PTC Minutes_09.13.22 CITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD: Parking and Traffic Commission
SUBCOMMITTEE: None
LOCATION: Beverly City Hall Council Chambers
DATE: September 13, 2022
BOARD MEMBERS PRESENT: Chair Richard Benevento, Vice Chair Darlene
Wynne, Sergeant Michael Henebury,
Jonathan Salt,Richard Vincent, Captain Jake
Kreyling via Google Meet, Michael Collins
BOARD MEMBERS ABSENT: George Binns, John Lozada
OTHERS PRESENT: Kathy Feldman, Ward 5 city councilor
RECORDER: Naomi Moca
Benevento chairs and opens the meeting at 8:40 a.m.
This is a virtual meeting with special meeting format as required to honor Governor Baker's
State of Emergency declared due to the national crisis of COVID-19.
Benevento expresses frustration from detour on Park Street that he had to navigate to get to the
meeting, and questions whether the Commission approved that traffic management plan to
include this street closure. He mentions it is the second occurrence that he has observed.
Recommendation to Planning Board: Site Plan Review#157-22—350-354 Rantoul Street—
350-354 Rantoul Street LLC.
Miranda Siemasko speaks on behalf of the applicant, 350-354 Rantoul Street LLC. Siemasko
reminds the Commission that a retail marijuana dispensary building plan was approved in May
2021 to convert the existing building into a retail space and the Parking and Traffic Commission
recommended the project to the Planning Board with conditions. Since the applicant's discovery
of extensive preexisting fire damage to the building, the applicant now plans to demolish the
existing building and construct a new one on the existing footprint. The original building was 3
stories whereas the new one will be 2 stories; thus, the project has become smaller in scope.
The parking configuration remains the same, with 4 spaces on site and 3 spaces on Rantoul
Street along the front of the building. The applicant also secured a parking lease at 380 Rantoul
Street, including 20 spaces, 8 of which are shared with another business nearby, and 12 are
exclusive use. There will be an option for employees of the business to park remotely at the
temple on Lothrop Street during open times.
Siemasko states that due to recent market changes for this business type,there is less pent-up
demand and thus less expected traffic. With the building size reduced,there is also a reduction in
parking requirement. There were previously 17 spaces required, and now there are 14 required.
For these reasons there is a smaller traffic impact, and smaller parking demand.
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Benevento asks,in light of the change of plan for the site,how the applicant plans to handle the
parking and traffic on the adjacent streets during the building demolition. Siemasko is unsure so
Benevento requests that the client detail a plan to handle the impact on traffic with loading and
unloading of construction vehicles. Benevento and Siemasko agree that the plan can go forward
on the condition that there be a clarification on the impact there will be on traffic.
Vincent asks how many curb cuts on Rantoul St. Siemasko states there will be no curb cuts, and
that the configuration will remain the same as it is currently. The entrance and exit are on a side
street, West Dane. Siemasko says that, during the course of the project originally, the applicant
worked out an arrangement with the condo association adjacent for deliveries to come in.
Benevento clarifies with Siemasko that nothing fundamentally is changing about the project,
with the exception of the project getting smaller.
Henebury asks if the off-site parking is currently under lease agreement, and how customers will
know they can park there. Siemasko explains that it is currently under lease agreement, and there
will be signs indicating to customers where the parking is located, as well as on the business's
website.
Darlene Wynne reads conditions from last meeting that there be appropriate and adequate
signage, that employees may not use on site public parking, and that the applicant will come
back 4 months after opening to review parking and traffic impact.
Henebury asks how the parking is enforceable and gives the example of the Whole Foods
employees shuttle in North Shore Crossing that only lasted a month or so. Wynne clarifies that
the shuttle arrangements for Whole Foods employees were temporary. Wynne states that the
onus is on business owners to self-monitor their employees to not take parking away from their
customers, which is also not in their best interest, and that this parking arrangement is not
enforceable.
Wynne states that there was a TDM package which will remain the same. There will be a bike
rack. Wynne states that the Commission will work with business owners to determine the type of
rack.
Salt observes that the option is more prevalent nowadays to purchase products online and then
come pick up at the business location. With this arrangement, there is an opportunity for the
business to direct customers where to park as part of the ordering process.
