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2-27-18 BPB MinutesBeverly Planning Board Meeting Minutes February 27, 2018 CITY OF BEVERLY PUBLIC MEETING MINUTES Board: Planning Board Meeting Date: February 27, 2018 Location: Beverly City Hall, City Council Chambers Members Present Chair Ellen Hutchinson, Vice -Chair Ned Barrett, Zane Craft, Ellen Flannery, Allison Kilcoyne, David Mack, Wayne Miller Members Absent: James Matz Others Present: Assistant Planning Director Darlene Wynne Recorder: Samantha Johanson, Recording Secretary Chair Ellen Hutchinson calls the meeting to order at 7:04 p.m. Subdivision Approval Not Required Plans None. Approval of Minutes None available. Flannery: Motion to recess for public hearings. Miller seconds the motion. The motion is approved unanimously (7 -0). Continued Public Hearing: Open Space Residential Design (OSRD) Site Plan #10 -17 and Definitive Subdivision Plan — 20, 30, & 40 Webster Avenue (Hickory Hill Way) — Construction of a 750 -foot long private roadwav with three duplex building lots and a 425 -foot long common drivewav with three single familv building lots — Benco LLC Mack: Motion to waive the reading of the public notice. Flannery seconds the motion. The motion is approved unanimously (7 -0). Attorney Thomas Alexander, One School Street, Beverly, tells the Board they were able to do the video for the drainage and sewer line on Webster Avenue and Goodwin Road and the results were good. He notes they will realign the entrance and install sidewalks as recommended by the Parking and Traffic Commission. He responds to Amy Maxner's, Conservation Agent, comment about the rip rap adding that they believe rip rap drains better and lasts longer than a retaining wall, as a retaining wall may fail. He notes they are taking the stormwater detention area out of the open space and will redesign it, remove the fence, and landscape with appropriate shrubs and screening to look more natural. Bob Griffin of Griffin Engineering Group, 495 Cabot Street, Beverly, shows the Board the sidewalk changes on the plan and a new crosswalk across Webster Avenue on the east side. He notes they will redesign the detention basin, but that it cannot be located elsewhere because it is the lowest area of the site and needs to drain into the wetland area. They can change the shape of it and add some landscaping to the area. With regards to the rip rap, he provided the Conservation Commission with specifications and a design with smaller gravel and crushed stone. Beverly Planning Board Meeting Minutes February 27, 2018 Griffin says Wayne's Drains did the camera work and they were able to view and clean 700 feet of sewer line and 900 feet of drain line and they confirmed they do need to replace the line across Lot 1. In general the rest of the pipes were all in good condition. He adds they gave Lisa Chandler of the Engineering Department the video and inspection report and they know the pipes do not need to be modified to construct the development. Griffin tells them that the Fire Department was fine with the road width that was changed from 24 feet to 20 feet for the number of houses for the site. They will have to make the basin bigger because they will be adding a sidewalk. Hutchinson opens the discussion up to questions from the Board. Wayne Miller asks if the retention basin is outside the Greenbelt area. Griffin tells him that if they don't want the retention basin, they don't have to have it. Miller then asks him why they recommended the rip rap vs. the retaining wall. Griffin tells him they were worried about erosion of the slope and if it was vegetated it would be subject to erosion and rip rap shouldn't erode at all. He notes they have filed their application with the Conservation Commission. David Mack asks if they are going to submit revised plans reflecting the changes. Griffin tells him that at the last Board meeting Wynne wanted to give the Board some time to think about these changes to get some feedback from them before they started to make plan changes and he would like to present revised plans at the next Board meeting. Mack asks for a list of waivers that they have requested when they come back for the next meeting. Miller asks if recycling would be included in the updated plan. Alexander tells him that they already provide it at a unit nearby and will extend it to these units as well. Miller asks if they are restricting composting. Griffin tells him they won't restrict it and also says that the homeowners association will be in charge of maintaining the drainage structure and the open space. Hutchinson asks if one of their waivers is to have no streetlights. Griffin tells her yes and they will have some lights but from the residences. Hutchinson mentions that due to its proximity to the train station she thinks they should have some more lighting for safety purposes in the event some residents walk to the train station in morning and night and may need lighting as well in the dark because it's a heavily wooded area. Griffin tells her he would like to consider it and see if he can come up with some sort of fixture that they can provide on the walkway without casting light onto their neighbors. Miller recommends motion lights or something similar to light up the area. Hutchinson asks if the Engineering Department or Department of Public Services has signed off on the proposed provisions to the basin. Griffin tells him they haven't seen the changes yet on the plans. Alexander mentions they will touch base with the Engineering Department prior to their next appearance at the March meeting. Mack: Motion to continue to the next meeting on March 20, 2018. Barrett seconds the motion. The motion is approved unanimously (7 -0). Continued Public Hearing: Site Plan Review Application #133 -17 — 40 & 100 Sam Fonzo Drive — Construct a commercial office and warehouse on existing vacant lot — Fonzo Realty LLC Wynne tells the Board they requested a continuance because their ANR plan is not ready. 