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2015-01-21Draft Beverly Planning Board January 21, 2015 CITY OF BEVERLY PUBLIC MEETING MINUTES Board: Planning Board Meeting Date: January 21, 2015 Location: Beverly Senior Center Members Present Chair John Thomson, Vice Chair Ellen Hutchinson, Ellen Flannery, John Mullady, Catherine Barrett, James Matz, David Mack, Ned Barrett and Wayne Miller Members Absent: None Others Present: Assistant City Planner Leah Zambernardi, and City Planner Aaron Clausen Recorder: Eileen Sacco Thomson calls the meeting to order at 7:30 p.m. Flannery: motion to recess for public hearings. Miller seconds the motion. The motion carries (9 -0). Subdivision Approval Not Required Plans 8 Pickman Road — Daniel and Mary Callanan Zambernardi addresses the Planning Board and explains that the applicants have submitted a SANR plan to extinguish the lot line between 8 and 10 Pickman Road so the property becomes one parcel containing 32,256 s.f. She notes that Planning staff has reviewed the plan and finds that it conforms to the Board's requirements for endorsement as an ANR and recommends that it be approved as such. Thomson asks if the property will have the same access. Zambernardi confirms that the access will remain the same. Hutchinson: motion to endorse the SANR for 8 Pickman Road. Mack seconds the motion. The motion carries (9 -0). The Chair votes in favor. 131 Rantoul Street — Bates Corp. & Regwill Corp- Atty. Miranda Gooding of Glovsky and Glovsky addresses the Board on behalf of the applicants and explains that the site is improved with three buildings, each of which is a separate condominium unit in the commercial condominium known as 131 Rantoul Street Condominium. She notes that it consists of 3 units in total and was established in 1995. Regwill is the owner of record for unit 1 and the Bates Corp is the owner of record for units 2 and 3. She explains that the applicants intend to remove the condominium status and divide the site into two lots with the Page 1 of 11 Draft Beverly Planning Board January 21, 2015 exception that the larger lot with frontage on Rantoul Street will be sold for a mixed use redevelopment. Zambernardi reports that Planning Staff has reviewed the plan and concurs with the applicant's statements and has reviewed the plan against the Board's requirements for SANR's and has made some requests for more information to be shown on the plans and the applicant has submitted that information. Mack questions what the significance that this is not a subdivision under the Subdivision Control Law. Gooding explains that the reason the plan does not constitute a subdivision is because both lots 1 and 2 will have frontage on one or more public ways and the frontage available for each lot will satisfy the strictest frontage requirements (50 feet) applicable in the CC Zoning District. She notes that both lots will have well in excess of frontage on multiple streets. Mack: Motion to endorse the SANR submitted for 131 Rantoul Street. Flannery seconds the motion. The motion carries (9 -0). The Chair votes in favor. 35 Prince Street & 289 Hale Street — Arthur and Gretchen Eilertson, Trustees & Endicott College Atty. Miranda Gooding addresses the Board and explains that the applicants are proposing a land swap in order to correct an existing septic system encroachment. She notes that the plan proposes internal lot line changes in order to facilitate the land swap of the two parcels, having equal SF area, between neighboring land owners. She explains that parcel C is owned by Endicott College and will be conveyed to parcel B, 35 Prince Street and each property will have the same existing frontage. Gooding also notes that no building lot is proposed and the frontage of the existing lot will be unchanged by the proposed division. Miller questions if there are any other abutters that will be affected. Gooding reports that ANR's do not require notification of abutters and explains the area of the proposed land swap on the plan. Hutchinson: Motion to endorse the SANR for 35 Prince Street and 289 Hale Street. Flannery seconds the motion. The motion carries (9 -0). The chair votes in favor. Concurrent Public Hearings — Site Plan Review Application #113 -14 and Special Permit Application #139 -14 —Site Plan Review Application to Build out North Shore Crossing — 140 Brimbal Avenue — CEA Beverly Steve Cohen, President of CEA Group addresses the Board and explains that the two topics of discussion this evening will be the continuation of the traffic discussion and he would like to close out a few of the issues that are left regarding stormwater management for the site and that the matters at issue with the City Engineer have been addressed to his satisfaction. Page 2 of 11 Draft Beverly Planning Board January 21, 2015 Carlton Quinn of Allen and Major Associates addresses the Board and updated them on the progress they have made since the last meeting. He notes that the peer review of the stormwater management for the site by Zrein Associates has been reviewed with them and there was one design issue that they have come to agreement on since the last meeting. He reported that they met on the site and have agreed to expand the watershed area on the south west side of the CEA site. He explained that the only real change is that the detention system is a little bigger to handle the runoff. Zambernardi reports that the peer reviewer was unable to attend the meeting this evening and referred to an email from them explaining that there are two outstanding issues. She states that she