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2-5-19 BPB MinutesCITY OF BEVERLY PUBLIC MEETING MINUTES Board: Planning Board Meeting Date: February 5, 2019 Location: Beverly City Hall, City Council Chambers Members Present Chair Ellen Hutchinson, Sarah Bartley, Derek Beckwith, William Boesch, Alexander Craft, Ellen Flannery, Allison Kilcoyne, Wayne Miller Members Absent: Vice Chair Ned Barrett Others Present: Darlene Wynne, Assistant Planning Director Recorder: Samantha Johanson, Recording Secretary Chair Ellen Hutchinson called the meeting to order at 7:00 p.m Hutchinson introduced the new Planning Board members Sarah Bartley and Derek Beckwith. Subdivision Approval Not Required Plans a. None. Approval of Minutes (as available) Discussion on Planning Board Minutes from November 20, 2018. Ellen Flannery offered changes to the minutes. Flannery: Motion to accept the November 20, 2018 meeting minutes as amended. Alison Kilcoyne seconds the motion. The motion is approved (6 -0 -2). Sarah Bartley & Derek Beckwith abstain. Discussion on Planning Board Minutes from December 18, 2018. Flannery offered changes to the minutes. Flannery: Motion to accept the December 18, 2018 meeting minutes as amended. Kilcoyne seconds the motion. The motion is approved (6 -0 -2). Bartley & Beckwith abstain. Discussion on Planning Board Minutes from January 15, 2019: Flannery offered changes to the minutes. Flannery: Motion to accept the January 15, 2019 meeting minutes as amended. Kilcoyne seconds the motion. The motion is approved (6 -0 -2). Bartley & Beckwith abstain. Recess for Public Hearings Flannery: Motion to recess to Public Hearing. Wayne Miller seconds the motion. The motion is approved (8 -0). Beverly Planning Board Meeting Minutes February 5, 2019 Public Hearin: Special Permit #170 -19 — 278 Cabot Street — For a new hotel use in the CC Zoning District — 278 Cabot Street LLC c/o Glovsky & Glovsky Materials added into the record: • Special Permit Application • Addendum to Applications for Special Permit • Plan of Land for 278 Cabot Street, Beverly, MA prepared by American Land Survey Associates, Inc. and dated 12/14/18 • Letter from Bill Burke, City of Beverly Board of Health, datedl /30/19 • Letter from Sergeant Tache, Beverly Police Department, dated 1/30/19 • Email from Lisa Chandler, Staff Engineer, dated 1/29/19 • Letter from Gin Wallace, Beverly Main Streets, dated 1/16/19 • Planning Department Staff Report for 278 Cabot Street • Emails from abutters and neighbors to the project in response to applicants notification, names and dates vary Wynne reads the Public Notice. The applicant is seeking a special permit to allow a hotel use in the CC District, together with any other such relief required for the proposed use. The plan is to convert +/- 3,600 square feet of the first floor of the building into a 13 -room micro - hotel, including lobby and common areas. Miranda Gooding from Glovsky and Glovsky representing the applicant for 278 Cabot Street LLC tells the Board that Ben Carlson, property owner, and Thaddeus Siemasko are present for the hearing. She says that Carlson is looking to change the use in an existing mixed use building from commercial on a portion of the ground floor to a hotel use, while retaining the remaining commercial and residential uses. Gooding shows the Board the aerial view of the property on Cabot Street. It is close in vicinity to two public parking lots, and is in a prime location for the downtown area. The applicant plans to convert 3,600 square feet of ground floor space into a 13 -room micro hotel which provide efficient, cost - effective spaces. The rooms will be about 150 sq. feet with king and queen size beds and the project would retain about 1,500 sq. feet of retail on the ground floor, as well as residential space on the other floors. The project also satisfies the City's parking requirements. She says Carlson is considering operating the building himself with some employees or possibly leasing it to another entity to operate the hotel portion. She notes that prior to the public hearing, Carlson sent letters to the abutters and he received positive responses about the project. They were presented to the Board for the record. Thaddeus Siemasko of SV Design shows the Board photos of the future project from the street view on Pond Street and Cabot Street. He explains they will add a roof over the back egress of the building to protect residential tenants from the elements, but it will not be fully enclosed. Siemasko then shows the Board a survey plan in addition to the existing floor plans of the entire building, noting the existing residential layout and egresses. He says the exterior is brick with a variety of red and gold colors. Siemasko shows the floor plans, retail space, and lounge space of the hotel and notes one accessible room is included. He notes the building has a dry and high - ceilinged basement, so it Beverly Planning Board Meeting Minutes February 5, 2019 can be used for administrative functions. Some of the rooms will have adjacent rooms that can be shared. The proposed changes are to replace the storefront with some new awnings, add some windows, infill the stone, and add a power