Salt asks if Creek Street is a 2-way street with parking on one side. Siemasko states that Creek
Street is 2-way and the site of the business is 350 Rantoul. Siemasko states that West Dane is
also a 2-way street with parking on one side, and all the curb cuts are on West Dane Street. Salt
asks if there will there be a"big bang"when the business first opens, and Siemasko states that,
arguably,there will not be a lot of initial traffic now that the industry has changed. Salt asks how
many parking spaces are there on West Dane on one side and questions if parking should be
reduced on West Dane Street. Siemasko states that during the traffic impact assessment, the sight
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lines on West Dane Street were an area of particular focus, and the conclusion was that there is
no need for parking reconfiguration at West Dane Street. Henebury comments that the standard
is that parking must be within so many feet of driveway openings and of any intersections. Salt
asks if there are anticipated to be log jams with the 2-way West Dane Street. Siemasko states that
it has already been approved with recommendations for the Zoning Board.
Vincent moves to recommend approval of the project with previous conditions remaining plus
new conditions that the applicant will provide a traffic management plan for demolition and
construction of the new structure, address parking, traffic, pedestrian, and bicycle
accommodations. Henebury seconds. Motion passes 7-0.
Continued discussion: Recommendation of Zoning Board of Appeals: Special
Permit/Finding 397 Cabot Street (ZON22-00016) and Variance for 386 Cabot Street
(ZON22-00018)—Janick Company LLC
Tom Alexander states that the applicant revised the site plan, reducing the number of units to 9 in
total, and widened the aisle to 20 feet to comply with the Fire Department's need for access to
parking lot.
Benevento asks if the access now entrance only. Alexander states that it is not meant to be an
exit and that it is possible but not advisable to take a left turn onto Cabot Street. Benevento
suggests redesigning of the exit curb cut so cars can only turn right. Cars going southbound on
Cabot Street can turn in to the lot,while cars going northbound on Cabot Street will turn onto
Bennett Street. Salt asks what will prevent residents from driving in the opposite direction of the
one-way driveway, and Alexander states that the geometry of the driveway will not allow for
cars to exit in that direction. Alexander comments that it will be enforced with signs.
Henebury asks for updates on the proposed commercial building on the parking off Bennett.
Alexander states that 3 more parking spaces were added and three units were eliminated. On the
commercial building, that will probably be an office, as it is not suitable for much other than
commercial use since it is 500 square feet and has only 2 parking spaces.
Henebury asks if the Commission has the legal authority to restrict what kind of business goes
into that location. Wynne states that the Commission can memorialize that in the
recommendation letter. Benevento observes that the project will be very impactful on the
neighborhood with losing parking and gaining cars with the business. Alexander states that the
present lot has no lines, so in fact, lining the spaces and organizing the lot will allow for more
parking. Alexander states that the parking in the lot will be restricted to resident and the business,
so there will be people who are not allowed to park there.
[Collins departs]
Wynne asks regarding the stair access,if there will be 18 steps. Alexander states that the stair
access will be within building, and there will be 20 steps. Wynne asks if there is 20 feet by
parking spot 913, since it is not labeled. Alexander states that he will have it labeled.
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Stopped at 34 Kreyling asks if fire apparatus can move in and out of the parking lot, expressing
concern about the left hand turn from Cabot Street into the lot and the exit from the site onto
Bennett Street. Kreyling asks if a swing analysis has been done to check whether a vehicle can
get through. Alexander states that an architect and surveyor completed the site design but he still
needs turning templates. Alexander also plans find out what kind of trucks the fire dept has and
states that he will meet with the Beverly Fire Department before the next meeting.
Salt moves to continue to next meeting,requesting a revised site plan pending Alexander talking
to the Beverly Fire Department. Vincent seconds. Motion passes 6-0.
Salt asks if a fire department sprinkler system will be installed in the newly constructed building.
Alexander answers that the plan has been modified to move the building to the front of the site in
order to get the heading. Benevento asks if the parts are segmented, or if there are two separate
filings. Alexander states that there is an affordable housing component at 397 Cabot Street.
Benevento asks what the right of way plan is. Vincent requests the site plan so the Planning
Board can know what the Commission is approving. Henebury states that it would be necessary
to cross two lanes on Cabot Street to get in the left lane to turn left from Cabot Street onto Colon
Street and asks if there is a way to restrict that from happening, since a double yellow line is the
maximum allowable restriction.
