2007-02-21
CITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD OR COMMISSION:
SUBCOMMITTEE:
DATE:
LOCATION:
MEMBERS PRESENT:
Economic and Community Development Council
MEMBERS ABSENT:
OTHERS PRESENT:
RECORDER:
February 21,2007
Beverly Public Library
Patricia Grimes, Frank Killilea, Ed Cahill, Neil
Douglas, Don Fournier, Don Stacey
Tina Cassidy and Bill O'Hare
Eileen Sacco
Grimes calls the meeting to order at 7:00 p.m.
Presentation by Windover Development - Future Development on Rantoul Street
Lee Dellicker addressed the ECDC and discussed possible future plans for the
redevelopment of the area around the Beverly Depot. He reviews the area of discussion
on an aerial photo. He notes that Wind over owns the entire block with the exception of
the Goat Hill Grill and three of the parcels are under agreement.
Dellicker explains that the first phase of Depot Square is going great and notes that they
have 19 purchase and sales agreements and he expects three more before the end of the
week. He further notes that the project will be complete in a matter of days.
Dellicker explains that the future phase of the project proposes a deck level with Rantoul
Street and underground parking. He also notes that there will be two open space gardens
with retail space on the entire first floor of both buildings and a restaurant with outdoor
seating. He notes that they are looking at alternative off street parking for the area.
Dellicker reviews the proposed, conceptual elevations of the buildings from the Pleasant
Street and Rantoul Street perspectives. He notes that there will be a series of walkways,
one along the train tracks to make a pedestrian connection to the train station, which they
hope will improve the retail and future restaurants in the area.
Dellicker states that they are focusing on working with the City and the MBTA to create
parking for rail commuters, noting they would need a certain residential unit count to
make that work. He notes that the proposed increase in the height limit in the CC zoning
district will help that. He also explains that the top floors of a 75 foot building would be
set back noting that as the floors get higher, the floors are set back from the primary
facade.
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Dellicker reviews the size and number of units in the buildings. He indicates that two
bedroom condos will be approximately 1,100 s.f. in size and the one bedroom units will
be 700-850 s.f. He also notes that each unit will have a small study which people seem to
like. He adds that there is a potential to turn the adjacent storage building into condos but
says it is successful as a storage facility at present.
Fournier asks how much parking will be on the site. Dellicker states that they are trying
to get 600-700 spaces onsite.
Dellicker explains that the MBTA has been looking at the parking situation at the Beverly
Depot and have been studying the possibility of a garage in this area for about 20 years.
Dellicker explains that Wind over currently leases space to the city for commuter parking
and are aware of the current need for commuter parking. He also states that they are
committed to maintaining that number of spaces for public use during construction and
will cooperate with the MBTA. He also explains that they have come up with a concept
design for wrap around parking on the site and explains the drawings. He notes that there
would be a parking garage behind the building. He also notes that there would be retail
units on the first floor and residential units above.
Dellicker explains that the entrance to the parking would be on Pleasant Street to the
wrap around deck. He also notes that it would help solve the commuter parking problems
in the downtown.
Douglas suggests that the attention focus should be on the other side of River Street for
commuter parking. He notes that it is a contaminated site and commuter parking could
be accommodated on a site of that nature.
Dellicker stresses that this is only a concept and he has no idea if the MBTA is going to
go for this.
Douglas states that the features of this project impress him and he is also impressed with
the quality of the work that was done in Depot Square, noting that it is a testament to
what can be done.
Dellicker explains that when looking at the area and trying to plan development it became
clear that there were urban planning issues involved. For that reason they hired the
consulting firm of the Cecil Group in Boston who came up with the design. He says that
Wind over does not yet own all of the parcels that would be needed to make the project
work and at this point it is only an idea that might be possible with the cooperation of the
landowners and the City and the state.
Cahill asks how many parking spaces would be available for commuter parking.
Dellicker states that the MBTA is thinking about 300-500 spaces. He also notes that this
would ease the existing parking problems in the residential neighborhoods.
