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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.