will forward the email to members of the Board. Mr. Cohen states that they have nothing further to report at this time. Thomson opens the hearing up for public comment at this time. Jim Kurskey of 14 Herrick Street addresses the Board and states that the key piece of this is to get the right fit for the neighborhood. He notes that truck deliveries are of concern noting the size of the trucks and the location of the loading dock. He notes that they are describing smaller vehicles for deliveries but notes that one cannot control the size of delivery trucks. Kurskey also states that a traffic signal at Herrick Street sounds like a great idea except that it will impact neighbors trying to get in and out of their driveways. He states that the traffic will be backed up to the rotaries on Brimbal Avenue and will be a recipe for disaster. He suggests that the project should be done after the completion of the Phase 11 Brimbal Avenue project, noting that this is not a good fit for the site. Atty. Thomas Alexander representing CEA Group addresses the Board and states that the traffic light at Herrick Street is part of the city / state interchange project and they have no control over that. He also notes that with regards to the size of the delivery trucks they would accept a condition restricting the size of the trucks that can deliver to the site. Bill Soares of 26 Putnam Street addresses the Board and states that the audience is passionate about their concerns about this project. He states that this plan needs more work to make it functional for the city. He states that he is concerned that the installation of the traffic lights and the round abouts that will be installed on Brimbal Avenue will impact other areas of the city. He also notes that the city and the state are not working as a team noting that the curb cut should be approved by the state before the city approves this project. Soares also notes that there will be traffic backups in the neighborhood because of this project. He notes that the additional weekend traffic the project will bring to the neighborhood should take into consideration that in the spring and summer there are baseball and soccer games held in the area that need to be considered. He also notes that the North Shore Music Theater generates a lot of traffic in the neighborhood when they have events. Page 3 of 11 Draft Beverly Planning Board January 21, 2015 Soares thanks the Board for their time and states that they need to make sure that the plan that is approved works. Mueller addresses the Board. He notes that with a police detail at the NSMT the traffic backup is alleviated. He also notes that the widening of the Dunham Road intersection by Cummings and the possible addition of a traffic signal if needed should help that area. Mueller also reports that the proposed driveway on Sohier Road will help with the traffic patterns. He explains the traffic patterns proposed and the additional entrance will relieve the amount of traffic that has to go through the round abouts. Hutchinson questions what the percentage of the traffic that will be leaving the site using the Sohier Road entrance. Mueller estimates that 30% of the traffic will exit using a right turn out on to Sohier Road. Rebecca Brown of TEC, the peer reviewer for the traffic study addresses the Board and explains that the traffic round abouts will help to keep the traffic flowing and headed in one direction. She also notes that they have made some traffic management suggestions for NSMT. Vicky Rosalino of 24 Nelson Avenue addresses the Board and questions if the police details at the NSMT are mandated by the city. Zambernardi explains that the Police Department requires them to have a detail. Rosalino states that she is against this development as it is proposed and states that the developer should be a good neighbor and as a goodwill gesture put the tree line that they are proposing in now before the project is built. She also suggests that Walnut Street should be a one way street. She notes that Brimbal Avenue is a very residential area and phase I and II of the reconstruction of Brimbal Avenue should be done together. She further notes that the neighbors living in the area should be considered in this process. Katherine Burke of 6 Brown Hills Drive addresses the Board and expresses her concerns about zoning and notes that there are reasons that zoning was put in place. She notes that the neighbors are passionate about their feelings about this project and she hopes that the Planning Board is taking that seriously. Myron Hood addresses the Board and states that he has been to a lot of meetings regarding this proposal. He states that he agrees that Phase I and 11 of the Brimbal Avenue reconstruction project should be done together. He notes that he is also concerned about the traffic in the area. Matthew Welch of 94 Brimbal Avenue addresses the Board and states that he has lived in the area for 10 years and he is concerned about the effect of this project and on the property values in the neighborhood because of the increase in traffic. He notes that the traffic will be within 25 feet of his driveway. He also requested that the approval be given after MASSDOT grants approval of their permits. Lisa LaPlante of BudleighAvenue addresses the Board and states that she is concerned about whether the Planning Board is taking the concerns of the neighbors to heart. She states that the neighbors would like assurances that the traffic will not be going in one side and out the other. Page 4 of 11 Draft Beverly Planning Board January 