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10.25.22 BPB Minutes Final DRAFT CITY OF BEVERLY PUBLIC MEETING MINUTES COMMISSION: Planning Board DATE: October 25, 2022 LOCATION: Beverly Middle School Library 502 Cabot Street, Beverly, MA 01915 Social Media Platform: BevCam (live stream on YouTube): https://bevcam.org/video/live-stream/ MEMBERS PRESENT: Ellen Hutchinson (Chair), Derek Beckwith (Vice-Chair) Ellen Flannery, Rodney Sinclair, Andrea Toulouse, George Gomes MEMBERS ABSENT: Sarah Bartley, Wayne Miller STAFF PRESENT: Darlene Wynne, Director of Planning OTHERS PRESENT: Estelle Rand, Ward Councilor 2; Hannah Bowen, Councilor-at- Large RECORDER: Sharlyne Woodbury Call to Order Chair Hutchinson calls the meeting to order at 7:01 pm. 1. Subdivision Approval Not Required Plans No ANRs (approval not required) plans for this meeting. Motion: Toulouse moves to recess for public hearing. Beckwith seconds. Motion carries 7-0. 2. Continued Public Hearing a. 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 and 80; Map 4, Lots 160, 161, 162, 163)—Southwest Rantoul Gateway LLC The Board is reviewing plan revisions. Miranda Siemasko, Glovksy& Glovkky, presents that the bedroom count has been reconfigured due to clarification of the zoning interpretation which changed the parking requirement. Scott Cameron, Morin & Cameron Group, presents before the board the civil engineering design. Discusses storm water runoffs, catch basins, new lot configuration that will be subject to a Subdivision Approval Not Required (ANR), noting that Lot A is 21,000 sq ft and Lot B is 20,100 sq ft. He describes the site plan for the proposed multi-family residential mixed-use building. Noting that they have included a permeable paving multipurpose area used for mail/postal deliveries and loading.Trying to maintain traffic flow out of the property and have added areas to keep the cars off the building, not hugging it. Very little storm water removal management on the site. The engineering is designed to capture 90% storm runoff complete with treatment options. The roof runoff will be piped directly into the closed drainage system. No floodplain on the property,the elevation is 14 at the garage level. Rebecca Brown, Greenman Pedersen, Inc, presents to the board and notes that the traffic study was reviewed and sent out for peer review. Traffic study areas were determined with the PTC Chair and Planning Director and include Goat Hill/Cox Court up to School Street; Goat Hill to Cabot Street; creating a triangular area of review of School Street perpendicular down Rantoul and Cabot Streets. MassDOT no longer requires COVID-19 adjustments to trip generation numbers. Additional projects included in the Planning Board October 25, 2022 Meeting Minutes Page 2 of 7 review were Mission Boathouse and the 218-224 Cabot Street project. She points out that the Cox Court intersection to Cabot Street demonstrates a higher-than-average crash rate. An intersection of concern is Water Street and Cabot Street. Clean up closed driveways to assist with safety of the crash site areas. Brown reviews the trip generation. Route 1A off Water Street intersection operating at a service level E. Overall they are not increasing delay at any of the intersections. Movement is at max delayed by 2 seconds. Brown discusses the transportation demand management (TDM) for the project, which include sidewalk interaction, public transport, parking supply, and bicycle storage.There should be a reduction in traffic due to the non-supply of parking, where they are discouraging multi cars per family. Conclusions include volumes projected using conservative assumptions; generate 4 or few new trips during peak hours; implement TDB program of further reduce trips less than 2-second increase in delay at all study intersections; parking meets zoning requirements; closing multiple curb cuts close to or within intersections; no significant crash patterns at study intersection (except for Cox Court/Cabot, operate at level E), sightlines exceed AASHTO requirements; construction management plan will be presented for approval prior to building permit. Closer to the end of Rantoul Street 1A intersection they will stripe a driveway"do not block" in addition to have signage also not block the driveway. Sinclair asks about the 5 affordable units, noting all the units are in the back left and bottom of the development.These units do not have any real sight outside of a building looking behind or next to the next wall. He asks if it is possible to get one unit with a view. Chris Koeplin, Beverly Crossing, states that all the one bedrooms face the west. He asks board members to keep in mind the disbursement of units throughout the building. Sinclair asks to keep the quality and standard of living as equitable as possible. Beckwith asks if the reconfiguration of units had any impact for the Inclusionary Housing units. Beckwith asks whether the proposed 119 Rantoul project was included in their traffic study. Brown states she is using a 1%general population growth per year, which takes that project into consideration. Beckwith asks are you factoring in other projects developed at the same time? Brown notes that Covid