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