vehicles from taking a left turn but also not
impeding fire vehicle access,that the plan be submitted and approved by Public Services in
advance of a public occupancy permit,that the site plan will include a Dumpster location plus
any loading areas that are necessary, that the plan for the 386 property be revised so the turning
radius exiting onto Bennett Street is correctly shown in the direction of traffic, and that parking
space 922 be eliminated. Salt seconds. Motion passes 5-0.
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2. Continued Discussion on Recommendation to Planning Board: Site Plan Review
#154-22 - 218- 224 Cabot Street and 18 Federal Street- Lenat McCall
Properties LLC
Review Peer Review Traffic Study prepared by Vanasse &Associates
Miranda Siemasko of Glovsky and Glovsky presents on behalf of the applicant. Siemaskpo states
that peer review comments are in agreement with providing extra information on the site plan.
Jeffrey Dirk of with Vanasse and Associates worked on the project for the city. He states that
based on the review of project transportation assessment,there should not be significant volume
nor additional traffic, and there should be reduction in traffic on weekend. Dirk reviewed parking
and safety,pedestrian and bicycle activity, improving sidewalks, wheelchair ramps and mobility
in the area, and is asking for a commitment from the applicant for improvements in these areas.
Parking spaces will be assigned to 2-bedroom units. With regard to the sight lines exiting the
garage, there will be a 3-stage process to exit garage: exit garage, clear sidewalk, clear bikes,
enter traffic. Benevento asks if what Dirk stated has been incorporated and addressed by the
applicant, specifically items s-1 through s-8 on the site plan review. The Commission discusses
the possibility of widening the garage door plus adding an alert sound. Siemasko states the
applicant will verbally commit to making most of the changes, as the report was only received on
Thursday.
Rebecca Brown of GPI presents slides on the parking counts, evaluation of traffic concerns, and
the loading zone. She continues addressing Dirk's comment on pedestrian safety, stating that the
project will make curb cut modifications and reconstruct the sidewalk from Chapman Street to
Cabot Street. Benevento points out that if handicapped ramps are needed, that the accepting ramp
on the other side must be of the same dimensions as well. Brown states that they will comply
with that,in addition to the need for a firetruck to make the turn. There are a few configurations
to allow for that that will eliminate parking spaces, but they will be made up on Chapman street.
Brown states that there is a planned curb radius adjustment in conjunction with relocating the
sign without sacrificing parking spaces.
Kreyling states that a practical study was done which resulted in firetruck getting stuck for 15
minutes. He agrees the new plan will allow for a firetruck to turn, and observes that the Fire
Department has never had to make that turn in the past, because the engines access the other
addresses from a different direction. Brown states that tandem spaces will be assigned to 2-
bedroom units. Sight line triangles will be included. Vehicles will take a two-stage approach
when exiting the garage.
Benevento ask if the garage door is being widened and recessed from the sidewalk. Brown states
that it will be only widened, as recessing it will impact parking spaces,plus the traffic is so light
and the door rises so quickly that it will not back up traffic on the street. Brown states there is
light and audio pedestrian alert system for the garage door. Dirk states that it is an acceptable
alternative. He states concern about the dynamic of the live sidewalk in front of the garage and
the sight lines exiting the garage,which would be solved by widening the sidewalk to give more
buffer for pedestrian when vehicles are exiting the garage. Benevento agrees and comments that
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anyone impaired, such as wheelchair users, may need this widening. Lozada states that it is a
mixed income area, so accessibility is important. Salt asks what the recessed amount was
proposed. Brown states the recess had no measurement yet, but probably 10 feet. Salt states a
bumpout on sidewalk could be an answer to not recessing the garage. Brown states a bumpout
would narrow the already very narrow street, and eliminate parking spots. Plantings on the
property are selected to grow to 30 inches maximum, and can be planted further back to not
impact sight lines.
Brown states that the updated parking study was done on a weekday evening during an event at
the Cabot Theatre, and also on a non-event day. On a non-event day, 170 spaces were
unoccupied, and on an event day, 99 spaces were available, all within the area of the Cabot
Theatre. Wynne points out that the study was done in August,when the Larcom Theatre is closed
for the summer, and that both theatres are open on the same days for 10 months out of the year.