2 Beverly Planning Board Meeting Minutes February 27, 2018 Mack: Motion to continue public hearing to March 20, 2018 meeting. Flannery seconds the motion. The motion is approved unanimously (7 -0). Public Hearing: Site Plan Review Application #134 -18 — 268B Cabot Street — Construct 5- story, mixed -use addition to rear and above existing commercial building — Overlook Cabot, LLC Wynne reads the public notice. Miranda Gooding from Glovsky and Glovsky, 8 Washington Street, Beverly, on behalf of Overlook Cabot, LLC, introduces Peter Lutts, Principal of Overlook Cabot and Owner and Developer, Dan Ricciarelli of Seger Architects, Project Architect, and Scott Cameron from Morin - Cameron Group, Project Engineer. Gooding tells the Board they are there for site plan approval and an inclusionary housing application. Gooding presents to the Board slides of existing conditions of the site, including where the project is located, views of the site, and what tenants are in adjacent buildings. She describes the project, which is a 5 -story addition in the rear of the building to contain 9 new residential units and an increase in commercial area to support the existing Atomic Cafe and yoga studio. She shows that the required residential off -site parking will be provided within 500 feet of the project located at 95 Knowlton Street — which the applicant also owns. She points out on the proposed site plan the proposed addition and the access from the rear on the Pond Street parking lot. The lot is 5,087 square feet with 54 feet of frontage on Cabot Street in the CC Zoning District abutting the municipal parking lot. She tells them there are no dimensional requirements or setbacks that are applicable, but the property is required to have 50 feet of frontage. The height of the project is under the maximum of 55 feet, at about 50 feet 7 inches. Mack asks what triggers Site Plan Review and Gooding tells him that Site Plan Review is triggered when you have an increase in gross square footage of 40% or more. Gooding tells the Board that the team has done a great job with fitting the residential use of the property on Cabot Street proportional to the street. She shows them the perspective of Atomic Cafe from Cabot Street. She then shows the proposed conditions on the site plan, that they show the parcel will be filled in entirely with a building with a zero foot setback as allowed in the CC zoning district. They have spoken with the City Engineering Department about an easement granted to the City when the municipal parking lot was improved, which contains 2 light poles that light the lot. She tells them that the applicant would be responsible for permanent lighting in the parking lot for the building after removing those light poles. The easement is being reviewed by City Solicitor. Gooding notes the most significant component is the parking; the zoning ordinance requires residential parking to be either on -site or off -site on a dedicated site within 500 feet. The required parking for the nine residential units will be 16 spaces total which will be provided in the off -site lot. The seven 2 bedroom units require 2 spaces and two 1 bedroom units require one space. Gooding say the seven 2- bedroom units will be 730sf to 857sf, with 1 %2 bathrooms, and the two 1- bedroom units will be 600sf to 760sf. She explains that two floors of new commercial space will be accessed in the rear of the building which is intended to support an expansion of Atomic Cafe which is proposing outdoor open -air seating to complement the existing building. Also, the Moon and the Mat yoga studio, which is the commercial space located on the ground and first floors of the improved building, will have access from the rear of the building off of the municipal lot. She tells the Board that in addition, Lutts has been working and discussing with the Design Review Board about making improvements to the proposed fagade at 270 Cabot Street. Beverly Planning Board Meeting Minutes February 27, 2018 Gooding tells them that the affordable housing will apply to 1 unit and will be permanently restricted at 80% of Area Median Income. They have also met with the Mayor, Councilor Rand, the Design Review Board, and Beverly Main Streets, who expressed some reservations about the early designs. She notes that DRB and BMS have been pleased with the accommodations and improvements made as a result of their input. They have met with the Parking and Traffic Commission who has voted to recommend the project. Peter Lutts, the developer and applicant, tells the Board that one of his goals is to help the retail area and he believes