2014-12-1CITY OF BEVERLY
PUBLIC MEETING MINUTES
Board: Joint Public Hearing of the Planning Board and the Beverly City
Council
Date: Monday, December 1, 2014
Location: Beverly City Hall, City Council Chambers
Members Present John Thomson, Ellen Hutchinson, Ellen Flannery, James Matz,
John Mullady, Catherine Barrett
Members Absent
Councilors Present: Council President Paul Guanci, Vice President James Latter, David
Lang, Don Martin, Scott Houseman, Jason Silva, Estelle Rand,
Mathew St. Hillaire, John Frates
Members Absent: None
Others Present: City Planner Aaron Clausen
Recorder: These proceedings were recorded on Bev Cam and transcribed by
Eileen Sacco
Guanci informs those present that the City Council has two other public hearings scheduled this
evening for 7:30 and explains that at that time he will recess this public hearing and open those
and recess them to later in the evening and then return to this hearing.
Guanci calls the meeting to order at 7:20 p.m.and invites Planning Board Chairman John
Thomson to join him at the podium.
Thomson joins the Council on the council podium.
Recess for Public Hearings
Latter moves to recess for public hearings at this time. Silva seconds the motion. The motion
carried (9 -0).
Thomson asks for a motion to recess for Public Hearings at this time.
Flannery moves to recess for public hearings at this time. Hutchinson seconds the motion. The
motion carries (5 -0).
City Clerk Kathleen Connelly reads Council Order #241:
Page 1 of 4
ORDERED: Request by Beverly Commerce Park to superimpose the Restricted Industrial,
Research and Office District Overlay (IR Overlay) upon the 2.1 acre portion of Cummings
Center at the corner of Route 62 (Elliott Street) and McKay Street and to amend the City of
Beverly Zoning maps accordingly.
Guanci recognizes Steve Drohosky the General Manager of Cummings Park to make a
presentation to the Council and the Planning Board on their request.
Drohosky addresses the Council and the Planning Board and explains that Beverly Commerce
Park LLP, the owner of the Cummings Center, has requested an application of a Restricted
Industrial/Research/Office District overlay (IR Overlay) to a 2.1 acre parcel at the corner of
Elliott and McKay Streets. He explains the history of the site and recalls that in 2004 the same
portion of the property was rezoned from IG (General Industrial) to facilitate their original plans
to construct a six story hotel. He explains that the idea for a hotel was prompted by the closing
of the King's Grant Hotel of that year and many members of the community expressed interest in
a quality hotel for Beverly. He reports that for the past ten years they have explored many
options for the construction of a hotel at this site. He reports that their conclusion is that a hotel
is not feasible at this time and that has been supported by a report from Pinnacle Advisory Group
and nationally recognized hotel expert that they retained to complete a thorough market study on
their behalf.
Drohosky also explains that constructing more commercial space at the Cummings is not a viable
option for now or the foreseeable future. He notes that it will take several more years to absorb
the large surplus of vacant commercial property that already exists at the Cummings Center and
the immediate region.
Drohosky explains that they are now requesting to build 65 units of higher end residential
housing on the site, on the same foundation. He explains that they are proposing 70% of them be
two bedroom units of approximately 1,200 s.f and the other 30% to be one bedroom units 900
s. f.
Drohosky explains that the benefits of the residential housing are numerous noting that they will
provide high quality housing, provide new revenue to the city, and finish a prominent corner of
the site. He also notes that there would be a reduction in parking and traffic on the site from the
use of a hotel.
Guanci opens the hearing up for comments from members of the City Council at this time.
Councilor Frates asked that City Planner Aaron Clausen address the Council and give the
thoughts of the administration on the project.
Clausen addresses the Council and Planning Board and explains that the proposed development
has been reviewed with regards to the Master Plan and Policy and it meets a number of the goals
of the master plan. He reviews the goals of the master plan and notes that this meets the goal of
diverse housing in the city, mixed use development and the encouragement of reuse of industrial
property for housing.
Page 2 of 4
Councilor St. Hillaire questions how they think that the traffic and parking will be reduced with
the new proposal. Drohosky explains that the Parking and Traffic Commission will review the
traffic and parking for the site as part of the Planning Board Special Permit process.
Councilor Houseman questions why the Council is being asked to approved this before knowing
the impact it may have on parking and traffic. Drohosky explains that this is the first step in the
process of executing the proposed plans and once this is approved they would file with the
Planning Board for a special permit and then proceed to Site Plan Review.
Councilor Houseman recalled that they were before the Zoning Board in 2004 as well and asked
if they got a variance or a special permit. Drohosky recalls that they got a variance and a special
permit for the use.
Councilor Lang reported that he and Councilor Latter have met with the neighbors and Mr.
Drohosky and states that there are concerns about traffic in the area. He notes that Elliott Street
near the Starbucks is heavy with traffic and suggests that it needs to be looked at or perhaps a
traffic study be done.
Councilor Latter agreed and notes that traffic impact is a big concern of the neighbors. He also
noted that Mr. Drohosky met with the neighbors on a Sunday afternoon and thanked him for that.
Councilor Silva asked Mr. Drohosky to explain what happened that made them change their
plans. Drohosky explained that the closing of the Kings Grant led them to think it was a good
idea and after years of trying to get it done it was just not feasible. He referred to the report from
Pinnacle Advisory Group and their concurrence that it is not a viable project for the area.
Councilor Silva questions the practice of rezoning for certain uses and asks Clausen to comment
on that. Clausen states that it is not uncommon for a property owner to petition to rezone for the
use of a site.
Councilor Martin asks what they would build if this request is denied. Drohosky states that they
will build office space as a by right project at some point in the future, noting that there is not a
need for commercial space at this time.
Councilor St. Hillaire asks what the potential growth and impact will be for the city. Drohosky
states that he does not have an exact figure but estimates that it could be $2,500 - $3,000 per unit.
Councilor Latter states that he needs to weigh whether the use is good for the city and states that
he would like a better understanding of what the new growth for the city will be with this project.
Councilor St. Hillaire states that residential uses are typically a net loss for the city, noting city
services and schools, however this case snow removal and trash removal will be done by the
Cummings Center. He also states that he is not sure that the sizes of the units would attract
families.
Page 3 of 4
There being no further questions or comments' regarding this matter, Guanci declares the public
hearing closed.
Thomson informs those present that the Planning Board will be holding a special meeting at this
time to consider a recommendation to the City Council on the proposed zoning amendment and
the Adoption of 2014 Flood Insurance Rate Maps. The meeting will be held in conference room
B.
Page 4 of 4