Continued Discussion: Recommendation to Planning Board: Special Permit#182-22 and
Site Plan Review #155-22—40 Dunham Ridge—40 Dunham OC LLC
Miranda Siemasko with Glovsky & Glovsky, Lauren Jezienicki with One Circle Co. and 40
Dunham OC, LLC (Developer), Chris Nowak civil engineer from VHB, Steve Drohosky of
Cummings Properties, and Matt Kealey traffic engineer from VHB are present. Siemasko states
that 10% of the units will be equipped for individuals with disabilities. The community wants to
provide affordable housing options for seniors. At least 1 tenant per apartment must be over 55
years of age. She states one of Kealey's colleagues did an overview of TIS results by VHB at the
last meeting and the Commission determined the roadway and parking proposed were sufficient
to allow for increased use.
Kealey gives a preview of the revised strategy to address parking concerns. Kealey states that the
traffic study was submitted Jul 2022 to the MEFA office. He states that the proposed project will
generate less traffic than the by-right industrial uses. Kealey says a parking strategy was
submitted by VHB to the City last week. 2 spaces are allotted per unit, totaling 320 spaces. The
proposal adds 54 spaces, bringing the unit-to-parking ratio to 1.67. Kealey explains that on the
parking continuum ranging from 1/2 space per unit to 2.0 spaces per unit, 1.67 falls in the range of
that continuum.
Salt asks if the proposed sidewalk will provide access to the Norwood Pond area. Kealey states
that bike and pedestrian connections are now increased as a result of the last meeting. Kealey
states that VHB proposes additional TDM measures, such as Zip car, ride share, or Via Shuttle
pilot program. Benevento asks how many compact spaces are proposed, and what are the
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dimensions. Siemasko states that compact spaces are already included in the proposal, and that
Jezienicki prefers to avoid compact spaces, especially in the garage, and that the number of
compact spaces will be below the 25% maximum allowable compact spaces. Kealey clarifies that
there will be 22 total compact spaces.Nowak states that the spaces will be 8.5' x18', and that per
zoning it is allowable to go up to 8'x16'. Nowak states that the percentage of compact spaces
equals 20% of the total spaces.
Vincent asks if there is an agreement with Cummings regarding the additional spaces being
available. Nowak states that it is part of the purchase agreement to have a parking easement of up
to 50 spaces in perpetuity. Benevento asks how the arrangement will impact the Cummings
parking needs. Siemasko states that the parking for Cummings is used as commercial,not
residential, so the residents will be using the parking during off-business hours, so evenings and
weekends. Benevento asks if, without the shared parking with Cummings, the project meets
minimum requirements. Siemasko answers that the project needs Cummings parking and that it
is included in the 1.67 ratio; without the Cummings parking it would be 1.3.
Salt asks if the applicant can revisit the commission after the fact to see how the parking is
working out, and if needed at that time re-line and create more parking. Benevento asks what is
the percentage of occupancy in Cummings parking lots currently. Drohoski answers that they
don't conduct formal counts at Dunham Ridge because parking has been underutilized and they
have in fact leased the parking to other firms in the last 11 years. In spite of that fact, it is still
close to under 50%utilized. Henebury observes that remote work continues to have an effect on
people coming to the office. Siemasko comments that the Harmonic project has so much extra
parking, even without COVID, that the local code possibly overstates the current use, which is
industrial and life science use.
[Kreyling departs]
Nowak states that the sidewalk will be 500-600 feet, and Drohosky states that it will be lit.
Benevento asks if it is an existing sidewalk?Nowak states that there are portions of existing
sidewalk and some new sections will be built to connect those portions. Benevento asks if it will
be possible to share the road on Dunham Road to accommodate bikes and inquires about
pedestrians on Dunham Road. Wynne states that there is no sidewalk on Dunham Road
currently. Siemasko explains that the width of Dunham Road does not allow for a sidewalk.
Nowak states that VHB is proposing building a sidewalk. Siemasko states that there is currently
no connecting sidewalk toward Brimbal Avenue. Vincent comments that there is a need for
housing. Benevento asks who is responsible for sidewalks, as there are 160 residential units
proposed and the campus is rather remote,what is the likelihood of people walking from
Dunham Ridge to North Shore Crossing. Siemasko answers maybe. Salt comments that there is a
lot more bike activity and that he biked up there and used their garage. Salt observes that it
would be ideal if the sidewalk were wide enough for bikes and pedestrians, as a multi-use path.