it is a very influential area of Beverly. He says they lowered the addition one story so that it would fit better with the Cabot area. Dan Ricciarelli of Seger Architects shows the Board the floor plans of the design. He explains the back level of the building and the 2 -story retail. He notes everything will be accessible through the backside of the building and they will also provide bicycle storage and an inside trash area. He shows the Board the back deck proposed for Atomic Cafe, the stairs and elevator, the units and where windows are located. He notes how the building is setback from Cabot Street. He explains some of the materials and design considerations they will be using to tie everything together and improvements on the existing building. Mack asks about snow removal since the City currently takes care of it. Gooding tells him the City has been taking the snow completely out of that lot. Miller asks where the rain garden is. Ricciarelli points it out showing the view from the parking lot and tells him it is a retaining wall on the ground level. Miller asks what the heights of the building are to the left and right of it. Ricciarelli tells him the building to the right comes up to their third story windows. Scott Cameron of the Morin - Cameron Group, civil engineer, located at 66 Elm Street, Danvers tells the Board that the existing building is about 2,300 square feet and the proposed expansion will occur in the back which is overgrown. For stormwater management, they propose improving the condition by taking an open gravel dirt area and introducing an engineered rain garden, which will be terraced and contain planter boxes. Cameron describes the existing utilities and their plan for demolition and erosion control. He notes they are planning to have a temporary construction easement for 5 parking spaces which will be fenced off with a secure temporary construction fence and will also use the easement as a staging area for equipment, cranes, and building materials. They are working with National Grid to remove the utility pole from the parking area and the overhead wire will now be underground. Cameron then describes the site plan and proposed utilities. He describes how they will provide handicap parking, access and reduce the grade to meet the requirements of the Architectural Access Board. He explains the Knowlton Street parking plan, noting the site is an existing parking lot which was originally used for a funeral home. They are providing 6 spaces for that site, 16 parking spaces for the project and one additional spaces for 6 Knowlton Street, with one -way circulation; there will be an easement to 268 to use for parking. He notes the construction detail sheet slide shows the design for the rain garden being tucked under the building, though it will catch afternoon sunlight. He adds that the garden will contain gravel where they will set the planters for residents to plant flowers; the water will drain through it and there will be an overflow drain at the end of the slope and out to the municipal lot. Underneath it all there will be 6 -8ft of gravel. He notes it represents Best Management Principles and will reduce runoff compared to the the current condition. Miller asks if the french drain on the south side of the trash room is outdoors or indoors. Cameron explains that is outdoors because the roof run off will come off the roof, and the french drain will collect 4 Beverly Planning Board Meeting Minutes February 27, 2018 it and direct it underground. Miller then asks if the trash room includes recycling and if it is private. Cameron confirms it is. Barrett asks if there will be assigned spots for residents at Knowlton Street and asks if the former funeral home will be using the lot in the future. Cameron confirms they will be assigned spots. Gooding confirms here will be no funeral parking. Barrett asks what will be done to discourage residents from using the municipal parking lot and encourage them to use Knowlton Street, which is further away, even for shorter terms. Gooding answers that they cannot condition use of public parking but notes that one of the amenities of the project is the parking, especially for overnight parking. She confirms the parking will be included in the rent. Barrett also asks if the Atomic deck will be enclosed and suitable for four seasons. Gooding tells him it will be open air with a guardrail, but is covered by the building above it. Lutts mentions he'd like it to be four seasons, but will confer with the retail owner. Miller asks about parking access from the building. Wynne confirms that the walking distance is approximately 460ft. Miller asks the plan for the roof and can they put in solar. Ricciarelli tells him that it is a very small footprint roof and they may not have enough area for solar; but may find some room for it. Hutchinson asks if mechanicals will be visible. Riccarelli tells her no, because there is a small parapet. Hutchinson asks Gooding to confirm the former funeral home has no claim on parking spots at 5 Knowlton Street. Gooding tells her there are no claims on the parking spots and the only easement they retained was one parking spot for 6 Knowlton Street. Wynne mentions she passed out a letter from the City Engineering Department. She also summarizes a letter of support