CPC Meeting 06-16-2022 Minutes FINAL (1) Community Preservation Committee
June 16, 2022 Meeting Minutes
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PUBLIC MEETING MINUTES
CITY OF BEVERLY
BOARD OR COMMISSION: Community Preservation Committee
SUBCOMMITTEE: N/A
DATE: June 16, 2022
LOCATION: Beverly City Hall, 3rd floor Chambers
MEMBERS PRESENT: Chairperson Heather Richter; Vice Chair Derek Beckwith;
Robert Buchsbaum; Thomas Bussone, II; Nancy Marino;
Christy Edwards; Danielle Spang; Suzanne LaMont
MEMBERS ABSENT: Marilyn McCrory
OTHERS PRESENT: Darlene Wynne, Planning Director; Lisa Crowell, Larcom
Theater; Kristin Carlson, HCP, Andrew DeFranza, HCP
(arrived at 8:00pm)
RECORDER: Stacia Chamberlain
1. Call to Order
Chairperson Richter calls the meeting to order at 7:00 p.m. Richter reads a statement regarding
public participation for this virtual meeting.
2. Welcome and Remarks
Suzanne (Suzie) LaMont is introduced as the new Historic District Commission (HDC)
representative.
3. Consultation and Q & A with the CPC
The CPC encourages the public, current or potential applicants, and other interested
parties to bring their questions/comments to the meeting during this 15-minute session.
GUEST: Lisa Crowell, Larcom Theater—Ms. Crowell is present to discuss the Larcom Theater,
their challenges, and potential plans for the building. Members discuss that it can be necessary to
put a restriction on activities funded with CPA funds under the historic preservation category.
Richter recommends that the applicant start making partnerships and refers her to the Planning
Department. LaMont mentioned that they would need to apply for designation as a historic
building, adding that she would not see a problem with this designation. Marino provides
recommendations for the applicant on completing her application, including that she start by
reaching out to the HDC.
4. Review and approval of Community Preservation Committee draft minutes
i. Minutes from May 19, 2022
Members offer recommended edits to the draft meeting minutes. Bussone moves to approve the
minutes of May 19, 2022, as amended. Seconded by LaMont. The motion carries 8-0.
5. Vote to end the COVID-19 Emergency Housing Assistance Program and return all
unspent balance as of June 30, 2022 to the CPA account
Wynne clarifies that there is no reason to use a rescind clause, a motion to end the program and
return remaining funds to the CPA balance would suffice. Bussone believes that the program
should run its course and that a vote is unnecessary. Wynne mentions that the MOU expires on
June 30, 2022. Members discuss the precedent that it might set if they vote. The Committee
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determine to not take a vote on this issue.
6. Community Preservation Plan Spring 2022 Status
Richter asks Wynne if the Open Space and Recreation Committee has finished their plan.
Richter clarifies that the CPC was not going to make decisions until they had determined the
OSRC's action plan. Since they do not have the OSRC's action plan, the Committee determines
that they will move their decision-making until August, 2022.
7. Election of officers
Beckwith moves to elect Heather Richter as Chair by acclamation. Seconded by Bussone. The
motion carries 7-0, with Richter abstaining.
Bussone moves to elect Beckwith as Vice Chair by acclamation. Seconded by Edwards. The
motion carries, 7-0, with Beckwith abstaining.
8. Small Preservation Projects Program Proposal and Next Steps 011 on agenda)
Richter states that it is important to establish guidelines but not essential to create funding caps or
special funds. Members discussed establishing basic procedures explaining the three (3)
requirements: must be a non-public entity, may include a claw back, deed restriction, etc. at the
discretion of the CPC based off project type and funding requested, and the project has to be
within access of public view/public way or provide public access. The Committee changed the
name to Non-Public Preservation Projects. Marino thinks it's a good framework and that they
should go through the normal process with a framework. Bussone believes it should fall into
normal procedures. He believes that there should be public access or view as criteria. Beckwith
recommends that this would be incorporated into their online guidelines. Edwards references the
Livermore property as a case study. Members discuss the differences between public, non-profit,
and private non-profit in terms of public use.
9. Temporary and Permanent CPA Signage
Richter states that she does not believe it's appropriate to set aside funds for CPC signage.
