DRB Minutes 6.25.2019CITY OF BEVERLY
PUBLIC MEETING — SPECIAL MEETING /SITE WALK MINUTES
BOARD OR COMMISSION: Design Review Board
SUBCOMITTEE:
DATE: June 25, 2019
LOCATION: Beverly City Hall Conference Room
MEMBERS PRESENT: Sandra Cook, Ellen Flannery, Emily Hutchings, Joel
Margolis, Caroline Baird Mason, Rachel Poor,
Matthew Ulrich
MEMBERS ABSENT: None
OTHERS PRESENT: Aaron Clausen, Scott Houseman, Ellen Hutchinson,
Matt Pujo, Peter Johnson, Wendy Pearl, Bill Squib,
Paul Leighton
RECORDER: Emily Hutchings
Cook opened the meeting at 6:03 pm. The meeting began at Odell Park, 164 Rantoul
Street.
1) Site Walk to Review Tall Buildings
Clausen described the intent of the meeting, to review the existing conditions along
Rantoul Street and adjacent areas and how the existing urban streetscape and
buildings may be considered under the Design Guidelines for Tall Buildings. Clausen
described how the Design Guidelines for Tall Buildings were established in 2007 and
come into effect under zoning, and how tall buildings are permitted to be within the
Height Overlay District. Under the CC Zoning District requirements, buildings may be
up to 55 feet in height. Under the Height Overlay District, buildings may be up to 75 feet
in height if they are granted a Special Permit by the Planning Board.
Ulrich asked about how many stories are typical for a tall building regulated by the
overlay district. Clausen noted that due to increasing floor height, tall buildings are
typically six or more stories. The Board reviewed the building at 131 Rantoul Street (the
Flats at 131). Clausen noted that although this building is not above 55 feet in height
and did not trigger the Height Overlay District requirement or Design Guidelines for Tall
Buildings, the building utilizes various design features that are emphasized in the
Design Guidelines for Tall Buildings. Clausen described the utilization of various
architectural details that add dimension and create a pedestrian -scale building.
Hutchings noted landscaping as an additional feature that softens the building and is
emphasized in the Design Guidelines for Tall Buildings.
The site walk continued south along Rantoul Street and stopped at 116 -128 Rantoul
Street (Depot 1). Flannery clarified that the building was completed between ten and
fifteen years ago. Clausen described how the building tries to incorporate specific
architectural details and emphasis on the ground floor. The building provides an
example of architectural details discussed in the Design Guidelines for Tall Buildings.
Pearl asked if the Depot I building required a Special Permit for height, and it was
clarified that the only projects that have gone through the Special Permit process for
additional height have been the Holmes Beverly project at 110 -114 Rantoul Street and
the Canvas project at 211 Rantoul Street.
In review of the Holmes Beverly building at 110 -114 Rantoul Street, it was noted that
the building was the first the first to be reviewed and approved under the Design
Guidelines for Tall Buildings. Specific design requirements, including how they were
applied to Holmes Beverly, were discussed, including setbacks, architectural features,
materials and context, parking, and public open space. Johnson asked about whether
the millery (Station 101 at 101 Rantoul Street) falls under the purview of the Design
Guidelines for Tall Buildings and the Height Overlay zoning. Clausen clarified that
Station 101 was built before the existing zoning came into effect. Discussion continued
around Station 101, and how it is instructive to consider the lack of detail and dimension
compared to buildings completed in the 2000s and 2010s under the Design Guidelines.
Specific aspects of the Holmes Beverly project were discussed, including the pocket
park and how trash and parking are addressed under the Design Guidelines.
The group reviewed the Gateway Condominiums at 50 Rantoul Street, and how the two
buildings consist of one converted mill building and one new building completed in the
1980s. The two buildings were compared and contrasted with regard to the
fenestration, dimensionality, and architectural details. Johnson asked about the
parking, and Clausen described how the parking is all surface parking and to the side of
the building. In contrast, the Design Guidelines for Tall Buildings emphasize putting
parking behind the building and not on the street.
Mason expressed an interest in reviewing the Pleasant Street Apartments building at 62
Pleasant Street (a converted mill building). The site walk continued back up Rantoul
Street (going north) and crossed on Pleasant Street to review the Pleasant Street
Apartments building. The Board discussed various architectural features on the
building, including the fenestration. Hutchings noted the clear architectural detailing,
and Cook noted that the windows utilize muntins and simulated divided lights, which
adds definition to the building and fenestration. The history of the building was
contemplated.
The group continued to the Van Ness building at 60 River Street, another converted mill
building. Clausen and Hutchings described how the design architectural details add
dimension to the building. Houseman asked about the height requirements and zoning
requirements, and Clausen stated that the building is in the IG (General Industrial)
district, with a height maximum of 35 feet. The group discussed the IG zoning district,
and how the Waterfront and Harbor Plan may impact the area. It was clarified that the
Waterfront Plan has not established a change in zoning, although it describes long -term
goals for the area.
The group walked back up to Rantoul Street through Odell Park, and Mason asked
about the historic Post Office at 151 Rantoul Street and how the Design Guidelines
consider such landmarks. Hutchings and Clausen described how landmarks are
addressed in the Design Guidelines, and how prominent corners and height can be
used to create gateways into the City and emphasize landmarks such as the Post
Office. Additional aspects of the Design Guidelines were discussed, including how
cornices and other architectural features are incorporated into building designs. Mason
asked about how the Downtown Design Guidelines relate to the Design Guidelines for
Tall Buildings, and Clausen described how the Design Guidelines for Tall Buildings build
upon the Downtown Design Guidelines, which were established in 2003. The
Guidelines for Tall Buildings are further described, including how they pertain to
redevelopment and transit - oriented development near the train station.
Adjourn:
Hutchings: Motion to adjourn the meeting. Flannery seconded.
The motion passed (7 -0).
The meeting adjourned at 7:09pm.