operated door. For the backside of the building, he shows them the covered porch, but notes not a lot of actual work will be done on that side. Siemasko shows the Board photo examples of micro -hotel rooms. The lobby space will be open and organic with a seating area for guests. Hutchinson asks Siemasko about the existing exterior of the building and how different it will be. Siemasko says that the brick will be repointed, cleaned up, and painted and they will add awnings and new glass at the street level. Wayne Miller asks Siemasko if they are considering adding a floor to the 2 -story portion of the building. Siemasko says they are not currently considering it. Flannery asks if there will be any deliveries made to the hotel. Gooding says no food deliveries and laundry will probably be done on site. Flannery asks if there will be any coordination with the construction and any work on Cabot Street. Gooding comments that there will be coordination with the Cabot Street work and this project as recommended by the Engineering and Police Departments. Flannery asks what the trash removal will be. Carlson comments that it will be weekly and small pick -ups, and notes there is currently a nook for trash. Flannery asks if there will be any additional exterior lighting. Gooding tells her there will not be. Bartley asks about the communication with the current residential tenants in the building. Carlson says he spoke with the tenants and there were no issues with this project. Gooding tells her there is no plan to change the existing residential use. Wayne Miller asks if there will be any composting or recycling on -site. Carlson tells him currently there is use of regular recycling bins by the residents. Kilcoyne asks if there is a spot for people to drop off luggage. Gooding comments that the Police Department would like to see a solution for drop off. She suggested parking out front be a 15- minute space or direct unloading in the back of building where the space and curb cut is. The applicant will work with the Police Department to finalize the loading area and get approval by the Parking & Traffic Commission and City Council, as necessary. Kilcoyne asks if residents would still use the City parking lot. Gooding says yes. Hutchinson asks how many parking spots will be required for the hotel use. Gooding says the requirement is 1 space per hotel room, so it would need 13 spaces. She notes a residential use would require 7 -14 spaces depending on how many bedrooms. There are four 1- bedroom apartments with the requirement for 1 space each and three 2- bedrooms for 2 spaces each — for a total of 10 parking spaces. In total, the current use demands 34 parking spaces, which is not subject to review. She points out that the requirements for parking for this space would be 14 parking spaces if there were no change in use, which is 1 more than the hotel use. Hutchinson comments that Peter Van Ness owner of 9 Wallis event space commented in his email response to Carlson about the difficulty of parking in that area currently. Hutchinson asks Gooding to confirm that after the project is completed that there will be no additional pressure on Beverly Planning Board Meeting Minutes February 5, 2019 the parking. Gooding tells her there won't be, that the parking is satisfied with both uses. Hutchinson asks if there will be any conditions on length of stay at the hotel. Gooding tells her that Carlson needs to further look into it, but more than likely it would depend on the market. William Boesch asks how much the rooms will cost per night. Gooding tells him the range is about $99 -$150 a night. Beckwith asks if any of the residential units are affordable housing. Gooding tells him they are not. Beckwith then asks about any plans to have solar panels put on the building. Carlson tells him that they have some proposals to review regarding solar, but nothing has been decided yet. Miller asks if the Parking and Traffic Commission should review the plan. Hutchinson comments that the question is valid but she is not sure if it would be helpful or not for them to review it. Wynne says that if the applicant wants a loading space they will have to go to Parking and Traffic to review that issue. Hutchinson asks if there is anyone from the public who wants to speak on the project. Casey Soward, resident of 25 Wallis Street and Executive Director of the Cabot Theatre, tells the Board that he wants this project and explains how it would be beneficial to the theater, because currently they have no hotels downtown to accommodate customers and performers. He explains they currently direct people to the Wylie Inn at Endicott College or to hotels in Salem and Danvers. Caroline Mason, 583 Hale Street, Prides Crossing, notes she is a member of the Historic District Commission but is speaking for herself. She speaks in favor of the project because it will keep the aesthetic qualities of the building. Paul Trefry, 43 Glidden Street and Board of Directors for Beverly Main Streets, tells the Board that Beverly Main Streets is excited for this project. He adds they believe it will help support the two theaters and enhance the downtown area. Jay Rodricks, 1 Judson Street, expressed