2000-05-11 CITY OF BEVERLY
Public Meeting Minutes
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Master Plan Steering Committee
May 11, 2000
Joanne Avallon, Richard Dinkin, Wendy Frontiero, Linda
Goodenough, Scott Houseman, Bruce Oveson, Wendy
Pearl, Donald Preston, Larry Ralph, William Rodenbaugh,
John Young, Maureen Troubetaris, John Murray, Virginia
McGlynn
Willinnl Delaney, Charles Zarba, John Thomson
Tina Cassidy, Planning Director and Steve Cecil, The Cecil
Group
Jeannine Dion
Cassidy calls the meeting to order at 7:15 p.m.
Cassidy introduces Steve Cecil from the Cecil Group and asks members of the Master Plan
Steering Committee (MPSC) to reintroduce themselves. Cassidy asks the members of the public
if they would like to identify themselves and state why they are attending the meeting.
Lynn Warren, a resident of Hale Street states she supports the efforts of the MPSC and is looking
forward to seeing what the committee does.
Karl Benne, Hope Benne and Ralph Venier introduce themselves.
Cassidy states at the last meeting the members agreed to break into subcommittees. The
subcommittees were to discuss the following topics:
1. Open space, natural resources and cultural resources, economic development
2. Land use, housing and economic development
3. Economic development, circulation and services and facilities goals
Cassidy hands out copies of the subcommittee notes and asks for subcommittee 1 to present its
discussion notes.
Dinkin presents for subcommittee 1.
Master Plan Steering Committee Meeting Minutes
May 11, 2000
Page 2
Housing
· Availability from HUD of model ordinances to create increased housing diversity and to create
zoning that encouraged housing affordability.
· Beverly meets the minimum of affordable housing required by the state, but mostly through
housing for the elderly and disabled, rather than families.
· There is a great need for more affordable housing and education within the community as to
who actually benefits (i.e. local people can afford to stay in town).
Land Use/Zoning
· Discussion regarding alternatives to single-use zoning.
· Zoning strategies to increase or maintain the inventory of open space that the community has
(i.e. acquisition of development rights to existing privately owned open space either directly
through the community or through the creation of a separate non-profit entity).
· Redevelopmont and zoning in the waterfront area. Agreement that this is a very good location
for mixed-use development.
· Critiqued some of the land use proposals that translated themselves into zoning ordinance
amendments in the last Master Plan (i.e. the elimination of use variances in residential
districts). Historic properties have suffered, for example; adaptive re-use needs to he
encouraged by a well-constructed ordinance, without calling it a use variance. See Ipswich' s
"great estate" zoning.
Economic Development
· Talked about how the community wants to shape its commercial and industrial growth
· Cummings property is well exploited and the airport property could use some additional
attention.
· Geographic priorities for economic development include the downtown, waterfront, (both
harbor and the Bass River) and Beverly Farms.
· Tourist attractions to be promoted.
Downtown Revitalization
· Developing design guidelines and facade improvement programs.
· Zoning requirements should encourage street traffic and pedestrians. New business is
generally good for all business, but development should avoid mini-malling and splintering the
downtown area.
Cecil states design guidelines can be implemented, however, Mass. Gen. Law states you cannot
make approvals entirely contingent upon design review. You can go through special permit as a
way of triggering design review, usually through a site planning review mechanism with one
exception. That exception is historic districts. In Massachusetts you can regulate properties in
historic district down to the door knobs if you wish. Many locations around the country have
used these to great benefit. The best example is College Hill in Rhode Island. It was the first
Community in the country to sit up and recognize the fact that it needed to reverse its downward
trend through historic preservation guidelines. It set up a process about 35 years ago that turned
Master Plan Steering Committee Meeting Minutes
May 11, 2000
Page 3
the place around. Cecil states he is a fan of that approach, but you have to he very pragmatic
about it. Very often there are people in the historic districts who are concerned that you are
putting constraints and raising expenses and making the property less valuable. There is a whole
educational process that needs to take place. Cecil states it has been most successful in site plan
review and special permit.
Cecil states as far as open space is concerned, the big question is money and the best thing he can
do is give the MSPC a menu of ideas.
Cecil states he will pay attention to the HUD report that targets what Beverly wants to achieve.