traffic adjustments are 7% and were considered. Cameron says they do not want drivers speeding down a straight driveway. They want the optics to force drivers to slow down. The visual break in surface slows drivers down, keeping the driveway safer. Beckwith asks about the intersection of Goat Hill Lane and 1A Cabot there is a trapezoid external trash area across from the small landscaping. Cameron explains the building footprint. Beckwith asks what the covering is over the fitness/lounge/office area. Basso explains that is a standard roof. Beckwith comments on the Ward 2 Civic Association letter in packet, would like to see a view from the Beverly Salem Bridge. Visibility is important for the gateway. Koeplin, this is a green roof, and the greenery can be enhanced along the roof. Basso notes the roof is shielded from view when up higher on the bridge. The prominent corner shields it. Beckwith asks what are the suggestions for a pocket park? Basso details the updated landscaping plans. Cameron further elaborates on the park noting that it softens the base of the building. Beckwith would appreciate a rendering from the bridge and a rendering over the rooftop. Beckwith asks for the anticipated rental rates for the project. Hutchinson asks the size of the pocket park area. Basso estimates about 800-1,000 sq ft. Hutchinson asks if that is a prominent corner as that comes over the bridge. Basso answers affirmatively. Basso believes it will become a prominent corner coming over the bridge. The corner is behind the bait shop. Gomes asks if the commercial component is fulfilling Planning Board October 25, 2022 Meeting Minutes Page 3 of 7 a requirement. Koeplin confirms. Gomes asks if the name is Gateway, not to be confused with the Gateway Condos. Koeplin notes the name will change as the project comes further along. Hutchinson opens the floor for public comment. Asks the public to hold off on parking comments/questions/concerns while peer review is still progress. Charlie Grimes, 116 Rantoul Street The default movement incoming traffic flow out of Salem encounter cars waiting to turn into the driveway. How can there not be rear-end accidents expected. Grimes comments that traffic who fought their way through the intersection will encounter this issue. This driveway will back up traffic. Are 70 units really only going to generate 4 additional trips. Grimes is highly doubtful. Suggests reversing the flow of traffic. A counterclockwise movement, in Rantoul and out Goat Lane, reverse the movement. Brown pointed out between the intersection of Cabot and Rantoul School Street are unsignalized driveways. Signalize in some way the exit onto Rantoul.The driveway will be toward the bait shop. Caroline Mason, 583 Hale Street Provides comment and notes she is not here in her capacity as a representative of the Historic District Commission (HDC) and the Design Review Board (DRB). The project of this scale is built because of the 55 ft height limit on Cabot Street. Advocates to eliminate the by right status. The HDC is limited in saving historic buildings. The HDC can only ask they not be torn down for a year. Developers simply wait out the period to destroy the buildings. There is very little space left of this scale. This scale will take 5 buildings down. Mason implores the public that the resolution to preservation is to change the by right status. The HDC cannot protect Beverly historic buildings. If you do not want Cabot to replicate Rantoul Street keep that in mind. Hutchinson asks are you asking that the HDC needs more authority to protect the status of the building. Mason emphasizes it is the 55 ft height requirement.As long as those buildings can be built by right, that is the issue. Change the 55 ft height requirement. Once the buildings are built, they are overpowering. Mason cautions the public, once something is demolished it is gone for the essence of its history is lost. Michael Hakim, 12 Lothrop Street Agrees the gateway to the city is extremely important. It is the first image and front door to the city. You will be peering straight down onto this intersection. The material and fagade of the building is crucial. On the east side of Rantoul there is a red brick building, the Goldberg building. Asks the applicant to consider a matching red brick building for the sake of consistency. Hakim asks the applicant to consider additional street trees along the Rantoul frontage. Dan Richards, 29 Linden Avenue Comments on preserving the neighborhoods off the beaten path and to remember the culture of the city. Consider focusing on the Goat Hill neighborhood. The neighborhood is boxed in. Richards discusses the projects that meet standards, that comply with law, but do they really comply with the culture of a city and just because they fit into a box of compliance via by right and ordinances, should they be built. Richards concerns are the personality of the city is slipping away. There is a balance between progress and persevering. Richards does not feel that has been addressed. Patricia Grimes, 116 Rantoul Street Addresses the members as representative of the Subcommittee Ward 2 Civic Association. Discusses the one meeting with Koeplin. It took until July