Salt asks for clarification on the slide numbers and Brown states that 57/84 means that 57 of the
84 possible spaces were occupied. Salt emphasizes that the number of spots used is different
from the number of spots existing. Brown agrees. Salt comments that there is a perception of
"nowhere to park in Beverly" so these numbers are important. Brown addresses the intersections
of Dane Street with Cabot Street and Cabot Street with Knowlton Street. Brown states that the
crash clusters on Cabot and Dane Streets were due to weather, not the design of intersection,
possibly worsened by a drainage issue. With regard to the pedestrian and bicycle crashes, when
at night, they possibly have been due to a lighting issue. Two crashes were parked cars. Four
were rear-end crashes. Brown states that possibly a southbound left-hand turn lane from Cabot
Street onto Dane Street is a solution. Brown adds that these types of crashes are not correctable
by a signal. Knowlton Street had no clear type of crash pattern, and implementing a one-way on
Knowlton Street would make Dane Street busier, when is already the street with the heaviest
traffic in that area. For that reason, Brown states she has no recommendations there. Dirk sates
that Dane Street intersection re-striping is a good idea, incorporating the firetruck turning study,
and caution for vulnerable users, such are pedestrians and bicycles. Dirk feels improvements are
heading in the right direction.
Dirk mentions Federal Street and Park Street but nobody will be addressing them today as the
report is too recent.
Lozada asks about the Federal Street and Cabot Street intersection potential for signalizing.
Brown states that coming out of Federal Street onto Cabot Street will not be impacted by more
than one second. Benevento comments that the streets were constructed in a time period where
this traffic was not anticipated, and apart from re-doing the whole downtown,there is a limit to
how much can be done. Wynne observes that exiting from Federal onto Cabot is usually a multi-
phase pull-out, where cars often block the crosswalk. Wynne states that a beacon is not a
probable solution because there would need to be so many it is not an affordable option. Brown
states that proposed adaptations will incorporate improvements that have been recently done
downtown.
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Salt recalls witnessing a pedestrian get hit by a vehicle on Cabot and Knowlton Street and it was
"horrifying." He recounts that the pedestrian was crossing Dane and Cabot Street and got"quite
hurt,"but he does not find the intersections difficult when riding his bicycle. Salt asks about the
crash summary if there is any overlap with inclement weather and other crashes, and Brown
states yes, some crashes were counted twice for that reason. Salt observes that cars will go out
part way across Cabot Street to "jog"to go West Dane Street as it is not straight across. Salt
observes that pedestrians tend to cross before the crosswalk to go to the Indo pub, so another
option for pedestrians would be good. He observes there is no safety island within the crosswalk,
and Brown agrees that it is not possible for a firetruck to turn the"awkward jog" across the
intersection if there were a traffic island. Salt asks if any work has been done in that intersection
to improve it recently. Brown states that there was in 2019 but Salt and Wynne state that that
project stopped before reaching Cabot as it is a multi-phase project. Salt asks if the data includes
before and after the re-working of the intersection. Brown states the study is based on 2017-2019
crash cluster info. Salt observes that the line of sight can be difficult. Lozada mentions there are
currently vacant office spaces, but with the businesses added with the project, there will
potentially be more pedestrian activity generated. Salt observes the roads are very old. The
Complete Street policy was adopted by the City. Kreyling states that traffic leaving the garage
will now be going to Stop and Shop, Target, and schools as an alternative to the closed Family
Dollar, and the intersections will likely be more utilized and at a higher speed. Bow Street onto
Rantoul is where residents will be exiting the property. Benevento encourages Brown to ask Dirk
to address his comments.
Danielle Spang, resident of 16 Mulberry Street, states that families and buses go to Cove School
as they are in the district to attend Cove School.
Suzy LaMont, resident at Park Street, states that Thursday nights are busy in the area due to City
Hall hours.
Brown states that the safety analysis will address Dirk's comments, and asks if there are other
items. Siemasko states that one of the recommendations in the peer review report was a road
safety analysis (RSA) and asks if there is a way to avoid duplicating efforts, such as to do a road
safety audit, and have recommendations and conditions based on that. Benevento states the RSA
is for short-term, affordable changes with a lot of stakeholders such as Public Safety, etc., and
that the exercise will benefit other recommendations. Dirk states the City may apply for a grant
tied to the outcome from the RSA due to it being residential. Benevento states the RSA is a go.
Siemasko asks if Brown still needs to do more studies. Benevento states that the Commission
will benefit from Brown's study to address as many things as possible. Benevento and Brown
agree that she will discuss with Dirk the areas that need to be looked at.
Benevento states that the RSA will be a key to connect all the concerns and Brown restates the
items that she needs to follow up with. Siemasko asks if the Commission is open to a
recommendation on the condition of the RSA being done in the interest of timing. Brown
explains it takes about three months due to multiple steps. Benevento states making the condition
of the RSA in the recommendation is not a problem.
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LaMont underscores Spang's point about the students and parents going to and from Cove
School, and adds that a new charter school at St. Mary's School will add 100+ students. Wynne
states that will only be for one year duration, and LaMont counters that while that is true, the
building could then be used for something different afterward.