Linkage programs or percentage requirements of affordable units as a part of special site plan
review are mechanisms that are out there and are working very well in some communities and he
can bring some of those ideas to the table.
Trouhetaris states she had a meeting several years ago at Apple Village with tenants. She states
that the government only funded the programs for 20 years and right now they are on a voucher
system, year by year and it affects an enormous amount of people. She adds that there are quite a
few units that are affected by the HUD funding.
Preston states Folly Hill Apartments have been sold and the Housing Authority lost 8 affordable
units in that sale. He adds that Beverly will have a problem with affordable housing in the future.
There is discussion regarding the waterfront area. Cecil states the Harbor Planning Committee
was moving ahead according to the outlines of what a municipal harbor plan is at the state level,
which requires a fantastic amount of resources and time to do. The issues that Beverly is faced
with are narrower than a whole municipal harbor plan would require. A Municipal Harbor Plan,
properly done would he approximately $100,000 - $150,000 effort. He states the feeling was that
Beverly needed a much more focused effort. A special subcommittee will focus on this and it will
he a parallel process of the overall Master Plan for the community.
Houseman presents for subcommittee 2.
Economic Development
· The over-arching economic goal is to continue to reverse the decade-long slide in commercial
and industrial property value ($350 million in 1990 to $275 million in 1998).
Commercial
· Encourage upgrade and refurbishment of commercial enclaves in the city.
· Continue to upgrade/improve parking, appearance, safety, convenience of the following
business districts: downtown (from the bridge to Gloucester Crossing), Beverly Farms, Ryal
Side (Bridge Street) and N. Beverly, etc.
· Limit/discourage new commercial thrusts into established residential areas.
· Discourage the "strip mall" idea for new development.
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May 11, 2000
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Industrial
Encourage upgrade and refurbishment of the existing industrial facilities.
. Continue/increase efforts to open up currently zoned industrial areas for development.
· Deliberately establish city-sponsored programs to attract new industry that will buitld the
appraised tax base (i.e. advertising, use of EOA, TIF, etc.).
· This plan will result in a significant increase in the assessed industrial base.
Avallon states that there was discussion regarding waterfront area and the frustration that the city
has a phenomenal asset that it can not get a hold of for potential commercial development.
Rodenbaugh presents the following:
Circulation
· Maintain/improve streets and sidewalks as appropriate, include identifying problem
intersections.
· Continually improve traffic flow/safety by improved intersections, sight distances, curb cuts,
etc.
· Parking garage at Beverly Depot (open issue to be resolved).
· Improve parking in business districts.
· Support the development, selective extension, and improvement of existing and planned mass
transit systems as needed to support city goals in growth, access, etc. (open issue to be
resolved: Blue line MBTA extension).
· Airport Master Plan - incorporate missions and goals.
· Route 128 overpass, exits/entrances, etc. (open issue to be resolved).
· Harbor Master Plan - incorporate missions and goals.
Services and Facilities
· Maintain/support/improve existing facilities (schools, City Hall, library, police/fire station,
cemeteries and public works) to fulfill purpose/meet the legal requirements.
· Formulate a municipal long-term expenditure capital expenditure plan.
· Incorporate selected (global) school department goals and policies.
Avallon adds there was discussion regarding the importance of an outstanding school system.
Pearl comments that the analysis is somewhat "autocentric" and there should be some overlying
goals in the Master Plan to research bike paths and walkways, so that it is not all about how to
deal with all the cars but, rather, how to provide alternatives that are as attractive as driving to
downtown.
Goodenough states the problem with the harbor is that you can't get there. There are no
sidewalks on Water Street and it is unsafe for pedestrians and bicyclists. She adds if the harbor is
going to be a commercial entity, it has to be accessible.
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May 11, 2000
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Murray states that Bass River should be included as the waterfront area.
Cassidy states that Harbor Authority has viewed the Bass River as part of the waterfront area.
Ralph presents for subcommittee 3.
Open Space
Complete and maintain current open space study.
Establish a priority for open space acquisition.
Encourage public funding of open space acquisitions.
Encourage private acquisition and preservation of open space through zoning changes where
appropriate.
Encourage open space preservation where appropriate and needed.