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Grimes asks if they have a time line in mind for this project. Dellicker states that if the
height rezoning goes through in the next few months and the permitting process began
immediately thereafter, construction would start approximately two years from now.
Fournier asks what other permits they would need for the project. Dellicker states that
the project does not need Conservation Commission review but would require Planning
Board approval. He notes that depending on how the zoning change is enacted, the
Planning Board may have the authority to grant a special permit to allow a 75' building
height if certain requirements were met.
Cahill notes that the Goat Hill Grill property looks like it is separate on the plan.
Dellicker explains that Wind over does not own the site, but if it was purchased the lot
would square off the block.
Douglas asks if they have done any economic analysis as to what the impact would be on
the City. Dellicker states that he has not done one yet.
Douglas asks how they assess the demand for condo units. Dellicker states that they have
done a lot of studies on other areas and they continue to be encouraged by the success of
Depot Square. He notes that they are targeting Beverly residents, young professionals,
and people looking to live in cities like Boston or Somerville who will find these units
more affordable than comparable ones in those cities.
Dellicker says that he cannot say the firm will build the whole project at once, noting that
they would have to see how the market absorbs the units.
Fournier asks if they have considered the traffic ramifications from a project of this size.
Dellicker notes that they have not done a traffic study yet but they would do one as part
of their submittal for the plans.
Grimes opens the meeting up for public comment at this time.
Mary Rodrick addressed the members and noted that she is the City's representative to
the MBTA. She states that she feels that taking away existing parking capacity is a
critical issue. She also notes that the price of housing is also a problem noting that we do
not have housing for people who work at the Cummings Center or Beverly Hospital and
she feels that the proposed housing is too expensive.
Dellicker notes that the City routinely requests that 10% of the units being created be set
aside as affordable housing and at Depot Square there are 6 units. He explains that one is
on site and the other five are along the Rantoul Street corridor.
Douglas stresses that parking is a fundamental issue for commuters. He notes that the
main depot is not just for Beverly residents but serves the entire region. He also suggests
that they should look at the National Grid property on River Street. Dellicker notes that
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they own the lot and they have no intention of wiping out all existing off-street commuter
parking in Beverly.
Rodrick asks if Wind over is willing to build the garage and lease it to the City or the
MBTA. Dellicker states that they are looking at that and will have further discussion
with the City and the state. He notes that the MBTA has said that they have no money to
build a garage. He also notes that this design may not be the solution but he hopes that
they can find one if they work together.
There being no further questions or comments regarding this matter, Grimes thanks
Dellicker for attending the meeting and making the presentation. She also explains that
the proposal for the rezoning of the height requirements is before the City Council and a
joint public hearing with the Planning Board and the City Council will be held during the
process.
Douglas states that he would like to see a financial analysis on the economic impact that
this project will have. He notes that a $100 million dollar project should be treated with
consideration, stressing that we cannot compromise the commuter parking situation
which would compromise the ability of the train depot to function properly. He states
that we need to embrace the elements that will ensure commuter parking.
Grimes states that she was impressed with the flexibility of the ideas that they presented
and they seem to be interested in looking at solutions, noting that they realize that it does
not work without parking.
Fournier states that he would be concerned about phasing of the project and notes that the
parking should be constructed first. He notes that the concept makes sense but how you
do it is key, noting that the economic impact will be enormous.
Douglas notes that Depot Square is first class and they are selling in a weak market. He
notes that they are not affordable, but they are not unaffordable either.
New / Other Business
Grimes notes that the Commission will postpone discussion of the Scope of Study Area
for the Bass River segment of the Waterfront Rezoning until the next meeting.
Don Stacey announced to the ECDC that he is resigning his position effective
immediately. Grimes states that the members are sorry to see him leave and his
contributions have been valuable to the Council and wishes him well.
Next Meetin2
The next meeting of the ECDC will be held on March 14, 2007.
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Douglas:
carnes.
motion to adjourn, seconded by Killilea. All members in favor, motion
The meeting is adjourned at 8:40 p.m.
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