3. Recommendation to Planning Board: Site Plan Review Site Plan Review#158-22 -
119 Rantoul Street-Wilso Ventures LLC & Tiny Ventures LLC
Tom Alexander presents on behalf of Chris Crowley, who owns Meineke and the property.
Building designer Thad Siemasko of SV Design, Siemasko&Verbridge, 126 Dodge Street, is
also present. Alexander states that the site is 4/10 of an acre, and meets the one space per unit
parking requirement. There will be 1,626 square feet of retail space and one loading space on the
street. The existing curb cut will be consolidated into one continuous cut. The building currently
on the site will be razed and there will be an entrance into the parking garage within building.
Benevento clarifies the location of the retail space in site plan drawing. Alexander states it will
be a fully accessible building. In the garage, there will be charging stations for 8 vehicles on the
outside wall near the door. All spaces are 9'x18', with space afforded for a double-capacity bike
rack. There is space allowance for a Dumpster. There will be an outdoor landscaped terrace area
and roof deck. Alexander states that tow parking spaces were sacrificed for the loading space,
which will be will be marked and with signage limiting parking hours. There is sufficient
firetruck height and width allowance. It will be a 5-story building, with four residential floors
above a retail space.
Brown states that the traffic impact and access study is consistent with the Depot 2 study,with
the exception of adding two streets to the study. The study used pre-COVID traffic counts at four
locations and recent traffic counts, plus the School Street and Rantoul Street intersection as part
of the Gateway development project. Traffic counts were conducted in June and August. She
lists conditions applied to the study. There is now a traffic signal at the Rantoul Street and
Railroad Avenue intersection, so crash occurrence is anticipated to go down. Brown states that
sight lines from the driveway of the Station building and the project's loading zone gives over
400 feet of sight line and she observes that Rantoul Street is flat and straight. Brown conducted a
trip generation estimate compared to actual Meineke driveway counts. The study includes a
capacity and queue analysis. There is a slight increase in vehicles going from Railroad Avenue
eastbound onto Rantoul Street. Benevento asks if there are new counts taken into account. Brown
states the ATR count is from the Gateway project. There are 57 spaces proposed within the
garage, which is one more space than required with 56 units. There are two parking spaces along
the front, and the loading zone can be used for parking during off times. There are also parking
spaces within the Depot Garage.
Benevento asks Wynne how many new residential units were built in the last several years.
Wynne states that approximately 700 units in the downtown have been added in the last 7 years.
Benevento comments that the Commission addresses each project individually, but not Rantoul
Street as a composite. He observes that in terms of overall impact, this particular project is no
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worse than other projects that the Commission has seen. There is a consideration of on-street
parking by each project. Benevento expresses frustration that as a whole the projects cannot all
make use of the same street parking spaces, and the typical commuter trying to get to work at
peak hours does not share in the success of the individual projects. Benevento asks if there will
deficit of parking for the project's retail spaces. Brown confirms that six are needed, and two are
assigned to the retail space, two possible spaces come from loading zone off hours, and/or
vehicles may potentially go to the Depot Garage and pay for parking, or potentially park on the
street.
Benevento states that traffic and parking management during construction is a hot-button issue
for him as he is frustrated personally by ongoing projects in Beverly. Benevento asks about
traffic and signaling timing and phasing optimization. Brown states that a minor adjustment to
signal at Railroad will bring intersection up to level of service "D" from "E." Lozada expresses
confusion about the Depot Garage parking garage and how it is used. Brown states that it is
under-utilized, and could serve as parking for construction employees during construction.
Lozada observes that with the additional 700 units in the downtown, the ridership of the
commuter rail has not really seemed to increase. Wynne states that the usage has not bounced
back since COVID and more remote working arrangements. Lozada concedes that is not
something that Brown can really address. Brown states that fact may mean there is more parking
available in Depot Garage. Lozada asks about the traffic flow in the Depot Garage. Brown states
there is one access into each portion of the garage, and both entrances are in and out. Wynne
states that the two levels are not connected.
Salt asks if there is a 2-space bike space. Siemasko states that there is a rack. Salt comments that
it is a good idea. Salt asks why Broadway is not being considered. Salt asks how much parking at
the Depot Garage the building will need. Brown states anywhere from two to six parking spaces
for the retail component only, as residential is taken care of. Broadway was not included with the
Depot 2 project, so as this is as smaller-scale project, it is not included in this analysis. Brown
states the delay is exiting Pleasant Street onto Rantoul Street. Benevento asks how long the
queue is on Pleasant. Brown states two vehicles. Salt asks how Rantoul Street will get slower or
clogged up is analyzed. Brown states that a traffic analysis was done. Kreyling states that 2-level
parking garages are scary for fire department, since codes have not caught up to usage. Kreyling
emphasizes making sure the plans for garage include ventilation and access to park next door.