for the project from Chris Koeplin, Beverly Crossing, which states that this type of project is appropriate for the area; that they are pleased to have another high quality developer putting resources into Beverly; and appreciative of efforts to make the project fit. She asks Gooding if she has copies of the letter from Beverly Main Streets to submit to the Board. Wynne asks Gooding to circulate it to record for the next meeting. Wynne also mentions letters from the Fire Department and clarifies the NFPA 241 report requested. She notes that the Fire Department is requesting a report on impairments prior to construction to address traffic flow and how access to buildings is maintained during construction. She notes this application is already preparing this report and that it is not required during Site Plan Review but the comment is more of a heads up to the applicant. She notes that Conservation Commission review is not applicable. She adds that the Board of Health is requesting consideration of loading and unloading hours and that the Police Department had no issues. Wynne is waiting on a letter from Parking and Traffic. Hutchinson asks developer about delivery hours for Atomic currently and Gooding tells her they will come back with more specifics to evaluate if conditions are warranted. Mack asks about the possible 4 to 5 parking spaces used for storage construction material and if there is any consideration of replicating the parking during construction. Gooding tells him that the easement document does include the right to have the construction vehicles parked there during the construction period and for overflow public parking. Hutchinson asks if the public has any comments. Bob Murphy has an office at 266 Cabot Street, he is a real estate appraiser, and has been an occupant at 266 Cabot Street for 12 years. He asks what the distance is from the proposed building and 266 Cabot Street. Cameron tells him that the building is 2.3 feet off of the property line to accommodate utilities and french drain. Murphy says that it adversely affects the property in which he is an occupant. He notes that the south side of the building has no windows because it is 2.3 feet away from 266 Cabot Street and if you have windows on the north side you will be looking at a wall. He mentions that the staircase with 2 Beverly Planning Board Meeting Minutes February 27, 2018 story windows will be facing a solid wall and it will cut out the light in their building. He adds that they have to service that side of the building and asks how they are going to be able to take care of their building. He notes that in the side yard there is currently a 611 gap between the buildings and a fence between the buildings providing locked access to their side yard there; he adds they routinely walk in that area between buildings to service vents and the building and they need that access to maintain the 266 building. He tells them that Lutts has an easement to travel on that side of the building to maintain his side of the 268 building. Gooding tells the Board that the team became aware of Mr. Murphy's concerns the day before and they will come back to the Board with possible ideas to accommodate Mr. Murphy's concerns. Janice Preston of 3 Pickett Street states she is the former owner of the building and is in favor of the project. She would like to see the plantings of the rain garden as maintained landscaping, not for tenants' gardening, to provide a kept up appearance of the building from the parking lot. She does have some concerns about what Mr. Murphy has brought up. She asks about the emergency egress. Cameron explains to her that egress is in the northerly corner of the building. Ricciarelli indicates they are looking at egress on both sides. Preston, notes that the southerly egress would not be suitable for handicapped usage. Gin Wallace of 34 South Terrace tells the Board that she is representing Beverly Main Streets. She notes that sometimes it is hard to balance the applicant's request for a new project and Mr. Murphy's concerns. She notes that Beverly Main Streets does support the project and they are happy the design has been brought down to scale. She notes the changes she's seen are dramatic and she thinks it is a much better scale, materials, and color choices, for this neighborhood. Mack encourages the applicant to try to accommodate Murphy's issues, and ask that the Fire Department and Police Department be aware and take a better look at these issues. He mentions the Board's review is limited to site plan review, that they don't have the ability to deny but could impose reasonable conditions. Other than safety and parking, it isn't within the Board's purview to accommodate other concerns like view blockage. Hutchinson comments that they would like to wait for recommendations from the Design Review Board before moving forward. Mack: Motion to continue to public hearing to the next meeting on March 20, 2018. Barrett seconds the motion. The motion is approved unanimously (7 -0). Miller: Motion to close public hearing and reconvene the meeting. Flannery seconds the motion. The motion is approved unanimously (7 -0). Special Permit #122 -10 for 865 Hale Street (approved May 2010) — Request for Additional Two - Year Extension — Kevin and Susan Barry Miranda Gooding of Glovsky and Glovsky, 8 Washington Street, Beverly, is representing the clients Kevin and Susan Barry. She notes they had obtained a Special Permit for a pork chop lot in 2010 in response to a residential development noting they wanted to make sure their property values were maintained by putting in the second lot. The Special Permit was extended and renewed during the period of 2010 to December 2017 while awaiting the fate of the property at 875 Hale Street, between the applicant and neighbors challenging the subdivision. The Barry's would like to see what will happen with the other development and would like to extend their Special Permit. 