PTC Minutes 09-08-15_ACCITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD OR COMMISSION: Parking and Traffic Commission
SUBCOMMITTEE:
DATE: September 8, 2015
LOCATION: City Council Chambers, Third Floor City Hall
MEMBERS PRESENT: City Planner Aaron Clausen, Vice Chair, Richard
Hutchinson, Fire Inspector Steve Tanzella, Sgt.
Antonio DiRuzza, George Binns, John Somes
MEMBERS ABSENT: Richard Benevento, Chair
OTHERS PRESENT: Greg St. Louis, Sean Ciancarelli
RECORDER: Eileen Sacco
1. Benevento calls the meeting to order at 8: 30 a.m.
2. Continued — Recommendation to Planning Board: Special Permit
Application #147 -15 — Request to share on -site parking for mixed use
property for new tenant (Section 38- 25.1).1) — 50 Dodge Street — Appleseed's
Square Condominium Trust
Attorney Thomas Alexander and Jeff Rhuda were present for the applicants.
Atty. Alexander with offices at 1 School Street addresses the Commission and
explains that they are requesting a Special Permit from the Planning Board for
relief on the number of parking spaces required per zoning under Section 38-
25.A(4) and Section 38 -25.13 (1).
Alexander explains that the Planning Board has the ability to grant a Special
Permit to reduce parking requirements by 50% provided a mixed use project
subject to a number of conditions are met.
Alexander reviews the conditions as follows:
1. The extent to which projected parking demands for the proposed uses overlap
or conflict is not substantial.
2. The mix of proposed uses can reasonably be expected to share spaces
compatibly.
3. In the event that conditions such as use change, or the shared parking
arrangement is discontinued, the owners shall notify the Building
Commissioner and Planning Board in writing within 10 days of such change
or discontinuance.
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Alexander explains that the change is requested due to the closing of the Country
Curtain shop and it will be replaced with Doctor's Express Urgent Care, a medical
office land use. He notes that they will occupy the same square footage in the
same space that was formerly Country Curtains and there will be no changes to
the site layout, parking layout, or the footprint of the building are proposed.
Alexander explains that the applicant has engaged a transportation engineering
consultant to prepare a Parking Demand Analysis for the consideration of the
Commission. He reported that the analysis in summary found that the required
number of spaces for the site well exceeds the observed peak demand at the site.
Benevento reports that he reviewed the Parking Demand Analysis and recalls that
in the past the Commission has had concerns about the circulation of this site and
notes that this request does not alleviate those concerns. He notes that the
businesses on the site and the traffic patterns in the area are a concern.
Rhuda addresses the Commission and states that city zoning requirements
assumes that the peak times for each business are at the same time and that is not
the case. He states that the proposed parking for the site is sufficient for the
businesses on the site.
Benevento asked what the hours of operation for the Urgent Care office would be.
Clausen stated that they are correct that 112 spaces are required for the site by
zoning and noted that there is an opportunity to employ a shared parking situation
by special permit. He explained that from a zoning perspective there are instances
where the requirements do not play out to what the need is and in this case it is
less.
Alexander explained that the City had rigorous parking standards and about five
years ago the City Council recognized a need to relax those a little and
implemented a special permit process that the Planning Board and the Planning
Department can use on a case by case basis to determine what makes sense using
a formula for a mixed use site.
Clausen noted that this special permit requested is for a specific use and if there
are changes to the use they have to come back to the Planning Board and the
Parking and Traffic Commission to re- determine the parking.
Benevento noted that customers using the site may go to Walgreens for 15 -20
minutes but would more likely be longer in a doctor's office. He asked if there
would be designated parking for each business. Rhuda stated that there would not
be designated parking on the site noting that it would change the calculations for
the required parking.
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Rhuda stated that the maximum number of spaces ever observed to be used at one
time was 46 spaces. He also noted that they took seasonality into consideration
and they would not come close to 112 spaces at that point either.