Salt comments that it is a location that should encourage people to get places using methods
other than cars, since it is proposed as a progressive community for active seniors. Siemasko
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asks about the ability to put a sidewalk on Dunham Road beyond the site, such as on College
Lane.
Barbara Salerno, resident at 16 Dunham Rd., comments that it is in fact an unsafe comer and that
she even had the Mayor come out to observe it. Salemo states that there really is not room to
build a sidewalk in front of her house or beyond. Benevento asks about the layout width of
Dunham Road. Nowak states that Dunham stops and turns into an easement, and that he would
have to look it up. Vincent asks if there are pedestrians on Dunham Road. Salerno states that
there are few, if any pedestrians, and if they walk on Dunham Road they have to cut across her
lawn. Salerno states it is common for pedestrians to cut through College Lane.
Henebury asks whether there will be an ample amount of parking and if it is possible to increase
the ratio to 2.0 parking spots per unit. Sharrows. Siemasko states that from the demographics,
fewer vehicles are expected per unit. Wynne comments that she is not a fan of parking on
Dunham Rd. given the challenges that the City has there already. Increase pedestrian
accommodations. Jezienicki states that she is exploring a shuttle program with the city similar to
what exists in Salem. Jezienicki states that Dunham is very challenged, and so a sidewalk is
probably not feasible, so she had to rule it out as a possibility. Siemasko agrees that it's the
obvious answer to provide connectivity for the community toward Brimbal Avenue if it were
feasible, but it's not feasible. She also comments that with respect to parking,it is important to
recognize that this is a different category of uses.
Heely gives ITE data illustrating that the city's parking requirements are above what is needed to
meet the demand. The applicant is going to be professionally managing the property and is
assessing what the residents will need as amenities. If there are residential candidates apply who
have 3 cars, they are not going to be able to live there and will need to know that information in
advance.
Benevento asks if the property will be managed. Jezienicki states that there will be on-site
management to manage it all. Benevento asks how many spaces will be allotted with a 2-
bedroom unit. Jezienicki states that it will depend and that management will evaluate applicants
and assess an extra charge per extra space, effectively discouraging more cars. Benevento
comments that he personally lives in a 55+ community and that parking is always an issue.
Citing the data from ITE as opposed to a more practical standpoint, he asks how management
will handle limited parking. Jezienicki explains there will be marked guest spaces, and then
management will charge fees depending on how fast the spaces are being allotted. Benevento
asks if there will be a deeded spot in each lease. Jezienicki states that there will be a security
system consisting of a fob linked to the gate, and a fob linked to each car so that the fob cannot
be shared with more than one car.
Kreyling expresses concerns related to charging stations, doors that close, access to put out a fire,
emergency access and fire road to Dunham Rd, which he concedes is a larger conversation.
Benevento asks if there is anticipation of weekend visitors and commuting residents at the site.
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Siemasko states that the population over age 55 are likely to work and commute, taking cars
during the day and coming back at night. Visitors will be able to use the spots that are available
evenings and weekends that are shared with Cummings.
Salt comments that traffic isn't just cars; it's bikes,pedestrians and expresses his wish that that
more opportunity should be seized to encourage change to the way people get around. Jezienicki
states that she is exploring a pilot shuttle project similar to Skipper in Salem since it would be a
great amenity for this project and others such as restaurants. Benevento asks who occupies the
majority of that campus and whether it would make sense to have a shuttle service to go to
Whole Foods for example. Beverly Bike Committee could work together with Cummings and
Dunham Ridge to find best routes. Benevento states that the City has adopted a Complete Streets
policy to accommodate all users. Jezienicki asks about the Via Shuttle pilot. Steve states that
there is an opportunity for Cummings Properties to move people around efficiently. Benevento
states that he spoke to the MBTA to extend the route out to Dunham Ridge and points out that
ones that are most impacted by the parking and traffic is the applicant, thus there incentive to get
it right. Benevento agrees that construction of a sidewalk from Dunham Ridge to Brimbal Ave is
not possible unless city were to take some square footage of some front lawns.
Kathy Feldman, Ward 5 city councilor, states that in her opinion the project is needed, and that
she is aware of the need for housing and the need for subsidized elderly housing in this area. She
also understands there could be any number of other uses in this area, but the problem is "cart
before the horse." She explains that currently the width of Dunham Road is not sufficient even
for 2 cars to pass each other, especially at the curve. It is abutted by highway and people's front
doors. For this reason, she cannot support any development. The stalled Phase 2 effort from the
Mayor's office and MassDOT would provide some relief,but there is no good solution. She
states that with what is currently there,there is no practical solution and gives the example of
Dunham Ridge, College Lane, and Presidential Circle constituency already dealing with terrible
traffic that is at a standstill outside their homes on a daily basis, and that is without the maximum
capacity being proposed. This road has been a decade-long issue for the residents of this area.