11 Beverly Planning Board Meeting Minutes February 27, 2018 Mack asks what the date is they are looking for the extension until. Gooding tells him until May 19, 2020. Mack: Motion to grant extension of special permit for two years until May 19, 2020. Barrett seconds the motion. The motion is approved unanimously (7 -0). Request for Minor Modification to Site Plan Review #125 -16 — 110 -114 Rantoul Street — Barnat Beverly LLC Sarah Barnat is requesting a modification to the site plan to replace a 7 -space parking area between this building and the building next to it (Beverly Depot Condominium) with a landscape/hardscape area. Barnat notes those parking spaces were relocated to the Parking Garage under a separate agreement between the Condo Association and the MBTA. She has worked with the retail tenants and they would like to see an outdoor landscaped area. The space does require fire truck access to the side /rear of the building and to the garage. She notes they have to do more visual cues than grass. Also, residents /tenants need to be able to roll out trash bins for the residential and the retail uses at least 2 times a week and she has provided a pad to roll them out for about a 1 -hour scheduled pick up. She notes they have a canopy walkway area into the T- garage and have introduced accordion floor to ceiling windows and she would like to extend the open space into this park area. She describes the plan to landscape it with some raised planter beds, integrated benches, and a green screen covered by planters. She shows renderings and discusses possibilities for more programming for outdoor festivities and craft shows. Miller asks her what material they will be using. Barnat tells him that there will be pavers, granite seating, and scored concrete in different colors /patterns. Mack asks about the compliance for the number of parking spaces. Barnat tells him that it doesn't change compliance; these spaces were not required to meet the parking requirements. Hutchinson asks if they are maintaining fire access. She tells them they are and shows that they will have some removable bollards the Fire Department can take down for an emergency to prevent people from driving in. She consulted with the Fire Department on how narrow they can make the planting beds. Miller asks if the Fire Department has any requirements. She explains they have some weight restrictions because of the fire truck access and the grease trap services the building under the patio and therefore could not use permeable pavers on that portion. But they have increased the permeable surfaces in the walkway by adding the planters. Hutchinson asks if the rendering on board is related to the project and she tells her it is and it is a view from the roof. She then shows them the rendering of the typical unit which will all have the same design. Hutchinson asks her if the Fire Department has signed off on this project. Barnat tells her that they have. Wynne says that they have not sent a letter. Barnat says having a written approval would be ideal. Miller asks if the trash has to go on a platform. Barnat tells him it is still the concrete pavers but they have isolated an area for trash placement and the tenants can roll the barrels out. They have not established who will be servicing trash and recycling. Barrett asks would the commercial tenants be prohibited from moving the bollards for deliveries or using it as a loading zone. Barnat acknowledges she hasn't decided if the restaurants would be able use it or the tenants use for loading. She adds they are seeking a loading area on the street. Barrett is curious how the 7 Beverly Planning Board Meeting Minutes February 27, 2018 Fire Department would react with the idea of using it as a loading zone, if it could potential clog up emergency access. He wants to know what the Fire Department would say if that is used as a loading zone from time to time. Barnat would prefer the loading zone out front, but was open to see how things evolve operationally. She would be okay if the plaza is not used as a loading area. Miller suggests locked bollards that only emergency vehicles can access. Wynne tells the Board that the Engineering Department submitted a letter but had no comments. Mack thinks that it's a minor modification but wants to see a letter from the Fire Department. Mack: Motion to deem this is a minor modification. Miller seconds the motion. The motion is approved unanimously (7 -0). Mack: Motion to continue discussion to March 20th meeting. Flannery seconds the motion. The motion is approved unanimously (7 -0). Request for Minor Modification to Site Plan Review #93 -08; Request to