Binns asked how it was determined that 112 spaces were needed for the site.
Clausen explains that parking requirements are determined by zoning and the
square footage of the site. He explained that they have found that there should be
some flexibility in looking at how the uses on a site interact with regard to
parking. He noted that he has found that in other communities as well.
Greg St. Louis asked if they have any compact spaces on the site and also if there
is anywhere that they could add a few spaces on the site. Rhuda states that he
tries to stay away from compact parking spaces because when that is all they have
the only place to park, bigger cars park there anyway so he prefers standard
parking spaces.
Alexander noted that this is not a special permit for use, it is a special permit for
parking so it is a little different. He suggests that it makes sense that the PTC to
put a condition in the recommendation that if the use changes they would have to
come back to have it re- evaluated.
Benevento stated that the requirement is 112 spaces and they are proposing 95.
He stated that he thinks that there is adequate parking for the site with the
proposed 95 spaces
Benevento asked if there were any questions or comments from members of the
Commission.
Binns asked if there is anything in place that would trigger a review by the City
should the use of the site change. Alexander explained that the Inspectional
Services Department would be aware of this as well as the Planning Department.
Clausen noted that the City now has an online data base and it would flag the
parcel as having a special permit.
Sgt. DiRuzza stated that he does not have any problem with the request. He noted
that the parking lot is never really full at that site.
Benevento opened the meeting up for public comment at this time. There was no
one present who wished to speak on the matter. There being no further questions
or comments regarding this matter:
Clausen: motion to recommend approval of the Special Permit
Application #147 -15 — Request to share on -site parking for mixed
use property for new tenant (Section 38- 25.D.1) — 50 Dodge Street
— Appleseed's Square Condominium Trust with a condition that
any future change of use that results in a change of parking
requirements be approved by the Planning Board with a formal
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review and recommendation by the Parking and Traffic
Commission. Binns seconded the motion. The motion carried (7-
0).
4. Recommendation to Planning Board: Open Space Residential Design
(OSRD) Site Plan and Definitive Plan Application: 44 and 52 Standley
Street — Thomas Carnevale, Trustee of RC Realty Trust
Atty. Thomas Alexander addresses the Commission and explains that this OSRD
Site Plan and Definitive Subdivsion plan has been before the Planning Board for
its initial review and explains the process. He notes that what is before the
Commission is the preferred plan that was approved by the Planning Board. He
further explains that the plan abuts other open space owned by the City and that
has been reviewed by the Open Space and Recreation Committee. He also notes
that this prefered alternative will be presented to the Planning Board for Site Plan
Review.
Benevento asks if this road will eventually be an accepted city street. Alexander
states that it will be an accepted street.
Alexander explains the plan and noted that they will be providing access to the
open space and further notes that the community gardens may be relocated there
from its current location on Cole St. Cemetery. He notes that the gardens will be
moved to another location and the city will use that site for a cemetary.
Benevento states that he would be concerned about site distances on the road. St.
Louis explains that they are proposing to clear some of the ledge on the southern
side and that will help with the site distances.
Alexander also reported that the road was moved to improve the sight distances
for the road during the initial review of the Planning Board.
Benevento noted that the plans call for signage compliant with Department of
Transportation regulations and noted that the standard in Massachusetts is the
MUTCD regulations and signs must be high intensity prismatic (HIP) or Diamond
Grade. He explains that all signs including stop signs must comply with those
regulations.
Benevento asked if they would be installing granite curbing.
Alexander explains that the OSRD ordiance provides for a lesser standard for
roadways noting that the applicant gives 50% of their land up for open space so
they are allowed some leeway with design.
Benevento stated that he is concerned about safety and he feels that the road
should be built according to safety standards. He stated that he is concerned
about the proposed narrower road. Benevento noted that the plans show a five
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foot sidewalk and a three foot grass strip. He further noted that the big issue for
him is sight distances.