Establish tax incentives or other alternatives for public access and open space corridors on
private lands.
Consistency in these goals in all permitting and regulatory arms of the city.
Create an open space overlay district.
Encourage recreational, beach access, and vista preservation through site plan review.
Identify alternatives to funding of open space acquisition and preservation.
Natural Resources
Inventory current natural resources
Encourage private preservation of Natural Resources through education and incentives.
· Tighten up standard order of conditions on wetlands protection.
· Develop city wetlands regulations that are based on, but more strict than state regulations:
Chapter 131 See. 40 and 310 CMR.
Maintain waterfront access to all below high water mark (preserve ancient highway).
Provide wildlife corridors.
Complete harbor management study.
Cultural Resources
· Make Beverly a destination for tourists.
Work with Beverly Historical Society, Chamber of Commerce, Cultural Council and arts
organizations to encourage tourism, develop historic trails, cultural events, etc.
Establish a visitors center.
Establish an arts and theater district.
Encourage adaptive reuses of historic buildings.
Economic Development
· Encourage alternative modes of transportation.
· Get people over the bridge from Salem.
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May 11, 2000
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· Work with State and Essex County National Heritage Area to get signs on the highway
regarding Beverly sites.
· Establish signage system for cultural destinations.
· Create a better !it, labeled, and landscaped pathway from the railroad station to downtown.
· Encourage overnight hospitality resources.
· Parking expansion and better use of existing resources.
· Establish shuttle bus during tourist season.
· Support studio apartments/live-in-loft zones for students, artists, etc.
Virginia McGlynn states she has some information regarding a parcel of land on Lakeshore
Avenue, which abuts Sally Milligan Park. The owner of the property, Ernie Santin has been in
discussion with several city officials regarding the city purchasing the property. She states the
Waldorf School is also interested in the property. McGlynn states one appraisal has been
conducted and Tina Cassidy has ordered a second appraisal
Avallon states another area which covers both cultural resources and open space is the Endicott
College property. She states the college is talking about putting in a conference center. If it is
built, three more dorms will be built in what is currently open space land. Avallon states that
would make a big impact on open space in that area and the city should think about whether it
wants a Conference Center there.
Murray states there could be a real estate tax benefit if the conference center is built.
Cecil states that while he was listening to the subcommittees notes, there were several key phrases
that came up.
1. Open space
2. Special places
3. Historical/culture
4. Economics/tax base
5. Quality of life
6. Diversity
7. Location
8. Size
9. Practical/Action
Dinkin states the last Master Plan attempted to address the issue of whether we wanted to be
more like the urban centers to the south or the bedroom communities to our north and east. He
states the diversity of the community is perhaps its most attractive feature. Dinkin states the
biotech sector is present in Beverly. It is a growth industry which yields great benefits to the
community. He would like to discuss helping some of the emerging industries build on some of
the successes they have experienced, grow and pay more taxes.
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May 11, 2000
Page 7
A member of the public, Lynn Warren states there are three non-profit educational institutions
that want to grow. She asks how you balance having the educational institutions in the city,
without having them take too much away. She asks if there is an equation to follow. Cecil
responds that doing a plan for a city like Beverly is not like an equation. You must look at the
trends and set up a series of clear actions that will lead in the right direction.
There is discussion regarding developing standards for TIFs. Cecil states the notion of creating a
picture where the different boards (City Council, Planning Board, etc.) understand what they are
trying to achieve. When the TIF issue comes up, there will he a much larger group of people
who understand what they are trying to achieve and are going to bring the right kinds of
proposals to the table to pursue within the community.
Cecil reviews the next steps in the Master Plan process. The committee will reference surveys,
and time key statements (Goals and Objectives). He states a way to test how to achieve goals is
to develop "alternatives" or themes. The group builds a list of"alternatives."
Alternatives
1. Tourism development
2. Cultural Resources
3. Economic development
4. Open space preservation
5. Industrial build-out
6. Residential build-out
7. "Likely" build-out
8. Waterfront
9. Traffic capacity
10. Infrastructure capacity
11. Low growth/high transit
12. Educational institutions
13. Physical design
14. Quality of life
The next meeting of the committee is scheduled for June 8, 2000.
The meeting is adjourned at 9:15 p.m.