21, 2015 She states that it would not happen in other parts of town. She notes that traffic there is bad now and will be worse because of this project. LaPlante further notes that there are no good avenues out of town at 5:00 and she is also concerned that people do not observe the current speed limits. She urged the Board to consider the neighbors because what they have to say is serious. Judy Martin of 8 Palmer Road addresses the Board and states that she is a member of the Brimbal Avenue Advisory Council. She requested that the Board deny the special permit for this project and notes that there are too many moving pieces and unknowns for this project. She states that we do not know the true impact of the project and stressed that the NSMT traffic should be considered as well and they should wait to decide until a permit is issued by MASSDOT. Mr. Cohen explains that MASSDOT has an elaborate process when issuing permits. He explains that MASSDOT typically issues their permits after the local permits have been granted. He also notes that he does not anticipate any issues with the permits from the state. Martin states that the city should not be approving anything involving curb cuts without MASSDOT approval noting that they need to be sure of what is best for Beverly. She notes that there are three schools and Beverly High School to consider when considering traffic in this residential neighborhood. She further notes that 30,000 additional cars in the area is too much. Mack asks to have the data on the additional cars explained. Cohen explains that there is not going to be 30,000 additional cars in the area. He explains that the data is based on trips not the number of cars. He also notes that the traffic will be distributed among the areas of egress throughout the site. He also notes that the daily traffic from the site will increase slightly and the impact on the neighborhood will be small Thomson asks what the daily trip counts in the area are today. Cohen reviews the traffic data. Brown explains that the traffic numbers shown are within the range of the traffic study. She explains that the 30,000 figure comes from the traffic study and explains that 2,400 daily trips on weekdays and 6,400 weekend trips comes to 15,000 cars that will be distributed among all of the roadways from the site. John Bauer of Brimbal Avenue addresses the Board and reviews the proposed tax revenue from this project. He expresses concern about the additional number of city employees that will be need to be hired as a result of this project noting police and fire man power and the additional burden on city services. Molly Benson of 199 Brimbal Avenue addresses the Board and states that she is also a member of the Brimbal Avenue Advisory Council and reads a prepared statement to the Board highlighting their concerns about the proposed project. She notes that a petition signed by 68 residents has been submitted to the city. She states that the rights of the people most greatly affected by this project need to be protected. Page 5 of 11 Draft Beverly Planning Board January 21, 2015 Thomson states that he would like to continue the public hearing to the next meeting of the Planning Board on February 10, 2015. Flannery: moves to continue the public hearing to February 10, 2015 at 7:00 p.m. at the Beverly Senior Center. Hutchinson seconds the motion. The motion carries. Thomson calls for a five minute recess at this time. Flannery moves that the Planning Board recess for five minutes at this time. Mack seconds the motion carries (9 -0). The Board reconvenes at 9:30 p.m. Continued Concurrent Public Hearings — Site Plan Review Application #112 -14 and Special Permit Application #138 -14 —Site Plan Review Application to Construct Five Story Building with Associated Surface Structured Parking, Solar Support Structure, and Special Permit to Deviate from Required Parking at 50 Dunham Road Steve Drohosky addresses the Planning Board and notes that he is joined this evening by Rod Emery and Mark Slagle and Cummings CEO Dennis Clark. Drohosky explains that they have met with the Parking and Traffic Commission several times and he resolved the issues regarding offsite mitigation for the project. He notes that the PTC concluded their review of the proposed five story building to be located at 50 -52 Dunham Road on December 2, 2014 and has submitted a letter to the Planning Board. Zambernardi reads the letter from the Parking and Traffic Commission Chair, Richard Benevento dated January 13, 2015. Zambernardi reads letter from the Beverly Conservation Commission Environmental Planner Amy Maxner regarding the stormwater management for the site. Zambernardi reports that the Board has received and email from Gregg St. Louis, City Engineer noting that they have received all documentation required and that the applicant has submitted a revised grading plan for the site. Drohosky explains that there will be some regrading around the building and that will be further discussed with St. Louis. Drohosky explains that per their agreement with the PTC they will pay $328,000 to the city of Beverly which will be used to complete the widening improvements in conjunction with Phase I of the Brimbal Avenue/Exit 19 infrastructure improvement project and signalization improvements, when and if at the sole discretion of the City, the signalization is warranted. Drohosky explains that the City Engineer has reviewed the cost estimate for these items and inflation has been taken into consideration. He also notes that the widening of the road will take place in the