Loading...
2001-06-13BEVERLY GOLF & TENNIS COMMISSION 134 McKay Street BEVERLY, MASSACHUSETTS 01915 CommbMon Members James J. O'Leary, Vice Chairman Jack L. Altshuler Louis D. Bennett Dennis P. Crimmins Patricis B. Grimes Kevin F. Hobin Elizabeth A. Murphy William A. Walo July 3, 2001 MINUTES OF JUNE 13th MEETING: All Members were present. Others: Mike Farrell, Arthur Orechia, Jeffrey Conley, Jay Leonard - Friel Golf Management, and Marc Fortier - Salem Evening News Mr. Kenney called the meeting to order at 7:30 p.m. Mrs. Murphy made a motion to accept the minutes of the last meeting. Mr. Altshuler seconded with all in favor. COMMITTEE REPORTS: Facilities: At the past few meetings there has been extensive discussion about the veranda roof that is collapsing. Dave Morand, Structural Engineer for Gale Associates feels the damage is a lot worse than expected. The problem travels all the way down into the Men's locker room. Ray Bouchard is waiting for the specifics on what needs to be done before the repair work is put out to bid. He also suggested that the veranda be completely waterproofed while all this work is being done. Mike Farrell will have further updates on this issue at the next rneeting. The commission discussed the change over to electric golf carts that was approved at the last meeting. Massachusetts Electric would not be able to install the electricity needed until the end of the summer, the cost is a lot more than expected, and more space is needed for the storage of electric carts vs. the gas carts. Mr. Altshuler made a motion to reconsider using electric golf carts and table this issue until a later date. Mr. Bennett seconded with all in favor. Currently, extra gas carts have been brought in for the summer on a trial basis, which brings us up to 90 carts for the summer. This may be the solution for this year, but will be discussed again at a later meeting. There was continued discussion from last month's meeting in regards to Mr. Modugno - a neighbor whose home abuts the practice range. Mr. Kenney invited Mr. Modugno to the meeting, but he was unable to attend. Mr. Kenney's reported that he had a positive phone conversation with him. Mike Farrell reported that he has repositioned signs on the range and is in the process of writing a newsletter to all permit-holders that will address this issue. At this time the commission has taken no further action. Policy & Grievance: The commission continued discussion on the request from Mr. Bob Call, a 74-year old gentleman who has requested a refund of his deposit for the waitlist. Mr. Kenney had a discussion with Marshall Handly - City Solicitor, about this issue. Mr. Handly stated that he foresees no legal issue with refunding deposits to anyone on the waitlist. The deposit money has been put into escrow, and can be distributed at the commission's discretion. Jay Leonard, Friel Golf Management suggested that this could set a bad precedent, and that everyone on the waitlist was aware that there was no guarantee when they made their deposit. Mr. Crimmins made a motion to table this issue. Mrs. Murphy seconded. Mr. Crimmins made a new motion to oppose the refund of Beverly Golf & Tennis Commission Minutes of Monthly Meeting Page 2 of 2 any waitlist money. Mrs. Murphy seconded. The commission has decided to keep the original policy, a non-refundable deposit, intact. Mr. Bennett made a motion to temporarily freeze the list and stop taking new applications. Mr. Altshuler seconded for the purpose of discussion. The motion was defeated, only Mr. Bennet voted in favor. There was also discusison in regards to the current permit holders times. Mike Farrell presented recent tee sheets that showed that permit-holders are not using the period from 1:00 PM - 2:00 PM on Wednesdays. The publis would like to use this time. Mr. Walo made a motion to change Wednesday permit holder times from 10:00 AM - 2:00 PM to 9:00 AM - 1:00 PM. Mr. Bennett seconded with all in favor except Mr. O'Leary. The commission also discussed a changing the permit-holder tee times on Fridays, but decided against it. The change is experimental and will be reviewed at the end of teh summer. Budget, Audit, and Long Range Planning: Mr. Kenney reported that the final payment for 2001 of $105,000.00 has been delivered to John Dunn, City Treasurer. Mr. Kenney also reported that he plans to meet with John Dunn, City Finance Director, Mayor Scanlon and Building Commission chairman, Ray Bouchard to discuss the budget request that was approved at the May meeting. Old Business: Previously there was discussion about gas for the gas golf carts being a hazard carrying it back and forth from the pump. The issue will be covered in future discussions about moving the gasoline storage facility closer to the cart barns. Mrs. Murphy reported that there are no new policies to review. She has delivered the policy handbook to Marshall Handly for his review and approval. New Business: Mr. Walo made a motion to increase the number of guests that permit-holders may invite each month. After preliminary discussion, the motion was not seconded. Mr. Conley was given the floor for some public comments. He advised the commission that he believes the costs for conversion from gas to electirc carts should be borne by the management company, not the city. Mr. Crimmins