to have a zoom meeting. Feels the applicant is disingenuous Planning Board October 25, 2022 Meeting Minutes Page 4 of 7 with their outreach to meet with concerned neighboring residents. The committee started in January 2022.The entrance and exit is at a problematic spot. Main concern is the traffic. Potential to have long lines of blocked traffic. Asks about the mitigation plan for not blocking the driveway, did not fully capture all of what Brown said. Brown addresses the concerns of Mr. and Mrs. Grimes. The PTC also had the exact same concerns. Asked to include "do not block" sign and striping. Create two different stop areas. Part of the reason for the current layout is because of the cut-through traffic from Goat Hill contributing to that. If they exit onto Rantoul Street they would be exiting where there is not a signalized intersection. Left hand turns onto Rantoul is not ideal, especially during peak times. Will further review to see if a two-way access is possible based on the public comments. Koeplin addresses the public comments, specifically the project team's lack of response in meeting. They had to wait for the lawyers to complete and broker the deal per the terms of the purchase and sale. There was an initial meeting in January. Recaps the July meeting. They did not follow up because they were at DRB in August. There being no further comments or questions regarding the matter: Motion: Flannery moves to continue to Site Plan Review#156-22 to November 15, 2022. Beckwith seconds. Motion carries 7-0. Motion: Flannery moves for 5-minute recess. Sinclair seconds. Motion Carries 7-0. Hutchinson calls the meeting back to order. 3. Public Hearing: a. Site Plan Review#158-22—119 Rantoul Street—Wilso Ventures LLC&Tiny Ventures LLC The board is reviewing a proposal for a new mixed-use building with 56 residential units; 1650 sq ft commercial space; 57 parking spaces. Present for the team are Tom Alexander,Alexander and Femino; Thad Siemasko, SV Design; Rebecca Brown, GPI, Inc.; Bob Griffin, Griffin Engineering Group representing the applicant, Chris Crowley.The site is located across from the MBTA parking garage, currently the Meineke business. Crowley met with the DRB and will return to the November meeting. Met with the PTC who determined the project complies in all requirements. This is site plan review, and the applicant is not seeking any relief, it is a by right project compliant with the ordinance. T. Siemasko presents the design and discusses the mill concept of Rantoul Street, which influenced the design plans. This is a mixed-use building with small retail space. The existing building will be demolished. The car park is two floors, below ground level and at ground level. There are 56 apartments and 56 provided parking spaces. The retail space (ground level) is about 1650 sq ft. The retail space can be divided into 2 lots. Ground level includes a trash room and access point to a common area for residents. 36 one-bedroom units;4 one-bedroom units with a den; 16 two-bedroom units. The roof will be made solar ready. The front fagade of the building will have trellis, roof pots; wood components on the rail to break up the brick; dark green accent trim color; cementitious lap siding; warm brick terra cotta color; planters will be out front. Wood banner breaks up the building. Members confirm there are windows for a section of the Planning Board October 25, 2022 Meeting Minutes Page 5 of 7 north elevation. Siemasko confirms per code they cannot have window within 3 feet of a property line, in that location. Bob Griffin presents the civil engineering design plans. Adequate utilities on Rantoul Street,the building will connect into those infrastructures. They will relocate some cable tv and phone lines. Very little drainage, and they will add a DEP compliant modern storm drainage system. It'll be piped the whole way to avoid erosion. Discusses the large curb cut that will be closed upon redevelopment of the site. Brown discusses the parking and traffic impact study. Impact area concerns School Street to Railroad Avenue and Pleasant Street (Rte. 1A). Collected counts at the site driveways of the current Meineke site. Hutchinson asks why Broadway was not taken into consideration for this intersection. Anyone coming from Cabot Street uses Broadway as a cut through. Brown answers they were going one intersection each away from the site. One of the PTC conditions is that the project look at the signal timing from School Street, up Railroad Ave to Federal Street. Optimize the study area timing operations. All the intersections were signalized and the project team anticipates the crash rating to decrease. For the year, the crash data was based off Railroad intersection. Sight lines are adequate. Service level was an E, which is considered standard in any downtown area.Additional 20 trips are generated, and delay increase of 6 seconds. Other conditions from the PTC require that the parking spaces be assigned to specific units. The residents are not eligible to receive residential parking permits. Retail employees may not use on-street parking spaces.They are directed to park in the MBTA garage across the street. They will prepare a traffic