CPC Meeting 2023-9-14 Minutes Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 1 of 6
CITY OF BEVERLY
PUBLIC MEETING MINUTES
BOARD: Community Preservation Committee: Public Hearing
LOCATION: Beverly City Hall, 191 Cabot Street, 3"Floor Council
Chambers
DATE: September 14, 2023
BOARD MEMBERS PRESENT: Chair Derek Beckwith, Vice Chair Robert Buchsbaum,
Suzanne LaMont, Danielle Spang, Nancy Marino,
Christy Edwards
BOARD MEMBERS ABSENT: Heather Richter
OTHERS PRESENT: Director of Planning and Development Darlene Wynne
RECORDER: Naomi Moca
1. Call to order
Chair Beckwith opens the meeting at 7:05 p.m. and takes a roll call of the Committee members.
Beckwith reads the public meeting notice.
Beckwith summarizes the history of the Community Preservation Act and the purpose and
format of today's meeting. Beckwith expresses gratitude to Director Wynne and BevCam.
LaMont Motion to open the public hearing. Edwards seconds. The motion carries (6-0).
2. Welcome and History of Community Preservation Act (CPA)
• Massachusetts general law/Beverly local ordinance
• General purpose of CPA/Local community preservation plan
• Brief overview of the range of projects previously funded
• CPA budget
Beckwith summarizes the history of the CPA and states that there have been 10 rounds of
funding since the Committee's inception in 2012. The Committee provides funding for four
purposes: open space, historic preservation, community housing, and recreation. The funds come
from the City's real estate tax surcharge of 1% combined with matching funds awarded by the
State. A portion of the total funds collected are dedicated to open space, historic preservation,
and community housing, and the remaining 70% remains in the General Reserve fund. The
Committee currently has seven members with two vacancies.
Beckwith states that the Committee oversees the CPA activities, reviews eligibility criteria for
projects, evaluates proposed projects, and recommends funding for projects, while the deciding
body is the City Council. This annual meeting with the public is to encourage input, get ideas for
proposed projects, and familiarize the public with the process.
1
Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 2 of 6
Spang summarizes the budget and states that 90 applications have been evaluated by the
Committee and 75 projects have been approved and funded in the course of the history of the
Committee. Spang states that the 2023-24 budget will go before the City Council at its next
meeting. With the State's partial match, the total budgeted reserves come to $1,218,375. Spang
states that the unused balances are added to the reserve each year. The total reserve is just under
$2.3 million for this round of funding.
3. Public hearing to discuss needs, possibilities and resources in Beverly
• Invite public input
Beckwith states that funds for recreation come out of the general reserve, but clarifies the general
reserve is not limited to recreation as it can be used for other purposes within the scope of the
funds. Beckwith invites input from the members of the public who are present. Beckwith
clarifies the difference between preservation and maintenance.
Mark Holland of 34 Washington Street states that the First Parish Church is a historic building
from the 1800s and needs repair work. Holland states that there are also other members of the
church's building committee present as well as himself tonight.
Cheri Guerin of 59 Corning Street states that the dearth of affordable housing in Beverly is a
serious problem that needs to be addressed with radical measures. Guerin states that she speaks
on behalf of the Essex County Community Organization (ECCO) and she attended the Accessory
Dwelling Unit(ADU) meeting with the Mayor, who stated clearly that it does not include an
affordable housing piece.
Nancy Dillon of 4 Middle Street states that Central Cemetery needs work in various areas that
may fall within the category of historic preservation. While the cemetery fence does not fall
under the category of a historical house, there is a dead house [receiving tomb] on the site that
was built in 1891 that has a roof in danger of collapse. On October 11, 2015, the wooden
structure that held materials burned and was replaced by two unsightly metal containers that are
still there to this day. Dillon suggests that CPA funds may be used to restore the dead house
[receiving tomb] and potentially use it to store those materials.
Beckwith states that in the guidelines for historic preservation, the statutes for the property
include that the use of the property must be maintained, so the structure could possibly not serve
as storage going forward. Beckwith encourages Dillon to meet with City employees to get
assistance with an application. Dillon states that she has been in conversations with her Ward 4
Councilor on the matter as well.
Ellie Filyaw of 14 Morningside Drive states that she is on the volunteer Board of Directors of the
Girdler House, which was founded in 1885 for low-income women in Beverly who fall just
2
Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 3 of 6
above the poverty line and thus are not eligible for Medicaid. The program provides each
resident with a room, bathroom, transportation, activities, and television, among other things.