disagreed and stated that the city is responsible for the infrastructure, that is leased to the management company, including the gas pumps and other items that will remain after the contract is over, such a a handicap access elevator. Mr. Conley also expressed concern about the waiting list an suggested that the commission consider limiting the terms of permit holders. Mr. Leonard replied that in the recent past there have been times when there was a shortage of permit holders, so it is practical to continue the policy of annual renewals to ensure the base revenue stream from permit holders. Mr. Conley commented that the current mix of non-resident to resident permit holders is too high; and that the commission should consider ways to provide Beverly residents with an advantage, since the City owns the course. Sales Report: Mr. Farrell submitted the May Sales Report. Mr. Altshuler made a motion to adjourn the meeting at 8:55, and was seconded by Mr. Bennett with all in favor. The next regularly scheduled meeting will be July 11, 2001 at 7:30 p.m. Repectfully Submitted, Kimberly A. Coutreau Recording Secretary BEVERLY GOLF & TENNIS COMMISSION 134 McKay Street BEVERLY, MASSACHUSETTS 01915 Commission Members John D. Kenney, Chairman James J. O'Leary, Vice Chairman Jack L. Altshuler Louis D. Bennett Dennis P. Crimmins Patricia B. Grimes Kevin F. Hobin Elizabeth A. Murphy William A. Walo Kimberly A. Cotreau, Recording Secretary Mr. Jeffrey W. Conley 18 Gardner Street Beverly, MA 01915 May 24, 2001 Dear Jeff, Thanks for your continued interest in the Beverly Golf and Tennis Commission. In your letter of May 17 you raised concerns about the Commission's decision to appropriate $30,000 to convert from gas to electric golf cans. I assume that your concerns are based upon Marc Fortier's article in the Salem News that described our plans to make this conversion. Unfortunately, he did not have the space or knowledge to explain the whole issue. It has a rather long history and in fact, I have an update for you since the commission last met. Since you are interested, I'll try to summarize it for you here, but we may need to discuss it in person to really answer all your questions. Back in 1996 the Commission received a safety report from our insurance company that recommended that we change the way that gasoline is stored and dispensed at the club. The gas pump is located at the maintenance shed and is convenient for refueling mowers, tractors and maintenance equipment. It is not, however, convenient for refueling the golf carts since they are stored at the cart barn about a half-mile away. Gasoline has to be transported in cans from the pump to the cart barn. The Commission worked on plans to move the pump to a location closer the cart barn. There are some problems with that solution, since the can barn is near a wetlands area, so we engaged the Conservation Commission to dete,mine where to locate the pump. They gave us some preliminary ideas about restrictions on suitable locations, but deferred a final opinion until we had some plans drawn up. The Commission put a line item in our budget for $35,000 to install a gasoline pumping station. As you are well aware, the uncertainty of who would manage the club and the ensuing litigation has put all of our capital improvements on hold. So, we have continued to operate with our existing refueling system. I should interject here that the Commission considers the gasoline pump and storage tank to be a city-owned asset that is part of the BEVERLY GOLF & TENNIS COMMISSION May 24, 2001 Page 3 of 3 will hold fewer electric cans than gas-powered ones. We need about 75 carts to keep play moving and we only have storage space for 60 gas carts. So the Commission is back to the drawing board on how to resolve our refueling problem. I hope this account has helped you to understand thc process that we have gone through so far, and how we formed our decisions about investing $30,000. As you can see, a single newspaper account cannot capture the complexity of the decision. Hopefully, it is clear to you that we have always tried to act only in the best interests of the City. Frankly, I was offended by your comment that my job is to "represent the City, not the Friel Company" because I think you know me better than that. I trust that you were just expressing your frustration with the litigation and not personally insulting my integrity. As we move forward, the Commission still needs to resolve this issue. There are many other issues before us that involve capital improvements, especially where we have deferred investments over the past few years awaiting the outcome of the litigation. We will be spending taxpayers' dollars to fix up the facility. I know this subject interests you and I encourage you to come to our monthly meetings. We meet on the second Wednesday of each month at 7:30 p.m. at the BG&T clubhouse. The next meeting is on June 13th. This is an open public meeting, and I would be happy, to allow you time to share your advice and opinions. You clearly have a strong interest in the club and have taken the time to study the laws and regulations that affect what we do. Your help would be appreciated, since these decisions are only simple when they are reported in the Salem News. Thanks for your patience with