spring and the addition of a signal at that spot is not necessary at this time. Page 6 of 11 Draft Beverly Planning Board January 21, 2015 Drohosky also explains that they have agreed to conduct a traffic impact review six months and one year following the issuance of a Certificate of Occupancy for the previously approved mixed use commercial building located at 48 Dunham Road, and present it to the Beverly Parking and Traffic Commission for review and recommendation. He also reports that a warrant analysis will be conducted as part of each review at the intersection of Brimbal Avenue and Dunham Road and the Route 128 southbound ramp to determine whether a traffic signal is necessary. Clausen reports that he and Rod Emery the Traffic Engineer for the applicant met with representatives of MASSDOT and reviewed the widening of Dunham Road and they agreed with the plan. Drohosky addresses the Board and states that the reason they are here for a special permit is at the request of the Beverly Conservation Commission to construct less parking on the site. Drohosky also reports that they have reviewed the recommendations from the Mass Transportation Management Association and will be using a coordinator for the site as well as prioritizing the hiring of local North Shore residents, providing bike storage and racks for employees, and provide amenities as practical such as dry cleaning and food services, preferred parking for car pools and electric vehicle charging stations. He also notes that sidewalks and pathways will be provided and seasonal events with the TMA will also be held. He further notes that they will engage in talks with the MBTA to see if there is an interest in redirecting the route 451 bus route to the area. Thomson asks if the plans have been submitted for the widening of the road and the traffic signal at Brimbal Avenue and Dunham Road. Drohosky confirms that the preliminary drawings have been submitted to the Parking and Traffic Commission. Miller asks if there is any possibility of providing pervious parking on the site. Drohosky reports that they have not considered that with the Parking and Traffic Commission. Miller asks where the bike storage will be located on the site. Drohosky reports that there are some storage rooms in the garage. He also notes that they do not expect that many will take advantage of the bike storage noting that they tried it at the Cummings Center and there was one man that used it, noting that most who use their bikes take it into their offices. Thomson opens the hearing up for public comment at this time. Rick Marciano of 141 McKay Street addresses the Board and states that he thinks that the $328,000 contribution to the city shows a good faith effort on the part of the developer. There being no further questions or comments regarding this matter: Hutchinson: Motion to close the public hearing. Flannery seconds the motion. The motion carries (9 -0). Page 7 of 11 Draft Beverly Planning Board January 21, 2015 Hutchinson: moves to approved Site Plan Review Application #112 -14 and subject to the conditions recommended by the Parking and Traffic Commission, the Conservation Commission, City Engineer, TDM suggestions, and any other department heads that issued conditions for this project. Mack seconds the motion. The motion carries (9 -0). The Chair votes in favor. Hutchinson: moves that the project meets the Board's criteria for granting a special permit (she lists the criteria) and that the Board grantSpecial Application #138 -14, subject to the same conditions as set forth in the letters from department heads and city Boards and Commissions. Flannery seconds the motion. The motion carries (9 -0). The Chair votes in favor. Recommendation to City Council — Special Permit Under Section 38 -24 E of the Zoning Ordinance to Authorize the Residential Reuse of a Former Public Building and Request for Permit under the Inclusionary Housing Ordinance — 131 McKay Street — Windover McKay LLC Atty. Miranda Gooding of Glovsky and Glovsky addresses the Board and explains they are here this evening for the redevelopment of the former McKay School. She explains that Windover was the successful bidder in the RFP process held by the city for the development of this property. She explains that they have a purchase and sale agreement for the property with the city and is seeking permits to allow the residential reuse of the building. Gooding reports that she is joined this evening by Peter Goudreau of Windover McKay LLC, Thad Siemasko, the Architect for the project, Charlie Weir and John Harden. Gooding explains that the project requires a special permit from the Beverly City Council to allow the residential use of a former public building. She also notes that 12% of the units must be affordable under the inclusionary housing ordinance. Thomson explains that the Planning Board is being asked to review the site plan and provide recommendations to the City Council for their consideration. Peter Goudreau addresses the Board and states that they are very pleased to have been selected by the city to redevelop this site and they feel that this is a tremendous opportunity. He explains that Windover is focusing on multi family housing in Beverly and reviews the projects that they have completed in the city. Gooding introduces Thad Siemasko to make a presentation on the proposed project. Siemasko addresses the Board and explains that the 2.14 acre parcel is the site of the former McKay School with frontage on McKay Street and Balch Street. He explains that the gymnasium portion of the building