management plan prior to construction. The applicant will return to PTC for review of the plan before construction commences. Wynne notes there's a condition the accessible units are located on the lower floors. That condition is specifically from the fire department. The applicant was asked to explore and connect the park from the garage. Requested both by the PTC and DRB. Beckwith asks about Goldway Park. Very little visibility and connection for the residents. Wynne addresses the park. There are grading issues and property line issues that would not make connectivity easy. Beckwith ask for a breakdown of the one and two bedroom units for the inclusionary housing and what you expect the rental rates to be for the non-inclusionary units. May be provided at the next meeting. Do you have any vision for the commercial space? Sinclair, cites Soall Viet Kitchen as an example of good streetscape design. Sinclair, how would the exterior be used for the retail space to generate foot traffic. T. Siemasko cites a few examples. Beckwith notes the building height again. This is another fill in, closing the gaps between buildings. Sinclair addresses the height; did you ever think how it impacts Pleasant Street. Alexander points out Pleasant Street is densely populated. Sinclair likens the development to the movie "Up". Is there a reason the building has to go the full 55 ft height. The developers have been saying it's not economically feasible. The loss of units would not help with generating revenue. Hutchinson what is the effect on the Pleasant Street dwelling. Is there a loss of sunlight. What will that look like, to echo Sinclair's concern. Hutchinson comments that it is the canyon effect. T. Siemasko explains that good building design relates the width of the streets to the height of the buildings. In urban settings the buildings are supposed to create street walls. T. Siemasko points out Rantoul was always an industrial street. Hutchinson confirms there will be loss of sunlight. In an area with loss of sunlight, will the building look dark with green, black, and red brick.T. Siemasko discusses the software application Planning Board October 25, 2022 Meeting Minutes Page 6 of 7 and its abilities to get renderings with different seasons and times of day. The renderings for this building were at dawn. By the evening the building will be aglow with the western light. T. Siemasko explains the DRB color preferences and the history of the mill buildings on Rantoul. T. Siemasko explains the color samples and materials brought into the DRB. They can bring in the samples for the next meeting. Hutchinson asks the size of the planting strip in the private terraced area along the permeable pavers. Is the planting strip designed to mitigate the noise pollution from the residents using the outdoor space terrace area. Griffin discusses noise from the generator and states that is an emergency generator. Hutchinson asks if it is unusual to have a loading space out front. Wynne clarifies for Hutchinson the loading space was her suggestion, to prevent a loading truck from backing out into the main street and coming to the driveway. Alexander, there are several loading docks on street. Gomes suggests considering the current context of the improvements to the area. Hutchinson respectfully disagrees. Part of the board's responsibilities include consider the impact to the neighborhoods surrounding the development. Current context is taken into consideration. There being no further comments or questions regarding the matter: Motion: Sinclair moves to continue to the November 15, 2022 meeting. Flannery seconds. Motion carriers 7-0. Motion: Flannery moves to reconvene regular meeting. Beckwith seconds. Motion carries 7-0. Reconvene regular meeting 4. Set public hearings a. Waiver of frontage and definitive subdivision plan—8 and 10 Dolloff Avenue—Andrew Rapisardo and Alison F. Rapisardo Motion: Flannery moves to set the public hearing for December 13, 2022. Beckwith seconds. Motion carries 7-0. S. Adopt FY2023 fee in lieu of affordable housing units—update of Table 1 per Chapter 315 Inclusionary Housing Regulations Discussion moved to a later date to be determined. 6. Presentation and Discussion: Draft Design Standards Wynne summarizes the history of the Design Standards process and the document that was developed. Caroline Mason Baird, 583 Hale Street Advocates for the Planning Board to have a robust lengthy discussion about what it means, the vision for the planning staff. This is too important a document. Deserves a major amount of scrutiny from the Planning Board. Planning Board October 25, 2022 Meeting Minutes Page 7 of 7 Wynne will follow up with the board to determine special meeting date to further discuss the Design Standards Development document. Wynne provides the summary for the members. 7. Approval of minutes Minutes will be approved at the next scheduled meeting. 8. New/Other Business Wynne mentions that Board members have been invited to meeting for next zero buildings November 1, 2022.This is optional. 9. Adjournment Motion: Beckwith moves to adjourn. Flannery seconds. The motion carries 7-0. Meeting adjourned 10:09 pm. Next meeting scheduled 11/15/22.