my long-winded answer. Call me at 922-5946 if you have any questions or want to talk about BG&T matters. Sincerely yours Beverly Golf and Tennis Club Commission John D. Kenney Chairman Mr. John Kenney Chairman Beverly Golf and Tennis Commission May 17, 2001 Dear John, I realize that you probably think I've been a thom in the side of the Golf Commission but thc actions of the Commission never cease to amaze me. I was very surprised to read where you are planning to pay $30,000 to convert gas powered golf carts to electric carts. As you know, under the terms of the contract, that expense must be fully paid by the operator and should not be paid for by the taxpayers. The language in the contract could not be clearer. Thc wording is, "The management entity will be responsible for providing powered golf carts to be available for rental and shall be responsible for maintaining them in a satisfactory manner." That language was written by your Commission and put in the bid specs. Why would the Commission spend public funds to pay an expense that is the responsibility of the vendor? The article also said that over the long term the electric carts are expected to be less expensive. While that may be the case, it is something the not the responsibility of the City. You cannot make changes to a publicly bid contract The reason that the City lost the case with Johnson was that it violated the public bid laws. The court opined that the City unfairly favored Friel. I realize that you all think that the Friel Company is doing a wonderful job. But this is a business arrangement and I hope that you discuss this with your colleagues and reverse the vote to spend $30,000 of taxpayer money. Your job is to represent thc City, not the Friel Company. Sincerely yours, Jeffrey W. Conley Gale Assoeiatcs, Inc. GALE 33 Riverside Drive Pembroke MA 02359-1938 FAX: (781) 829-2007 TEL: (781) 829-2000 May 17, 2001 Mr. Ray Bouchard, Chairman Planning and Construction Committee 1 ! Elizabeth Avenue Beverly, MA 01915 Re: Structural Evaluation of Veranda Roof (West F. Elev.) Beverly Golf & Tennis Club Beverly, MA Gale JN 810460 Dear Mr. Bouchard: Gale Assooiates, Inc. (Gale) has performed a site visit for the evaluation of the veranda roof, approximately 12 feet wide by 43 feet long, at the west elevation at the above-referenced project. The veranda roof is a relatively flat shape, wood-framed structure supported at one edge by the exterior building wall, and at the outside edge by wood posts atop a continuous perimeter reinforced concrete beam upon stone and masonry foundation wall. At the time of Gale's evaluation, interior pieces of wood trim and outer sections of ceiling plank had been removed to allow visual accessibility to post bases, roof rafters beams, and connections. A brief review of the underside of the concrete veranda slab and restaurant floor was also included to obtain a general overview of existing conditions. OBSERVATIONS AND DISCUSSION - WOOD Based upon our observations of the west elevation veranda roof framing and supports on Friday, May 11, 2001, considerable deterioration and inadequate support has been discovered. The roof is framed with 2" x 8-3/4" wood rafters spaced 18-1/2" to 22-I/2" on center supporting a timber plank roof deck. At the exterior edge, the rafters bear upon & 3-3/4" x 8" wood support beam spanning approximately 12'-0" between 2" x 3-3/4" twin stub posts over a sill capped double 2" x 3-3/4" vertical wood stud post. The interior edge of the veranda roof framing was covered by siding, but is assumed to be supported at the building wall. There is a 1-3/4" x 11-1/2" wood structural hip roof beam at each end of the west elevation veranda which supports flush-framed rafters from each side. The steel-framed fire escape is supported above the south end of the west veranda roof, bearing directly upon the roof deck. BOSTON BALTIMORE ORLANDO SAN FRANCISCO Structural Evaluation Beverly Golf & Tennis Club May 17, 2001 Page No. 2 Severe rot is present at the bases of all four exposed support post locations. Each post element is loose, hanging from the beam above, and is easily moved with light pressure, indicating their inability to support load. Extensive rot is present at a large portion of the 3-3/4" x 8" support beam near the center of a span, resulting in approximately 1/3 of the remaining solid beam depth. Canntilevered ends of the roof rafters or tails, show signs of rot at roof deck bearing areas with rot extending into roof planking as well. Rafter tails, in some cases, are heavily split through the entire member thickness, and are slightly rotated. Structural hip beam ends are heavily rotted at the exposed edge, with complete section loss at the left hip exterior end. Rafters exterior of the hip beam show signs of rot with deteriorated connections. Generally, wood frame connections consist of nailing, and in some cases are loose due to member movement. OBSERVATIONS AND DISCUSSION - EXTERIOR FOUNDATION Perimeter posts of the veranda appear to have been originally supported on the continuous reinforced concrete spandrel beam which caps the foundation wall. Heavy concrete spalling from the full depth of exterior spandrel brain sections has occurred, exposing steel reinforcement with severe corrosional section loss and substantial substrate cracking. Some sectional cracking is occurring at the corners of stone masonry foundation walls just below the concrete spandrel beam. Review of the existing foundation conditions was limited to the west veranda only. OBSERVATIONS AND DISCUSSION - VERANDA FLOOR The exterior veranda floor (west elevation) consists of a 5"+ thick concrete structural slab reinforced with 3/8" diarneter smooth rebar at 7-1/2" to 9" on center spacing, top and bottom. The structural slab is capped with a 1 -!