Edwards states that she did not envision additional funds set aside but that it should perhaps be
built into large project budgets.
10. Review of full, out-of-cycle CPA application submitted by Harborlight Community
Partners and Beacon Communities - relative to a request for additional housing funds
for the Briscoe Village for the Living and the Arts, 7 Sohier Road
Andrew DeFranza, of Harborlight Community, is present to discuss the grant proposal. Beckwith
reads aloud the CPC special application criteria. Richter opens the discussion. Bussone asks that
the cost of the acquisition be for the payment of the building; DeFranza affirms that it is. Bussone
makes the point that he is not satisfied by several points of the application's financial details.
Beckwith points out his surprise that the city cannot find the funds anywhere else besides the
CPA grant fund. DeFranza responds that every one of their projects is experiencing the same
problems with capital sources. He clarifies that all lenders and investors have put more money in
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as well, to meet project needs. He states that some of the investors required local municipal
money. DeFranza states that his organization was also told that they were not able to go to other
financial resources, because of the 30B and RFP purchasing process per state laws. Bussone
counters that the Mayor may be able to amend the 30B. DeFranza states that he believes they did
not think they were allowed to. Marino asks if the requested fund amount is from DHCD or from
Harborlight. DeFranza replies that it was a quote created by Harborlight, stating that it's not an
actual cost value. Beckwith asks then what the quote is based on. DeFranza explains that this is a
shortfall to make up funds estimated to complete the project. Beckwith mentions how the
Emergency Housing Assistance Program funds, if there is a balance, seems a fitting resource to
transfer the money to this grant. Marino agrees with Beckwith that it would be fitting use.
Edwards asks if money in the Affordable Housing Trust could be used for this grant as well.
Edwards asks if this project will increase in costs and they will ask for additional funds to
complete the project. DeFranza replies that timeliness of a decision will help the project move to
completion and limit additional costs. Bussone states that he thinks that the CPA's financial
approach should be to undercut the grant funding that is being requested, stating that it's his
opinion that underfunding the requested value would not affect the state's willingness to
financially support the project. Spang questions that approach. Marino is concerned for future
viable projects if they are to earmark the requested grant amount for this project. Beckwith brings
up the funds in the Affordable Housing Trust, as well as the remaining funds from the Emergency
Housing Assistance Program, expressing his wish that the CPA and the City support the full
project/grant request but with other funding methods and not solely with CPC funds..
Edwards moves to approve the pre-application of the Harborlight Community Partners for
Briscoe Village. Seconded by Marino. Motion passes 8-0.
Bussone moves to fund up to $300,000 from the general fund in CPA funds to Harborlight
Community Partners for its Briscoe Village project. Seconded by Marino. Discussion on
Bussone's motion follows. Spang, Edwards, and Buchsbaum are willing to fund up to $400,000.
Spang moves to amend Bussone's motion to fund up to $400,000. Seconded by Beckwith.
Bussone requests a roll-call vote. Wynne takes a roll-call vote (Beckwith-yes, Buchsbaum-yes,
Bussone-no, Edwards-yes, LaMont-yes, Marino-no, Richter-yes, Spang-yes). The motion passes
6-2. Wynne takes a roll-call vote on the motion as amended, to fund up to $400,000 from the
general fund in CPA funds to Harborlight Community Partners for its Briscoe Village project
(Beckwith-yes, Buchsbaum-yes, Bussone-no, Edwards-yes, LaMont-yes, Marino-no, Richter-yes,
Spang-yes). The motion passes 6-2.
11. Procedural Issues
Richter would like to state that they should not set the budget until they have received the annual
allocation from the state. Bussone and Beckwith mention wanting to learn more about bonding.
Richter believes that they need to have a subjective scoring system for grant funding. Beckwith
adds that they should include specific evaluation criteria. Members discuss how to assign
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numeric value to projects based on how they meet the evaluation criteria. Members discuss
scoring pre-applications and full applications.
Members discuss whether or not to hold meetings in person or to host them virtually.
12. Adiournment
Bussone moves to adjourn at 9:08 p.m. Seconded by Marino. The motion carries 8-0.
The next regular meeting of the Community Preservation Committee will be held on Thursday,
August 19, 2022.
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