Clausen stated that he feels that the City should accept the street noting that there
are always issues with regard to paving and plowing on private roads. He stated
that the road should be built to the City standards in terms of paving standards
with waivers limited to dimensional requirements.
Atty. Alexander stated that more than half the streets in Beverly are not accepted
city streets and notes that there is an ordinance allowing that city services be
provided.
Benevento asked for comments from the Commission.
St. Louis stated that he has reviewed the plans but has not written his
recommendation yet. He stated that he has a concern about the slope of the street
noting the proposed grade is steep at 4.5% and he would like to see it closer to 3%
and he may ask for that. He notes that he does not think that will affect anything.
Binns asks if there are any changes to the plan such as the installation of the
granite curbing, how would we know about that. Clausen explains that any
changes to the plan would require them to come back to the Planning Board for
review.
St. Louis stated that the design engineer for the project should be required to
provide inspections of the site. Alexander states that he will have the engineer
contact him.
Benevento opened the meeting up for public comment at this time. There was no
one present who wished to speak on the project.
Hutchinson asked if they would be installing a stop sign at the end of the street.
Alexander stated that they would be installing one.
There being no further questions or comments regarding this matter:
Binns: motion to recommend conditional approval of the plan as
presented with conditions as follows:
1. The project site roadway should be a minimum of 24 feet in width and
accommodate two way travel, with an 8 foot sidewalk consisting of a 5 foot
sidewalk and 3 foot planting strip located on the north side of the new
roadway.
2. Vehicles exiting the project site at Standley Street should be placed under
STOP control adopted under City Ordinance. Stop control shall be designated
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with a NWTCD compliant STOP sign and appropriate STOP line applied to
the pavement.
3. All signs and pavement markings including street name signs to be installed
within the project site shall conform to the applicable standards of the
NWTCD
4. Construction of roadway, sidewalks, and appurtenances shall comply with
City standards for an accepted city roadway
5. Signs or landscaping along the project site roadway internal to the project site
and at its intersection with Standley Street should be designed and maintained
as so not to restrict sight lines.
6. Vegetation and ledge located along the west side of Standley Street shall be
trimmed and /or removed and maintained in order to afford the minimum site
distance to and from intersecting street consistent with the sight distance plan
submitted and is acceptable to the City Engineer.
Somes seconded the motion. The motion carried (7 -0).
5. Northshore Education Consortium / Beverly Athletic Club located on
Sohier Road at Reservoir Road Rea uest for Traffic Relief
Clausen reported that the Commission met with officials from the North Shore
Consortium at the August meeting and agreed to schedule a site visit. He
explained that the item is on this agenda to schedule the site visit as it was
suggested that the site visit be held when school is in session. He suggested that
the Commission visit the site between 2 -3 p.m. which is when school dismisses.
Benevento states that he read the minutes and they are looking for relief from
speeding. He explains that schools that serve students in K -8 which the
Consortium does are eligible to be a school zone. He explains that flashing
yellow lights are used in school zones and he would recommend that if the
Commission finds it is needed. He stated that the regulations for a school zone
are very specific and we would need to meet their criteria.
Clausen explains that they are also concerned about the traffic in the area
specifically concerning Reservoir Road noting that there is a lot of traffic from the
Tennis Club. He notes that the requested speed bumps but that is not going to
happen, noting that they are difficult for plowing during the winter months.
Binns suggests that a police detail be stationed at the school from 2:30 -3:30 at
dismissal time to help with the traffic. Sgt. DiRuzza explained that the city does
not have the resources to dedicate a cruiser for school dismissals noting that they
could never respond to all of the calls they get around the city if they did that.
The Commission scheduled a site visit for Thursday, September 17, 2015 at 2:30
p. M.
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6. Approval of minutes: August 18, 2015
The minutes of the Parking and Traffic Commission meeting held on Tuesday,
August 18, 2015 were presented for approval. Benevento explained that he was
not at the meeting and will be abstaining from voting on these minutes.