Benevento asks what the status is of solution at Brimbal Avenue and Dunham Roads. Wynne
states that she is still working on trying find a better solution. Siemasko points out that revision
has been funded with a state infrastructure bill and $lmillion funding allocated, so there is good
reason to expect that end of the Dunham Road to be opened up. As scheduled, the work would be
resolved before this project is done (around 2026). Salerno states that the project is not actually
quite as far in the works yet in part because there is a need to take land to construct a roundabout.
A member of the public states she has lived on Dunham Road since 2002, and has two boys ages
17 and 14, so at her age of 53 years old her kids are still in high school, proving the point that
there are 55+people with kids with cars. She states that when Harmonic went up she was
unaware of the project and it resulted $10,000 of flood damage repair to her home since it is at
the bottom of the hill. She states that there are 1500 parking spaces and 2 parking garages,in
addition to Iron Tree, Maestranzi and other lots that are not even close to full the majority of the
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time. She observed a significant increase in parking since the Cummings Center went up,
especially at 3 p.m. She mentions a significant number of Iron Tree trucks on Dunham Road
also. The Mayor suggested putting up a mirror, and a speed monitor was installed, but broke
after 2 days and was not repaired. She says she is very frustrated. Benevento clarifies that the
Commission has the same concerns and that it doesn't approve the project,just makes a
recommendation.
Lisa Middleton, resident of 7 Presidential Circle, asks for clarification of the parking for the
project. At the meeting with the Zoning Board of Appeals the developer had 1.3 spots. Now
today, after that got approved,the applicant is renting 50 parking spots and a shuttle, so
Middleton now concerned about the additional parking spaces. Middleton regularly witness a lot
of pedestrians in that area including area business employees who walk at lunchtime. She states
that the roads are unsafe,traffic is insane, and there is increasing traffic. Wynne clarifies that
parking special permits go to the Planning Board. Middleton states that the situation has had a
negative effect on her quality of life and that the value of her property dropped by $50,000 due to
traffic.
Kathy, resident at Brimbal Hills Drive, asks about the applicant holding activities and inviting
the community into those activities. Siemasko states that the applicant met with residents before
making filing and the residents opposed bringing the wider public to area. Benevento ask if a
point on the plot image is a Frank restaurant. Jezienicki states that a small Frank restaurant
outpost is proposed at 50 Dunham Ridge as commissary for employees in the area. Benevento
points out that it reduces traffic because people don't leave to get lunch. Kathy states that for
Dunham Castle residents it is no longer a haven on a hill and that is a group of residents that
need to be spoken to. Siemasko clarifies that the applicant held a meeting with Dunham Castle
and 25 people came.
Linda Scary, resident at 4 College Lane, proposes that considering the nature of Dunham Road it
would make sense to wait until Phase 2 to do the project, and that pausing could solve so many
issues. Benevento states that he in fact worked on Phase 2 with former Mayor Scanlon in the
mid-90s. Since there are a lot of challenges with Phase 2, that could be many years away and
there is no way to make a judgment on when that's going to happen.
Pam DeAngelis, resident at 207 Brimbal Avenue asks with regard to Phase 2 if Dunham Road
going to be dead ended. Wynne states that that was an idea, but nothing has been decided and she
is still exploring options. DeAngelis states that Phase 2 would be an answer to relieving
development on Dunham Road. Feldman asks if there had been some determination on an end
point. Benevento states it is speculation and compares it to step 1 of 500 step process. DeAngelis
says that 55+units tend to be inhabited by 70+residents in other parts of the state, but that is not
the case in Beverly as it's an in-demand seaside town. Dan DeAngelis, resident at 207 Brimbal
Avenue, asks if dead ending Dunham, that would mean all the potential traffic could still find its
way down to Dunham Rd. Vincent Wynne answers that the endpoint is before the Cummings
property. Benevento explains that the intent was that Dunham would end at the Salem News, and
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the rest of traffic would now utilize this interchange. DeAngelis wonders if it might even
eliminate the need for rotary, which is $20-25million project. DeAngelis states that in the gap of
time between this project and Phase 2, residents are suffering through the development, and that
it is not comforting to know that it could be worse. He cites his inability to get out of his
driveway, and suggests the Commission try using Google Maps to observe that when traffic is at
a stop, cars then start using the neighborhood to try to bypass the traffic. DeAngelis also states
that it can be difficult to be aware of when meetings are going to be held.