support for the project. He noted, however, that they get a lot of foot traffic in the alleyway between their house and the 290 Cabot Street building from theater goers who park in the public lots. Rodricks would like to see lighting and other improvements to improve the alleyway. Hutchinson comments that maybe Beverly Main Streets or local businesses could take that on as a general, maintenance clean-up project. Wynne recommends that Rodricks contact Beverly Main Streets or the Planning Department to discuss this further. Peter Lutz, owner of 268 -274 Cabot Street, supports the project and thinks that it is smart development and will help support the downtown, which needs to continue to thrive. Lutz believes this will bring more people to Beverly to utilize those small businesses nearby. Karen Wojick, 18 Pond Street, comments that parking in the area is very difficult, and most of the homes are not owner - occupied and they have a lot of tenants sharing units. Wojick asks if the Beverly Planning Board Meeting Minutes February 5, 2019 hotel will be allowed to have parking permits. Hutchinson comments that they will have to find parking as well. Miller notes the staff report says, "and any other relief required," and asks what other relief the project needs. Wynne tells him there is no other relief needed for this project. Hutchinson asks if this should go to Design Review Board. Zane Craft comments that signage usually goes to the Design Review Board. Gooding tells him yes. Miller asks if there is a precedent for it to go to Design Review Board and Parking and Traffic. Wynne says that the staff reviewed the project and felt that it was not needed for this project. Flannery says she doesn't see the need for it to go before the Design Review Board because they are not substantially changing the exterior of the building. Hutchinson asks if there will be any visual improvements for the side view of the building on Pond Street. Siemasko says they will be changing the red color to grey which he believes will improve the look. They will also be in- filling the building with new window openings. Wynne asks if the stone will look the same. Siemasko comments that the stone will be washed and repointed. Wojick asks how long the construction will take. Carlson tells her about 6 months. Wojick asks how it will affect parking on Pond Street. Carson tells her most of the work will be interior. Wynne tells the Board that they may need a police detail for Pond Street and all utilities need to be improved prior to the Cabot Street infrastructure project. Carlson says he met with the Engineering Department about fencing for public access during construction. Wynne tells the Board that they received letters from the following: Traffic Sergeant Tache from the Police Department had some questions regarding construction (scaffolding and pedestrian access will be maintained) and about drop -off locations. The two letters from the Engineering Department requested information and noted discussion with the applicant about the sewerage costs and about getting approval for temporary construction plans. A letter from the Board of Health contained standard conditions that the Planning Board could adopt. They also received a letter from Beverly Main Streets expressing support for the project. Flannery: Motion to close the Public Hearing. Kilcoyne seconds the motion. The motion is approved (8 -0). Public Hearing: Special Permit #171 -19 — 31 Park Street — For relief from parking requirements under Section 300 -59D for a restaurant use — Backbeat Brewing LLC Materials added into the record: • Special Permit Application Form • Letter from Pete Harkens, Backbeat Brewing Company LLC • Decision on Special Permit by the Zoning Board of Appeals for 27 Park Street • Site Plan for Special Permit, 31 Park Street, Beverly, MA, prepared by Griffin Engineering Group Beverly Planning Board Meeting Minutes February 5, 2019 • Architectural Plan Set (5 sheets), for Backbeat Brewing Co, prepared by David Rader Architect • Letter from Sgt. Tache, Beverly Police Department, dated 2/5/19 • Email from Steve Frederickson, Building Dept, dated 1/30/19 • Letter from Bill Burke, Beverly Board of Health, dated 2/1/19 • Planning Department Staff Report for 31 Park Street Wynne reads the Public Notice. The applicant is proposing a 4,000 sq. foot production brewery and 1,900 sq. foot taproom that also brews and serves coffee and serves food. The food service component makes this a restaurant, per the City's Zoning Ordinance, the use for which the applicant was granted the required Special Permit. The project requires a Special Permit from the Planning Board for relief from the parking requirements. Peter Harkens, 503 Cabot Street and applicant for 31 Park Street, (27 -31 Park Street is the full property on the deed) is owner of Backbeat Brewing Company, which will brew beer as well as roast coffee. He needs the Special Permit for parking to add a food element for snacks at the brewery. Restaurant use has higher parking requirements than a brewery /taproom, which is considered a manufacturing use and requires 15 spaces. As a restaurant he anticipates 100 seats inside and 40 seats on