Somes: Motion to approve the minutes of the August 18, 2015 Parking and
Traffic Commission meeting. Clausen seconds the motion. The motion carries
(6 -0 -1) with Benevento abstaining.
7. Old / New Business
Benevento asks if there is any new or old business to come before the
Commission at this time.
Follow up on Discussion with Councilor Lang on Stop Sign Request for
Livingston Avenue
Sgt. DiRuzza recalled that at the last meeting the Commission had a discussion
with Councilor Lang on a request for a stop sign on Livingston at Upland near
Obear Park. He reported that it appears that there was a stop sign there at one
time and it is no longer there. He also reported that there was an accident at that
intersection this past weekend that resulted in someone being transported to the
hospital.
Benevento suggested that the Commission find out if the ordinances call for a
stop sign at that site and if so have Public Services replace the Stop sign. He also
suggested that the Commission should look at this area noting that the accident
this weekend adds some urgency to the situation. He suggested that the
Commission could visit the site on the 17 after the visit to the Sohier Road.
Benevento requested that Councilor Lang be notified of the site visit and that the
Commission is looking into the ordinances to determine if there is supposed to be
a stop sign there that needs to be replaced. St. Louis stated that he would take a
look at it as well.
Request for Stop Sign on 50 -52 Dunham Road
Sgt. DiRuzza reported that he has received a request that the owners of Cummings
Properties on Dunham Road install a stop sign.
Benevento noted that it is private property and suggested that the Commission
could tell them to put up a stop sign for safety reasons but he does not know how
enforceable it will be.
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Request for Crosswalk at Dodge Street and Wirling Drive
Sgt. DiRuzza recalled that the Commission visited this area and asked where the
matter stands. He explains that he received an email regarding the status of the
request from Councilor Martin.
Benevento recalls that there was discussion about moving the crosswalk. Clausen
recalled that the issue was sight distance. He stated that he will send a letter to
Councilor Martin.
Discussion regarding Herrick Street and Ames Road
Benevento reported that there is a crosswalk that goes across the street and ends at
a resident's driveway. He stated that he thinks that the crosswalk should go across
the street to the ball field and the one that leads to the driveway should be moved.
He cautioned however that there would be a cost involved in that as they would
have to install curb cuts and handicap ramps etc. He estimates that the cost would
be about $5,000.
St. Louis questions if we want people to cross in that location or have them go up
to the next major intersection.
Clausen explains that the situation was brought to his attention by Councilor
Latter. He explains that there is a gap in the fence that should be fixed as well to
deter people from using it as an entrance /exit to the field.
Benevento suggests that Clausen send Councilor Latter a letter and suggest that
the gap in the fence should be fixed to encourage people to use the signalized
intersection for entrance to the ball field and that any other work would be a
major expense to the city.
Discussion on Parking at the Community Gardens
Sgt. DiRuzza reported that he has received a complaint about people parking
along the fence and drivers exiting the Community Gardens cannot see coming
out of the road.
Clausen states that he anticipates one more growing season at the Community
Gardens before it is moved.
Benevento notes that restricting parking in that area would have to be for certain
times of the year.
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St. Louis states that the area is used for parking during services at the Jewish
Cemetery.
Benevento suggests that the PTC visit the site on September 17t' while they are
out doing site visits.
Jonathan Salt of the Beverly Bike Committee addressed the PTC and stated that
they are thrilled with the improvements that have been made to the bike paths
around the city. He notes that there are some areas where there is parking and that
is confusing.
Clausen explains that sharrows indicate that the bike lane is shared with drivers
and there could be parking in those areas in some cases.
7. Next Meeting
The next regular meeting of the Parking and Traffic Commission will be held on Tuesday,
October 6, 2015 at 8:30 a.m.
8. Adjournment
Benevento asks if there is any additional business for the Commission to conduct. There
is none.
Binns: motion to adjourn, seconded by Clausen. All members in favor, motion
carries 7 -0.
The meeting is adjourned at 9:50 a.m.
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