Extend Expiration Date of Special Permit #115 -07 — 95 Sam Fonzo Drive — The Coast Group Hutchinson introduces a minor modification to a site plan and a special permit extension. Dan Simonelli of Coastal Group, 20 Oak Street, Beverly, MA says they are seeking to construct a building for partial use for their corporate headquarters and part of the space would be for engineering, shop space, and additional space leased for tenants. He notes he is looking to extend the special permit granted back in 2008. Hutchinson asks about the plan modifications. Simonelli notes the site plan modification is required because they need to change the retaining wall due to manufacturer's specs to the materials; he notes the line stays the same but the radius changes. Hutchinson asks if that is the only change. Simonelli adds there is a slight change to the material of the building. The original proposal called was metal clad, they have proposed more modern, high efficiency foam panels. Wynne notes that the height of the building has also changed. Simonelli confirms the height is increasing to 30ft from 26ft. Mack asks what the height limit is in that zone. Wynne tells him that it is under the zoning height requirements but that they need to get the FAA approval regarding the height of the building regardless of the Board's decision. She notes that the Beverly Airport Manager had some concerns and Simonelli confirmed they had been in discussion. Simonelli notes they did run a model and the building does have a small protrusion into the flight pattern. He's hoping the FAA will recommend adding some lights to the top of the building and that will be sufficient. Barrett asks if the Board can approve the special permit extension now and continue the parts of the site plan for further detail in March or April. Simonelli indicates this is reasonable. He mentions he is interested in obtaining approval for the retaining wall construction at this time as well, so they can get started on that. Mack asks if they can do a partial approval to the minor modification. Wynne tells him they can specify to which part they are approving a modification. Simonelli mentions that the retaining wall will take a few months to construct and nothing else can go in until that is constructed. Hutchinson asks him if they are simply changing the material of the walls. Simonelli tells her that the specifications of the wall could not be met with the materials that were specified in 2008. He believes it is Ej Beverly Planning Board Meeting Minutes February 27, 2018 the same material they originally approved in the specifications. He shows them that they have reengineered the radius of the wall. Hutchinson then asks if the increase in building height affects the square footage. Simonelli tells her no, that it is still 100 x 150. He mentions the increase in height is to provide office space in a mezzanine level and to make it larger than a 7' height space. He said originally it was intended to be warehouse space and this is meant to be more of an office center — that could include storage, warehouse, manufacturing, office space. Barrett comments that all of these items seem minor to him. Barrett: Motion to grant extension for special permit for two years to March 24, 2020. Mack seconds the motion. The motion is approved unanimously (7 -0). Barrett: Motion that the modifications to the retaining wall, the exterior cladding, and the height change are all minor modifications. Flannery seconds the motion. The motion is approved unanimously (7 -0). Simonelli confirms that the proposed use will be a business use. He suggests that depending on the tenant coming in, he would at that time request a change in use. Hutchinson asks if that changes the parking requirement. Wynne says it could. Simonelli confirms that they have looked at that and could require additional spaces. Wynne clarifies that the existing calculation is only for 3,000 sf of office space. Simonelli says he believes that there is a large parking lot and sufficient room for meeting parking requirements. Barrett suggests tabling the use change. Barrett: With respect to the retaining wall, motion to approve the requested modification materials as requested by the applicant. Mack seconds the motion. The motion is approved unanimously (7 -0). Barrett: With respect to the exterior cladding and modification, motion to approve the requested modification as requested by the applicant. Mack seconds the motion. The motion is approved unanimously (7 -0). Barrett: With respect to the modification of the height up to 30 feet, motion to approve that request subject to approval by the FAA and /or compliance with any FAA requirements concerning the change from 26 feet to 30 feet;. Miller asks if they have met with the Beverly Airport. Simonelli acknowledges that they are talking with the Manager of the Beverly Airport and will accommodate the airport's needs, including lowering the height of the building if necessary. Barrett amends the motion to add a condition for compliance with any requested conditions made from the Beverly Airport Commission. Mack seconds the amended motion. The motion is approved unanimously (7 -0). Adjournment Barrett: Motion to adjourn the meeting at 9:28 p.m. Craft seconds the motion. The motion passes unanimously (7 -0). E]