will be demolished, noting that they have been before the Beverly Historic District Commission and they have deemed the McKay School to be a historic building, but found the gymnasium not to be preferably preserved which allows for the demolition. Page 8of11 Draft Beverly Planning Board January 21, 2015 Siemasko reviews renderings of the proposed site and notes that they are planning significant improvements to the site and notes that he site will include landscaping and they will open up the green space adjacent to the Shoe Pond. Siemasko reviews the permits that they have received to date from the Historic Commission, and the Conservation Commission. He also notes that they will be going to the Zoning Board for a variance from height as the building is non - conforming by 4 feet. Siemasko reviews the plans for the project and the amenities that are planned for the site. He notes that the site will be connected to the Shoe Pond by a path that they will construct. Charlie Weir addresses the Board and reviews the drainage for the site. He notes the areas of the wetlands in relation to the site and notes that the site drains toward the Shoe Pond. He notes the locations of the catch basins on the plan. He also explains that they are installing a rain garden similar to a detention pond to hold standing water during a big storm. Harden reviews the traffic plan for the site and notes that this is a great site for people who work in the Cummings Center. He explains that they will be relocating one of the driveways to allow for better access to the street. Mack notes the planting of sugar maples on the site and asks if there are any issues with site lines where they will be located. Harden notes that the Parking and Traffic Commission issued a condition that landscaping should not block site lines. Matz asks if they followed Mass DEP guidelines concerning landscaping for the site. Harden states that they did. Matz asks if traffic from the site will impact the neighbors. Harden explains that there would be a significant reduction in the traffic on this site from the previous use of the building as a school. He explains that when it was a school there were 320 trips per day from the site and with the new residential use the daily trips will be reduced to 212. Gooding states that they held a number of meetings with the neighbors and received feedback from City Councilor Latter. She explains that they were concerned about preserving the original school building and they wanted the project to keep in character with the neighborhood. Miller asks if fertilizer will be used on the site. Gooding reported that the Conservation Commission issued an Order of Conditions and their standard Order contains conditions regarding the use of chemicals and fertilizers on the site. Zambernardi reports that the Planning Department requested comments from various city Boards and Departments. She reviews the letters that have been received with the Board. Mack: motion to recommend to the Beverly City Council to approve the site plan for the former McKay School subject to comments received from Boards and Page 9 of 11 Draft Beverly Planning Board January 21, 2015 Commissions. Hutchinson seconds the motion. The motion carries (9 -0). The Chair votes in favor. Mack: moves to approve the Affordable Housing Application for the former McKay School 131 McKay Street. Flannery seconds the motion. The motion carries (9- 0). The Chair votes in favor. 232 Essex Street — OSRD and Definitive Plan Approval — DiBiase Homes Zambernardi reports that the Board approved the OSRD definitive plan this past fall and the appeal period for the project has expired. She states that the developer hassubmitted the Mylar plans for signature by the Board. She explains that this will allow therecording of the plans at the registry of deeds. She also notes that the developer has submitted aForm G covenant for acceptance by the Board to guarantee the completion of the subdivision. She notes that the completion date for the project is October of 2016. Hutchinson: motion to approve the Form G Covenant and to endorse the Mylars for 232 Essex Street. Flannery seconds the motion. The motion carries (9 -0). The Chair votes in favor. Election of Officers for the Year 2015 Chair of the Planning Board Hutchinson moves to nominate John Thomson for the office of Chair of the Planning Board. Mack seconds the motion. The motion carries (8 -0 -1). Vice Chair of the Planning Board Flannery moves to nominate Ellen Hutchinson for the office of Vice Chair of the Planning Board. Mack seconds the motion. The motion carries (8 -0 -1). Approval of Minutes There were no minutes approved this evening. Representative of Planning Board on Community Preservation Committee Thomson reports that he has been serving as the representative of the Planning Board to the Community Preservation Committee and asked if members would think about assuming that role. He notes that it requires a good amount of time as there are several meetings per month involved. He asks if anyone is interested to contact him. Matz reports that he is also looking for someone to assume the role of the Planning Board representative on the Open Space and Recreation Committee and asked that members consider replacing him in that role. Page 10 of 11 Draft Beverly Planning Board January 21, 2015 Adjournment There being no further business to come before the Planning Board this evening a motion wasmade by Mullady to adjourn the meeting, seconded by Mack. The motion carried (9 -0) The meeting was adjourned at 11:00 p.m. Page 11 of 11