During COVID, the costs for PPE came out of the operating budget. The 40-year-old stove is too
small and the refrigerators need replacing. To remain compliant with the Board of Health, under
community housing guidelines, the Girdler House needs a partial generator. When the Girdler
House was first established it was a private charity, but now is a public 5016 organization.
Filyaw asks whether this item would qualify for CPA funds and how to go about applying.
Beckwith replies that there is a pre-application that encourages conversation with City
employees who are knowledgeable to help answer her questions, such as whether a historic
building certification is needed, for example. Filyaw states that there is a three-part sink that
needs replacing. Beckwith suggests doing more research into whether it qualifies and consulting
with the City Solicitor. LaMont states that it may qualify for more than one category. Filyaw
states that she spoke to the Historic Beverly and that Girdler House used to be named the Home
for Old Ladies and was changed to Girdler in the 1960's. Beckwith expresses willingness to help
and support the research.
Dan Richards of 29 Linden Avenue expresses gratitude to the Committee and states that Gillis
Park is one of the largest open spaces in Ward Two. The population around the park has
increased in the last few years, and while the park has been maintained, it has not been enhanced
or brought into ADA compliance. There are issues such as deep mulch and broken equipment.
Richards states that making the park handicapped accessible, repairing the entrance, creating a
path around the park, and restoring the World War 11 monument may be eligible for CPA funds.
Beckwith clarifies that comments regarding general issues, such as last year's conversation
regarding access to the waterfront and open space throughout the City, are welcome, not just
specific projects.
Paul Drake of 8 Bartlett Street expresses gratitude to the Committee and states that affordable
housing is a need in the congregation of the First Parish Church and in the population that the
church serves. Drake gives his own rental housing as an example and states that the average rent
in Beverly is $2,500 per month. Housing seems out of reach for many, and Drake gives the
example of putting down first, last, and deposit for a rental being an obstacle. Drake states that
the Committee could help meet the needs of people in this housing market.
Carol Gerard of 87 Odell Avenue asks for clarification on whether home repair assistance
qualifies for CPA funds, such as helping a resident who is unable to stay safely in their home or
stairs that need repair.
Beckwith states that it is not a question of the size of the repair, but whether it is going toward a
qualified purpose, such as affordable housing. Beckwith gives the example of the rental
3
Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 4 of 6
assistance program the Committee supported during the COVID pandemic. Edwards states that
Vice Chair Buchsbaum will discuss the matrix of categories and definitions and how a project
may fit in the matrix, which will help clarify whether projects qualify.
Donald Preston of 3 Pickett Street states that he is also a member of ECCO but is speaking on
behalf of Essex County Habitat for Humanity tonight and would like to apply for critical home
repair funding. This program's projects, such as ramps and accessible bathrooms, in other cities
typically are under $15,000 and serve people in the 40-60% range of the area median income.
Beckwith states that he moved out of Beverly due to affordability reasons himself, and has since
moved back.
4. How to apply for CPA funds
• Three examples of successful applications described by the applicants
Marino states that she will be representing the Beverly Housing Authority on the Committee and
summarizes three examples of successful projects.
Marino gives the example of the Beverly Farms Cemetery Fence Restoration, which includes
removal and reinstallation. The cost thus far has been $210,000 funded from various sources as
well as CPA funds.
Director of Beverly Parks and Recreation Bruce Doig gives the example of the Wentworth Tot
Lot. The project was initiated by a small group of families and the Committee awarded $20,000.
The neighborhood families conducted a grassroots fundraising effort for a year. Doig states that
the Committee has been generous with projects for the Recreation Department over the years.
Doig states that the families wanted to replace an outdated, worn-out tot lot, and the CPA
funding went toward the playground equipment specifically. Doig observes that in his experience
the application process is straightforward and expresses willingness to partner with
neighborhoods and other groups to move projects forward.
Marino gives the final example of Anchor Point Phase I Harborlight Homes, whose mission is to
break the cycle of poverty by managing affordable housing. Director of Harborlight Homes
Andrew DeFranza states that 38 two- and three-bedroom apartments for families with
below-median income, were constructed in Phase I. Phase II will have 39 units and DeFranza
states that there has been some construction cost escalation due to industry fluctuations.
Harborlight Homes is working on raising private philanthropy for an area within the site to host
services for residents of apartments such as daycare, adult education, and outdoor play spaces.