Kreyling would like construction to stay on site or share work space with Station 101 instead of
blocking up Rantoul Street and he observes he could barely get to this meeting on time. Wynne
agrees with access to the park for residents.
Benevento points out that a non-handicapped tenant could possibly rent an accessible unit, and
find themselves with no parking. He concedes that there may also be tenants who have no car, so
it is important to think of all scenarios. Wynne states that the requirement is for one space per
unit, and that the accessible parking falls under a different set of rules. Benevento acknowledges
that the owner is motivated to rent all of the units out. Kreyling asks if there is a way for tenants
or units to be deeded to accessible spaces. Kreyling adds that charging spaces being used by
nonelectric vehicles already poses a problem in other areas of the city. Wynne states that parking
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could be bundled or assigned. Wynn adds that a condition will be applied to all future
developments that any adjacent projects are not eligible for the resident parking because the City
is running into people charging double for parking. Benevento calculates the project will have a
deficit of five spaces, so the question becomes how to accommodate that, such as downsizing the
number of units. Wynne states that the rules state count parking spaces for the residents can be
counted within 500 feet in any direction of the project. In the past, the city came up with a bunch
of strategies to encourage more commercial development downtown and to encourage more
people to live downtown.
Miranda Siemasko clarifies that the spaces need to be assigned and managed by the property
owner. She states, as an example, that personally she has a handicapped tag for when she is with
her autistic daughter, but does not require an accessible unit. Benevento asks how the accessible
units are different. Thad Siemasko states they have enlarged door openings and the balconies do
not have a step down. Kreyling states that in the case of dormitories and multi-family buildings it
makes sense for rescuing purposes that the accessible units be on the lowest level possible.
Kreyling also emphasizes that egress should be out the back of the building. Siemasko states
there will be a tenant orientation, including signing up for The Ride.
Benevento asks if utility connections will be needed in Rantoul Street, and Thad Siemasko states
yes, sewer. The project will need to cut into Rantoul Street to connect to the main line and then
need a patch. Benevento states that there is a moratorium on digging in Rantoul Street and that
Public Services will have something to say about that since the Rantoul Street work is brand
new, relatively speaking, and it will likely require more than merely a patch.
Salt ask whether the condition of access to the park is for the residents only, and Wynne
clarifies that it is. Lozada asks about the handicap symbol, and Benevento states that the rules
set by the MBTCD are very specific as to what symbols are permitted. Miranda Siemasko
states that School Street is already being reviewed because of the Gateway project. It is the
furthest intersection southbound; Federal Street is the furthest intersection northbound.
Benevento comments that the development community benefits from being involved in all of
the projects and it would be great if they all got together to share what they plan to do.
Miranda Siemasko states that as far as curb to curb, there will be some disturbance when
striping and Benevento states that is fine; that the condition applies to a more extreme
situation such as a fence or a truck impeding Rantoul Street traffic. Benevento states that
condition will be applicable for many future unrelated projects in addition to this project. For
example, he observes that there was road closed at 8 a.m. this morning on the way to this
meeting. Benevento points out that the mutual goal of all parties is to make the project a
success because everyone benefits.
Wynne moves to recommend Planning Board approve Site Plan Review application for
9158-22 - 119 Rantoul Street- Wilso Ventures LLC & Tiny Ventures LLC subject to the
following conditions: that parking spaces be assigned to the units, that tenants in the building
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are not eligible for residential parking permit program and this shall be communicated in the
move-in packet, that employees of the retail establishment shall be discouraged from parking
on Rantoul Street, that a construction management plan shall be required to be submitted and
reviewed by the Parking and Traffic Commission in advance of the building permit, that from
the curb in, there will be no lane closures on Rantoul Street and that the area between curbs
(curb to curb) shall not be impeded,that appropriate signage be placed in the instance of a
sidewalk closure,that the applicant will review traffic signal staging and timing along Rantoul
Street, particularly School Street, Federal Street, and Railroad Avenue, and provide
recommendations for optimization, that the applicant will connect or provide access to the
park for the residents' benefit, and that accessible units be on the lower level. Salt
seconds. Motion passes 5-0.
Benevento moves to adjourn. Wynne seconds. Motion passes 5-0.
Adiournment
Meeting ends at 11:09 a.m.
The next regular meeting of the Parking and Traffic Commission is scheduled for Tuesday,
November 1, 2022.