the patio /deck, makes his parking requirement 35 spaces. He believes his customers will be getting coffee while people come and go to the MBTA station. The site plan required for the application revealed that a number of existing spaces were nonconforming. Per the regulations there are 5 parking spaces on the site. He notes he has 70% of the space in the building, so there would be another tenant which could potentially be an auto repair facility. He adds that tenant was also granted a use special permit from the ZBA. He is asking for relief for the parking requirements for the restaurant use. Harkens points out the various spaces in front of the building, in various parking lots, and other spaces in the area, noting there is another 27 public parking spaces around the site, including near the Veterans Memorial Park. Hutchinson clarifies that there are 5 spaces on -site, 8 available spaces on the street and would he need an additional 23 parking spaces. Harkens comments that the patio will only be seasonal. Hutchinson asks if he eliminated the patio what would be created by the removal of the patio. Harkens tells her only 2 spaces would become available. Kilcoyne asks if it is because the parking garage is over 500 feet away that they can't count those spaces. Harkens says it is 700 feet away, but he would love to direct people there. Kilcoyne asks what the hours of operation will be. Harkens tells her that he would like to open at 5am for coffee until noon Mondays and Tuesdays, Wednesday- Friday from 5am to 8pm, Saturdays until 9pm. The taps for beer will open at noon Wednesdays - Saturdays and he will be closed on Sunday. He expects it to be most crowded during heavy trains for coffee in the mornings where people are typically dropped off. He says he feels that people coming off the train at night will also be a lot of his business. Flannery asks if he has explored any private parking. Harkens tells her there is a used car lot that would let employees park there and on Saturdays Bootstraps is closed, so that would be another Beverly Planning Board Meeting Minutes February 5, 2019 option. He has asked the French Club but that would have to be a paid rental. He says his next stop would be the Depot parking, where he believes the private parking is available after 4:00pm. Wynne comments that they are conducting a study to improve mobility options around the station that would improve the ability to get around in that area in front of the station. Flannery suggests he look at the electric supply company, at the corner of Federal and Park Street, which is a day business so it may be an option for employee parking or long -term parking. Harkens is looking to hire 4 -5 employees, which adds about 3 cars, so he is looking for an off -site parking lot for them. Some employees would walk to work. Hutchinson is concerned about the other part of the building and what will happen if they also have parking requirements. Harkens says that the landlord told Harkens the other tenant would have to find their own parking somewhere else. Harkens tells her that what is in front of the tenant's doors would probably become the other tenant's spaces. Then he would be left with 3 spaces on -site, but as of right now there are no other tenants. Beckwith asks if there is precedent for a special permit of this magnitude and shifting that to the street. Wynne comments that they have given parking special permits before. Beckwith asks if for over 20 vehicles. Wynne tells him she's not sure. Hutchinson says she's not sure they've seen anything of that scale. Hutchinson confirms that special permits carry with the property, not the owner, and concerned that a larger restaurant might come in the future. Wynne clarifies that an expansion of a use would need to request relief or find a solution for the net change in parking. Hannah Kermin, 40 Wallis Street, believes that the people going to breweries would go to other ones, so they will not be taking up parking for long periods of time. Wynne tells the Board she received the decision letter from the Zoning Board of Appeals granting the special permit with no conditions, and subject to compliance; a letter from Board of Health with standard comments and conditions; a letter from Sgt. Tache from the Police Department with no objections. Hutchinson asks if this goes before Parking and Traffic. Wynne tells her that it is not an automatic trigger for Parking and Traffic. Boesch: Motion to close the Public Hearing. Flannery seconds the motion. The motion is approved (8 -0). Flannery: Motion to reconvene meeting. Miller seconds the motion. The motion is approved (8 -0). The Board takes a short recess. Beverly Planning Board Meeting Minutes February 5, 2019 Discussion /Decision: Special Permit #170 -19 — 278 Cabot Street — For a new hotel use in the CC Zoning District — 278 Cabot Street LLC c/o Glovskv & Glovskv Hutchinson comments that findings should be supported by evidence. Gooding notes she recommended some findings in the application, if needed. Hutchinson notes she was concerned about the parking but that Gooding's points helped her understand that the parking is covered. Flannery: The Board then voted (8 -0) to