DeFranza states that Phase II will hopefully close in December 2023. Phase I is fully occupied
and there were 600 applications for Phase I for 38 units. There are 800 applications already for
the 39 units in Phase II. DeFranza expresses gratitude for the Committee's help in accomplishing
these projects.
4
Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 5 of 6
Beckwith states that the Committee provided $250,000 for Phase I. DeFranza highlights that this
and other investments in the community generate jobs and affordable housing, and have a ripple
effect in the community. For example, these projects pay real estate taxes. Marino states that the
Housing Authority made clear to the State that Beverly is moving forward with helping
affordable housing.
Dan Wuenschel of 5 Rowell Avenue asks DeFranza if the Committee provided any funding for
the Briscoe project and DeFranza states yes.
LaMont shares a map and states that the purpose of the map's different colored dots is to
demonstrate the wide distribution throughout the city of CPA funds across all types of projects.
LaMont observes that the open space category has the fewest dots and invites those present to
consider what projects are in the areas where they work and travel that could use a bolster of
support from CPA funding.
• CPA eligibility requirements
Buchsbaum presents a matrix chart for CPA eligibility to illustrate how the Committee evaluates
applications. The columns list the categories of projects (open space, historic, recreation,
housing) and the rows list the purposes the projects may serve (acquire, create, preserve, support,
rehabilitate). Buchsbaum states that often a topic of lively discussion among the Committee
members is how a project fits into the matrix. Buchsbaum states that there is a statewide
Community Preservation Coalition that the Committee consults, and the topic of privately owned
projects has been discussed. They can qualify for CPA funds in specific situations, such as
whether they provide a public service. Buchsbaum explains the concept of a clawback.
• Important dates and deadlines
Edwards expresses gratitude for the opportunity to be on the Committee and states that she is
honored to help the community. Edwards states that all the information that is being explained
today is also available on the City website. The regular Committee meeting is scheduled for
Thursday, September 21, 2023 and the Committee will field questions at that time. September
21, 2023 is the deadline for the submission of historical projects to the Historic Districts
Commission in time for the Thursday, September 28, 2023 meeting. Pre-applications for CPA
funds are due Thursday, October 12, 2023 at 12 noon. The pre-application allows the Committee
to determine if a project is eligible for funding, at which point the Committee invites the
applicant to apply for funding.
Edwards explains the important dates and deadlines in the 2023-24 funding round and explains
that the determination of eligibility for funding is not a guarantee of funding.
• Application forms and instructive/informational materials
Edwards presents the pre-application form and explains that it is due Thursday, October 12,
2023. If a project is found to be eligible and is invited by the Committee to submit a full
5
Beverly Community Preservation Committee
September 14, 2023 Meeting Minutes
Page 6 of 6
application, there will be more guidance provided at the December meeting. The full application
has eight sections to draw out the information the Committee is looking for, using prompts and
narratives. Edwards points out Section Five, which is for listing the project's budget, including
other sources of funding, professionally prepared quotes, and supporting documentation. Section
Six is for the project timeline with milestones and markers of success. Edwards recommends
waiting to start projects until funding is awarded. CPA application guidance and instructions with
helpful links are on the City website.
5. Questions and answers
Daniel Wuenschel of 5 Rowell Avenue asks what percentage of Committee-recommended
projects the City Council has not approved. Buchsbaum states that the City Council has funded
100% of projects recommended by the Committee and never reduced funding, though there has
been lively discussion. The City Council has the discretion to reduce funding for projects but not
to increase it.
Ned Carpenter asks whether the categories of rehabilitation or restoration, referring to the
eligibility matrix, can be found to be creative or restrictive. Buchsbaum answers that the
categories can be both creative or restrictive at times. Edwards explains that the slide is a
simplified visual of the matrix, and directs those present to look at the chart on the Massachusetts
Department of Revenue website, which is more detailed.
Mark Holland of 34 Washington Street asks how the definitions of preserve, rehabilitate, and
restore are distinguished from each other. Spang reads definitions provided by the State.
Beckwith comments that the definitions are specific while allowing room for creativity.
Babette Loring of 569 Hale Street expresses gratitude to the Committee.
LaMont Motion to close the hearing. Buchsbaum seconds. The motion carries (6-0).
6. Adjourn
Marino Motion to adjourn. The motion carries unopposed.
Meeting adjourns at 8:43 p.m.
Next regular CPC meeting: Thursday, September 21, 2023, 7 p.m.
6