2008-06-09CITY OF BEVERLY MASSACHUSETTS
PUBLIC MEETING MINUTES
SPECIAL MEETING
These minutes are not a verbatim transcript of the public hearing or public meeting
of the Board of Appeals. Reviews of the decision or outcome of the public
hearing should include an examination of the Board's Decision for that hearing.
Board: Zoning Board of Appeal
Date: June 9, 2008
Place: Beverly City Hall, Copy Room B, 191 Cabot Street
Board Members Present: Full Members: Margaret O'Brien and Scott Ferguson.
Alternate Members: Joel Margolis and Noelle Faris
Others Present: Building Commissioner /Zoning Officer — Steven
Frederickson and Diane Rogers — Clerk of the Board.
Absent: Jane Brusca
Recused: Scott D. Houseman
Acting Chairperson Margaret O'Brien opened the meeting to the public at 7:10 p.m.
371 Cabot Street — CN Zone — Beverly Bootstraps Community Services, Inc.
Special Permit Request
Attorney Thomas Alexander spoke on behalf of the petitioner. He stated he was
requesting to use the premises as a community service organization. He added there will
be no alteration of the structures on the premises. He stated the property is located at 371
Cabot Street on the corner of Pickett Street. He submitted photographs of the structure
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and stated this is located in a Neighborhood Commercial District. Mr. Alexander stated
he filed for a Special Permit under Section 29- 16 -C -2. He added in 1992 Bootstraps was
located in the basement of the First Baptist Church, under a grant from Community
Development. In 1994 the business was incorporated and renamed Beverly Bootstraps
Inc. This organization provides good services for the City of Beverly residents, not only
for the food pantry which provides food to needy families but also provides families with
a free or inexpensive source of high quality clean clothing and household goods from
their Thrift Shop on Rantoul Street. Bootstraps provides advocacy for those who need it
most, including: help navigating the system i. e paperwork for child support or
employment, emergency funds for utilities, and access to donated appliances, furniture
and vehicles.
An adult computer class is designed to teach adults basic computer skills. Mr. Alexander
stated that since 2006 Beverly Bootstraps have been a tenant in this building. He added
the organization decided to purchase the property and entered into a purchase and sale
agreement. He stated that Bootstraps is a 501 (c) (3) charitable organization. The
majority of the building at the premises is used for office and professional services. The
interior square footage is approximately 3,782 s. f. Of the two floors, 744 square feet is
used for a food pantry. The remainder of the building consists of administrative offices
and conference rooms used for classes and meetings such as English as a second
language, After - School Homework Club, Adult Literary Program, and GED preparatory
classes. Mr. Alexander stated that on the other side of Cabot Street and Pickett Street
immediately adjacent to this property is a municipal parking lot and adjacent to that is a
parking lot for a strip mall. To the rear, the property abuts a dwelling in a residential
zone.
A summary of neighborhood signatures obtained was submitted for the Board to review.
Mr. Alexander stated that this proposal follows the required criteria of a special permit
per Section 29- 28- C -(2).
That the specific site is an appropriate location for the proposed use, and that
the character of adjoining uses will not be adversely affected.
b. That no factual evidence is found that the property values in the district will
be adversely affected by such use.
That no undue traffic and no nuisance or unreasonable hazard will result.
(they have resided there for two years and have had no problems with
traffic)
d. That adequate and appropriate facilities will be provided for the proper
operation and maintenance of the proposed use. (They maintain the
property)
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That there are no valid objections from abutting property owners based on
demonstrable fact. (all direct abutters have signed in favor of the proposal)
f. That adequate and appropriate City services are or will be available for the
proposed use.
Mr. Alexander introduced Ann Murphy, Administrative Assistant to the Bootstraps
organization. She resides at 15 Eisenhower Avenue, Beverly, MA.
Acting Chairperson Margaret O'Brien asked if anyone from the public would like to
comment on this petition. Lisa E. White of 14 Odell Avenue stated she had some
questions regarding vehicles such as SUV' S and Trucks that park too close on Cabot
Street near the exit of Pickett Street. She added that these vehicles block her view when
attempting to turn left onto Cabot Street from her home on Odell Avenue. She requested
that Bootstraps inform their delivery people to park further down on Cabot Street, toward
Rite -Aid. Ann Murphy responded that several of the vehicles park there just to drop off
food or clothing.
Acting Chairperson Margaret O'Brien asked the Board members for their questions and
comments. Ferguson asked if a sign could be installed that read "deliveries to the rear of
the building ?" He stated he believed drop offs of goods would only take a few minutes.
(not more than 15 minutes) Mr. Alexander responded that a sign could be installed with
that information. Ferguson stated regarding Section 29- 28 -(C) Special Permit Conditions
to be met, he has issues with "b" that no factual evidence is found that property values in
the district will be adversely affected by such use. He added that he would like # "b"
stricken. Attorney Alexander responded that he has in fact provided that information
relative to property values in the district. O'Brien stated this organization has provided
wonderful services for the City of Beverly. She commented that this is a good location
for Beverly Bootstraps Community Services, Inc. A Special Permit shall lapse after two
years, and including such time required to pursue or await the determination of an appeal,
from the grant thereof, if a substantial use thereof has not sooner commenced except for
good cause or, in the case of permit for construction, if construction has not begun by
such date except for good cause.
Ferguson: Motion that the special permit requested by Beverly Bootstraps Community
Services, Inc. of 371 Cabot Street be GRANTED. The Board found that this usage would
not be substantially more detrimental than the existing non - conforming structure or use to
the neighborhood and shall not create a new non - conformity. The abutters signed in
favor of this proposal. The conditions of Section 29 -27 -C (2) have been met A -F.
Margolis stated the Section relating to this is Section 29 -28 -C (2). Amended. Seconded
by Margolis.
O'Brien questioned if there were any conditions regarding parking to be recorded in the
decision. Board members responded that there would be no conditions added to the
decision.
Motion carries 4 — 0. (O'Brien, Ferguson, Margolis, and Faris voting in favor)