grant the special permit application 9170 -19 for 278 Cabot Street, having met the following specific findings for consideration of the special permit request: a. That the specific site is an appropriate location for the proposed use, and that the character of adjoining uses will not be adversely affected, given its location downtown and proximity to restaurants and other amenities that could benefit from having a place to stay nearby. b. That no factual evidence is found that property values in the district will be adversely affected by such use, hearing no testimony during the public hearing to the contrary. c. That no undue traffic and no nuisance or unreasonable hazard will result, which has been addressed by the Beverly Police Department and Engineering Department regarding construction of the site. d. That adequate and appropriate facilities will be provided for the proper operation and maintenance of the proposed use, which has been addressed without question in correspondence between the applicant and the Beverly Engineering Department. e. That there are no objections from abutting property owners based on demonstrable fact, having not received any letters or public comment to the contrary. f. That adequate and appropriate City services are, or will be available for the proposed use, which has been addressed by the Beverly Engineering Department without question. Subject to the following conditions: 1. That the applicant, or his successor, shall coordinate temporary construction needs with the Beverly Engineering Department and the Beverly Police Traffic Sergeant. Construction activities shall not obstruct the clear and safe use of the sidewalk and shall be compliant with the Americans with Disabilities Act (ADA). 2. That the applicant shall designate, and obtain any necessary approvals for, a loading and unloading area for the hotel which is not located on Cabot Street. 3. That all utility work and sidewalk/roadway disturbances shall be satisfactorily repaired prior to the City- related construction activities on Cabot Street. The applicant, or his successor, shall coordinate such work with the Engineering Department. 4. That prior to occupancy, the applicant, or his successor, shall provide a site plan "As Built" drawing which includes all utility connections. This plan shall be produced and stamped by a licensed surveyor or engineer and will be submitted 8 Beverly Planning Board Meeting Minutes February 5, 2019 to the Engineering Department in .pdf and Awg (AutoCAD) format, and copying the Planning Department. 5. That proposed signage be submitted to the Design Review Board for their review and approval. 6. Subject to the comments included in the letter dated 1/30/19 from William Burke, Beverly Board of Health. Boesch seconds the motion. Gooding asks to make a comment on the motion. She asks that the Board consider removing part of Condition 2 about the loading space not being on Cabot Street specifically, noting they would need to go to Parking & Traffic and the Police for any approvals and Cabot Street may be the desired location. Flannery amends the motion to remove the language "which is not located on Cabot Street" from Condition 2. Boesch seconds the motion as amended. The motion is approved (8 -0). Discussion /Decision: Special Permit #171 -19 — 31 Park Street — For relief from parking requirements under Section 300 -59D for a restaurant use — Backbeat Brewing LLC Kilcoyne asks how many spaces are required outside of the public parking. Wynne says there are 5 parking spaces on the site and 8 parking spaces within the frontage boundaries of the lot. She notes the applicant needs a special permit for the difference which is 23; 35 spaces are required, but he has 13. Craft asks if they could have the Parking &Traffic Commission review this issue. Hutchinson comments that Parking &Traffic could review this and tell the applicant what he can do for specific agreements for private parking. Hutchinson suggests continuing the Public Hearing and giving Harkens some time to find some private parking for the brewery. Harkens comments that because they are adding snacks they are viewed as a restaurant, so this is what has caused these issues requiring the special permit. Kilcoyne thinks it would be helpful to have Parking & Traffic review this application with regards to morning commuters not taking up extra spaces. Miller: Motion to continue Public Hearing to the March 19, 2019 meeting and request that the Parking &Traffic Commission review and provide recommendations to the Board. Craft seconds the motion. The motion is approved (8 -0). Request for Permit Extension: Special Permit Application #150 -16 — 2 Hardy Street — Reguestin2 six (6) month extension for an approved six -unit multifamily dwelling in the CC District. The Special Permit Decision was previously extended through May 25, 2019 — Hardy Street Realty LLC Materials added into the record: • Letter from Miranda Gooding, Glovsky, dated January 28, 2019 • Planning Department Staff Report, 2 Hardy Street Beverly Planning Board Meeting Minutes February 5, 2019 The Board has already granted Site Plan approval, as well as Special Permits for the construction of a 