/2"+ thick topping slab with an elastomeric waterproofing coating above. The waterproof coating has failed at several areas throughout the veranda walk, with loss of material, open cracks, and peeling. The topping slab has several random cracks and considerable spalling at delaminating areas. Evidence of long-term moisture damage from exterior water infiltration (as well as inadequate basement ventilation in the high moisture environment from showers) is present at slab soffit and concrete support beams below the restaurant floor area. One span of the concrete support beam in the locker room area has considerable section loss, severe sectional longitedinal cracking, heavily corroded reinforcement steel, and large sectional spalling. In general, reinforcing steel appears to be corroding at various locations within first floor slab and beam sections based on laminar cracking with spalls and exposed rusted steel. Structural Evaluation Beverly Gof & Tennis Club May 17, 2001 Page No. 3 CONCLUSIONS AND RECOMMENDATIONS Due to the amount of' existing rot in structural roof framing members of the veranda roof. Gale recommends that the entire west elevation of the veranda roof, approximately 12 feet wide by 43 feet Iong, and support framing be demolished, removed, and replaced with new pressure-treated wood roof decking, rafters, support beams, support colunms, and all necassry connectors to meet current building code requirements. Although it may be possible to salvage some existing roof rafters, it is not recommended due to their estimated inability to satisfy current drifting snow load criteria as well as their present untreated condition. Obviously new zoofing, including all neccssary flashings, terminations, etc., will be required upon completion of the new framing. In addition, Gale recommends that the concrete spandrel beam, which supports roof posts, be repaired as generally indicated below: · Temporarily shore dead and live loads from beam continuously · Remove loose, deteriorated concrete · Clean reinforcing steel and provide supplemental steal · Pressure inject epoxy repairs into substrate cracks · Form and pour (or hand apply) high strength polymer repair mortar · Apply a breathable waterproof coating to exposed sections To maintain new construction and eliminate water infiltration from veranda concrete slabs, Gale recommends the following repairs be implemented to all veranda slab areas: · Remove all existing surface coating and waterproofing · Remove damaged, loose, or debonded slab topping · Repair structural slab as required · Replace sections of topping with new profiling mortar and slope to drain · Sawcut.joints at perimeters and wall transitions to control cracking · Apply new elastometric waterproofing traffic system Gale also recommends that repairs to the severely deteriorated concrete floor beam above locker room be performed as soon as possible. Due to the poor support condition and extensive rot of the veranda roof framing, as well as considerable water infiltration from exterior slab areas, Gale recommends the repair of the veranda zoof structure concrete spandrel support beam, and waterproofing of floor areas be performed as soon as possible to minimize potential for failures. One option to consider, in lieu of reconstructing a wood-framed roof, is substitution of a fabric awning and relocation of the fire escape. Structural Evaluation Beverly Golf & Tennis Club May 17, 2001 Page No. 4 Gale Associates, Inc. is pleased to provide you with this letter report and recommendations. Should you decide to proceed with the recommended repairs, Gale would be pleased to assist with further engineering services. We trust this information suits your needs at this time. Please contact this office should you have any questions or concerns. Very truly yours, GALE ASSOCIATES, INC. David A. Morand Structural Engineer DAM/gmc Attachments Beverly Golf & Tennis Club Sales Report for the Month of May, 2001 I hereby certify that the following gross receipts are a true and accurate record for the Beverly Golf and Tennis Club for the month of: May, 2001 Golf Permits Lockers Green Fees Cart Fees Pm Shop Income - Golf Clubhouse Liquor Sales Clubhouse Food/Soda Sales Function Liquor Sales Function Food/Soda Sales Hall Rental Tennis Permits Tennis Fees Pool Sales Miscellaneous Sales Month $1,021.00 $150.00 $104,569.5O $38,148.50 $17,000.05 $26,375.53 $29,070.71 $6,034.17 $45,073.98 $2,550.00 $5,785.00 $212.00 $6OO.0O $675.00 Year to Date $479,422.00 $1,470.0O $125,649.50 $46,770.00 $31,839.99 $50,834.30 $85,118.76 $11,453.30 $79,206.60 $5,371.00 $7,454.00 $212.00 $600.00 $2,O25.00 May, 2001 Gross Receipts: $277,265.44 YEAR TO DATE GROSS RECEIPTS: $927,426.46 Dated: June 12, 2001 FRIEL GOLF MANAGEMENT, INC by: Michael N. Farrell its duly authorized: General Manager