Benevento asks if the Commission looking for additional information. Wynne explains that the
review was deferred from last meeting to today. There is a pending state plan review and special
permit related to the parking. She states that there is a Planning Board meeting scheduled for
tonight.
Henebury states he is not in favor of making recommendation. Collins states that with hearing
resident input, he realizes there is not a simple solution for the traffic issue. Siemasko states that
the traffic study was presented in detail at the last meeting. At that time, based on the review
with VHB,traffic was not a concern to the Commission, it was the parking. It was determined
that the roadway network could support the traffic. To the extent that there is additional
information needed for parking, Siemasko needs clarification on what is being requested from
the applicant. Vincent states that the parking issue is cleared, but the public concern is for
increased traffic. There would be less traffic with residential projects than with commercial.
Wynne states that the traffic study incorporates a buildout and anticipated growth as well.
Henebury points out that with the 1.67 parking ratio there is still at 53-space deficit. Henebury
states that with contingency spaces,he would like to increase the requirement to 2.0. Henebury
expresses concern about connectivity with College Lane because the MassDOT roundabout build
solution has been approved, but not started.
Benevento asks as of right use,what would be the requirements, giving the example if the project
were an office, does the Planning Board have the right to deny a project? Wynne says no but it
does have to meet the requirements. Benevento clarifies the Commission doesn't approve or
deny, but rather makes recommendations. The Commission has to determine what the rights of
the applicant are.
Dan DeAngelis states that there is still a deficit of information so the Commission should
withhold recommendation. Wynne states that with shared spaces the project is within zoning
ordinance, and with Cummings stating that there is more parking than is needed it complies with
zoning ordinance. Benevento asks if the applicant has met the requirement and Vincent says yes.
Wynne proposes a motion by the Parking and Traffic Commission that recommends the plan
with the shared parking agreement with Cummings Properties to provide 54 non-exclusive
spaces, and that the agreement will be submitted to the City and kept on file. 4 spaces were
added. The parking on Dunham Road is not accepted and must be added elsewhere.
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Benevento asks,with regard to connectivity to the College Lane neighborhood, whether
handicapped ramps can be added to improve the existing sidewalk, if in the public way.
Siemasko states some of the sidewalks are on private property and the applicant will work with
Public Works to see what pedestrian improvements can be made in the public way. The sidewalk
would have to be widened to 8 feet allow for a bike lane and pedestrians as a shared-use path.
Siemasko points out that the Conservation Commission and Cummings Properties would have to
allow that.
Wynne moves to recommend that the Planning Board approve the project with the submitted
plan, as well as the modifications proposed and submitted to the Parking and Traffic
Commission for the September 13, 2022 meeting which include a shared parking agreement with
Cummings Properties to provide 50 non-exclusive spaces, to be reviewed and approved by the
Planning Committee. The agreement must be submitted to the City to be kept on file, that 4
parking spaces were added to the site plan, that reserved spaces, if needed, will require review by
the Parking and Traffic Commission and the Planning Board as a modification prior to
construction, and the parking as shown on the plan on Dunham Road not be included, and must
be provided elsewhere. The TDM measures proposed by the applicant will be implemented in
coordination with the City,that connections are made including as handicapped ramps at least to
College Road, subject to coordination with Public Services if they are in the public way. The
plan will be subject to 6-month or 1-year review at 80% occupancy. Henebury seconds. Motion
passes 5-0.
Discussion: Recommendation to Planning Board: Site Plan Review #156-22 and
Inclusionary Housing#21-22-26,28,28R Cabot Street—4-6, 8 Rantoul Street and portion
of 10 Rantoul Street(Map 1,Lots 79, 80; Map 4,Lots 160, 161, 162,163)—Southwest
Rantoul Gateway,LLC
Miranda Siemasko of Glovsky& Glovsky presents on behalf of applicant Chris Copeland of
Beverly Crossing, who plans the consolidation of 5 parcels owned by Goldberg Properties. The
buildings, comprised of a mix of commercial and residential units, will be razed and an
apartment building will be constructed with one small business space. There will be parking
spaces within the parking garage under the building, as well as rear surface parking that already
exists. Currently, the surface spaces are used minimally for#7, #11, and#15 Rantoul Street
residents. There is a Depot parking overlay district.No special permits are requested.