3- story, 6 -unit, market -rate residential structure at 2 Hardy Street. The applicant is requesting further extension from May 25, 2019 to November 25, 2019. The request is related to securing project financing. Gooding is representing the applicant Hardy Street Realty LLC, who is requesting an extension to the special permit for a multi - family dwelling in the CC District, which would be sold to Harborlight Community Partners and provide 6 affordable housing units. They have a long financing process and they need an additional 6 months but they expect to close by June. Flannery: Motion to grant the special permit extension by six months to November 25, 2019. Craft seconds the motion. The motion is approved (8 -0). Request for Minor Modification: OSRD Site Plan #03 -10 — 52 Cross Lane — To grant a waiver for a disturbance in the No Disturb Area for a small portion of 10'x14 storage shed — Lesley MacDonald Materials added into the record: • Letter and plans submitted by Lesley Macdonald, dated 1/22/19 • Determination of Applicability from the Conservation Commission, dated 12/27/18 • Planning Department Staff Report for 52 Cross Lane Minor Modification The applicant is seeking a minor modification and a waiver for the construction of a portion of a shed (11.9 SF) within the No Disturb Area and also the clearing of debris and natural material from within the No Disturb Area. When subtracting the 11.9 SF from the No Disturb Area calculation, it remains at 50.4% of the Total Tract, exceeding the 50% minimum. The shed is not within the 25 -foot perimeter buffer or closer to a lot line than required. Lesley MacDonald, with Tony Gentile, owners of 52 Cross Lane, says she was not informed about any restrictions on their property that they had purchased. She applied for a permit to add the storage shed on her property and asked when application was submitted if they needed additional approval and was told the permit was all set. She later received a violation from the Conservation Commission for work within a wetland resource area, the 100' buffer area. They have now been before the Commission and received a Determination of Applicability. The Conservation Commission also told them that their do not disturb area was under the jurisdiction of the Planning Board, and required they seek relief from this Board. MacDonald said the determination was made that the work was not within the 50' no build zone and not within 25' of the wetland. But, she notes that 11.9 sq. feet of the shed is within the OSRD No Disturb Zone, which amounts to 0.26% of the No Disturb Zone for the site. MacDonald is requesting a waiver to not have to move the shed. In addition, MacDonald notes the back of the shed had been cleared of vegetation by the builder, and she had removed the poison ivy. She adds the Conservation Commission had requested that they add other plantings native to the area behind it, which she will do. 10 Beverly Planning Board Meeting Minutes February 5, 2019 Beckwith asks how they could get a building permit if it was in violation. Wynne comments that Maxner typically gets flagged, but it may have slipped through the cracks. Craft: Motion to deem this request as a minor modification. Miller seconds the motion. The motion is approved (8 -0). Craft: Motion to approve the minor modification. Boesch seconds the motion. The motion is approved (8 -0). The Board discussed whether they should require these types of decisions to be recorded in the future. Election of Officers for 2019: Chairperson and Vice -Chair Hutchinson recuses herself from the nomination of Chair. Flannery asks for nominations for the Chair of the Planning Board. Craft: Motion to nominate Ellen Hutchinson as Chair of the Planning Board. Miller seconds the motion. The motion is approved (7 -0, with Hutchinson abstaining). Hutchinson resumes the Chair and asks for nominations for the Vice Chair of the Planning Board. Flannery: Motion to nominate Ned Barrett as Vice -Chair of the Planning Board. Craft seconds the motion. The motion is approved (8 -0). New /Other Business a. Designation of Planning Board member to Community Preservation Committee (CPC). Hutchinson notes that the Board needs to identify someone to serve on the CPC. The Board further discusses the expectations of the position, including time commitment each month. Beckwith says he is interested, but would like to learn more about the position before agreeing to step in. b. Master Plan. Wynne notes they received 5 proposals to review. She indicates they plan to start the master plan process in March and would be looking for a member of the Planning Board to serve on a steering committee. Wynne explains that by law, the Planning Board is the entity that approves a Master Plan, and not the City Council. However, City Council would also likely take a vote to adopt a plan. Hutchinson comments that since they are the Planning Board that they need to be visible and on top of things and to be active participants in the process. Flannery describes her experience serving on the prior Master Plan Steering Committee. Adjournment Craft: Motion to adjourn the meeting at 9:41 pm. Flannery seconds the motion. The motion is approved (8 -0). 11