Rebecca Brown of GPI presents a traffic impact study coordinated beforehand with Wynne and
Vincent. A cut through for traffic on Cox Court was considered late June and a 7-year projection
was calculated with MassDOT. The study applied a 6-8% data adjustment for COVID. With
regard to the crash study, the intersection is already currently under construction to improve it.
There are 3 un-signalized driveways involved, which will get eliminated in the course of the
project. Cox Court southbound is a common location where drivers fail to stop for the stop sign,
so in 2018 new stop signs were placed and the stop line restriped. Vehicles parked at the adjacent
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auto shop block sight lines for the exit from Cox Court, but with the redevelopment those
vehicles will be located out of the sight line. There is projected to be a net increase of 4 vehicle
trips, with traffic reduction on Saturdays and midday, assuming all residents of the apartments
are new to the area. The study is based on a journey to work model.
Brown presents slides regarding the site location, sidewalk infrastructure, access to public
transportation, and parking supply. The project will provide bicycle storage on side wall
mounted racks within the garage. Brown states that the intersection of Rt IA, Friend Street,
Water Street, Goat Hill Streets has a long traffic light cycle length. There will be 90 parking
spaces on site, 73 spaces for residents and office space, and 17 spaces retained by Goldberg
Properties for use by 910 and 97 Rantoul Street residents. The volumes were projected using
conservative assumptions, and the project generates 4 or fewer new trips during peak hours. The
project is implementing a TDM program to reduce trips. The project is closing multiple curb cuts
close to or within intersections to alleviate crashes occurring at this location. GPI will present a
construction management plan that will be presented for approval prior to building permit.
Benevento comments that a peer review is required, and refers to the boathouse project as an
example. Vincent asks if the applicant is making accommodations for electric vehicles. Copeland
states that there are 2 double heads in the garage with availability to expand that. Salt comments
about the location of electric chargers needing to be near a garage door and on an exterior wall
for fire code compliance. Henebury asks what the zoning parking requirements are for this
location. Wynne states that the depot overlay parking district applies currently to separate
parcels, 1 space per residential unit, 2 spaces for 2 bedrooms and above. The requirement for a
split lot is 50%,but she is unsure if that applies to this lot. Wynne states that would be a
difference of 12 spaces.
Henebury asks in practicality,what works with accessibility and parking issues in this location.
Benevento comments that the intersection is under construction, and to consider that nearby is
the Boathouse, the route to the waterfront, plus there is neighborhood circulation, and cutting
through to consider. Brown states the study was configured to minimize potential cut throughs.
The exit from the plot is on Cox Court. Benevento asks if the applicant has considered taking a
left across Rantoul onto Cabot with cars queued up to wait for the signal. Benevento asks if that
is where the existing driveway is now. Rebecca says yes. Benevento advises looking at a way of
restricting that happening such as placement of don't block the box signage.
Wynne points out a traffic depot typo. There is a left turn into the driveway. The MBTA better
bus proposal removes the 451 bus Salem Depot stop, and still goes to Beverly Depot. MassDOT
is improving bus stops on Cabot Street. Wynne states that that although the bus stops are being
improved, the MBTA has changed the route, and she wrote a letter to the MBTA challenging this
decision because it is turning Beverly into an island. Brown clarifies that stops were added, then
cut out of route. Wynne states it is just a zoning question.
Beverly Parking and Traffic Commission
September 13,2022 Meeting Minutes
Page 12 of 12
Benevento proposes a motion to continue and peer review because there is a Planning Board
meeting tonight. Vincent moves to make a recommendation to the Planning Board that a peer
review be conducted. Wynne Seconds. Motion passes 5-0.
Salt comments that the Commission would benefit from being proactive instead of trying to fix
problems. Benevento states that the Commission must make decisions based on zoning and
applicant rights rather than whether they personally like the project. Salt comments that it will be
important to look at environmental issues and the future of the city.
Henebury moves to adjourn. Vincent seconds. Motion passes 5-0.
Adiournment
The next regular meeting of the Parking and Traffic Commission is scheduled for Tuesday,
October 4, 2022.