CPC Meeting 11-17-2022 Minutes Community Preservation Committee
November 17, 2022 Meeting Minutes
PUBLIC MEETING MINUTES
CITY OF BEVERLY
BOARD OR COMMISSION: Community Preservation Committee
SUBCOMMITTEE: N/A
DATE: November 17, 2022
LOCATION: Beverly City Hall, 3rd floor Chambers
MEMBERS PRESENT: Chair Heather Richter, Vice Chair Derek Beckwith,
Thomas Bussone, Christy Edwards, Suzanne LaMont,
Nancy Marino, Marilyn McCrory, Danielle Spang
MEMBERS ABSENT: Robert Buchsbaum
OTHERS PRESENT: Victoria Healey (Beverly Planning Department),
William Lowd (Chair, Beverly Golf and Tennis Club),
Brian Hromadka(CBRE for Beverly Golf and Tennis Club)
Mayor Michael Cahill (City of Beverly),
Bryant Ayles (Director, Beverly Finance Department),
Lorri Sullivan (Beverly Farms Improvement Society),
Bruce Doig (Director, Beverly Recreation Department),
Joseph Malek (Treasurer, St. John's Episcopal Church),
Rev. Kathryn Nesbit Elledge (St. John's Episcopal Church),
Caroline Mason (Member, St. John's Episcopal Church),
Lisa Crowell (Larcom Theater)
RECORDER: Brandon Kubik
1. Call to Order
Chair Richter calls the meeting to order at 7:02 p.m. and welcomes all committee members and
attendees to the meeting. Roll-call for Committee members confirmed Richter, Beckwith,
Bussone, Edwards, LaMont, Marino, McCrory and Spang present at the meeting.
2. Welcome and Remarks
Richter noted the meeting's goal is to review pre-applications for this FY2023 CPA Funding
Round. Healey recognized a presentation from the Beverly Golf and Tennis Club would precede
the review.
3. Beverly Golf and Tennis Club Funding Update
Richter invited the Beverly Golf and Tennis Club to present to the committee. William Lowd,
Chair of the Beverly Golf and Tennis Commission, introduced Brian Hromadka to present.
Hromadka began with an overview of the project work to date, and noted without capital
improvements the clubhouse will likely deteriorate and could lose occupancy permits. The
designs aim to preserve as much of the building as possible, and to provide updated amenities and
program spaces, both inside and immediately adjacent to the structure,to benefit the public, the
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November 17, 2022 Meeting Minutes
club and its members. Hromadka estimated the total renovation budget at approximately $20
million, fluctuating anywhere from 7%-12% depending upon inflation and cost escalations.
Hromadka noted the project will likely depend upon additional funding, as the BG&T revenues
may supplement but cannot fund all the work. Hromadka concluded that without proper care to
address current issues in the building, it may be forced to shut down. Lowd then introduced
Mayor Cahill to continue the presentation. Mayor Cahill stated that the club is a recreational and
historical asset the city would like to retain, and the biggest challenge is financial planning. He
noted CPA provides the option to bond for larger projects, while recognizing CPA funds alone
could not sustain the project. The city is exploring options to combine funding sources for the
project. Richter asked if there was a public outreach plan for the project, and Mayor Cahill
confirmed the opportunity to educate the public about the property's conditions and clarify its
public status as there is a misconception that it is a private club. McCrory noted that CPA funds
are restricted with limited renovation purposes, asking to what extent an application would
delineate the historic preservation portions. Hromadka confirmed any CPA applications would
focus on historic preservation and updating necessary building systems. Bussone asked how
much the city is budgeting towards the project in 2023 versus future planning, and Mayor Cahill
invited Finance Director Ayles to respond. Ayles stated there is an opportunity for short-term
borrowing, combined with city and state funding, to finance the project and then a chance to bond
most of the construction costs afterwards. Ayles offered to follow-up at a future meeting with the
Committee to review bonds generally, and how bonding is provided for in the CPA.
The Committee inquired about the status of the Lynch Park Carriage House renovations, as
another historic property needing repairs, and the level to which any restoration plans have been
developed for it. Mayor Cahill noted ideally the city would be able to preserve both properties,
Golf and Tennis Clubhouse and the Carriage House. Beckwith inquired about the Carriage House
Project pre-application, trying to clarify some eligibility and scope-of-work questions. Mayor
Cahill confirmed the city anticipates structural repairs to stabilize the building.
Richter returned to the Beverly Golf and Tennis Club Project discussion, and asked if the city
would return with itemized plans so the Committee could determine the level of CPA funding
that may apply. She noted concerns that other potential projects may be left under- or unfunded
depending on the level of investment in the Golf and Tennis Clubhouse and/or Carriage House.
Mayor Cahill thanked the Committee for its time and review, and planned to circle back with all
parties involved in both projects to determine next steps. Richter asked whether the Committee
had any questions, and hearing none, closed the discussion.
4. Review of CPC FY 2023 Pre-Applications
Richter opened review of the submitted pre-applications for FY23 Funding Round. Beckwith
asked for a point of clarification regarding the "creation"purpose in the context of recreational
land projects versus the "rehabilitation"purpose. Healey circulated the Seideman v. City of
Newton, 452 Mass. 472 (2008) case and explanation from Saginor at McCrory's request in
advance of the meeting. Spang noted the state Community Preservation Act was amended after
that decision, to explicitly "include the replacement of playground equipment and other capital
improvements to the land or the facilities thereon which make the land or the related facilities
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November 17, 2022 Meeting Minutes
more functional for the intended recreational use."' Beckwith confirmed any projects not
intending to purchase or reclassify land use would potentially qualify under recreational land
category with rehabilitation purpose only. McCrory flagged nuances for evaluating under the
rehabilitation purpose, and requested Healey inquire from Saginor for guidance as needed.
A. Beverly Farms Cemetery
Richter invited the applicant forward to present the project. Lorri Sullivan, of the Beverly Farms
Improvement Society, stated that it would preserve the third and final section of the fence,
continuing from the preservation project approved for funding in a prior CPA round. After a brief
discussion between the committee and the applicant, Edwards moved to deem the project eligible
to submit a full application under the Historic Resources category, Rehabilitation and Restoration
purpose; seconded by Marino. The motion carried (8-0).
B. Birch Plains Pickle Ball Courts
Richter invited the applicant forward to present the project. Bruce Doig, Beverly Parks &
Recreation Director, stated that the project would create eight pickle ball courts on Birch Plains
Park, which the city determined would be the best location functionally and for greatest public
access. Edwards asked about the scope of work estimate, and Doig confirmed the project is in the
design phase and he anticipates the estimate to be available before the full application deadline
and roughly $400,000 and $500,000. McCrory raised concerns about the courts on existing
recreation land, and whether it would fit the intended rehabilitation purpose. Edwards moved to
deem the project eligible to submit a full application under the Recreational Land category,
Rehabilitation and Restoration purpose; seconded by Marino. The motion carried (7-0-1), with
McCrory abstaining pending clarification of the nuances for evaluating projects under the
recreational land category, rehabilitation purpose, from the Community Preservation Coalition.
C. Ferry Way Landing Park
Richter invited the applicant forward to present the project. Spang announced that she would
recuse herself from discussion, because she is a member of the Harbor Management Authority
which submitted the pre-application. The Committee requested some help responding to its
questions relating to the project, including the parcel's ownership and land use classification.
Spang replied that she understood the state leased the land to the city for a long term, and is
designated for recreational use.' Doig noted the Beverly Parks and Recreation Department does
not maintain or control the parcel. Members noted if the land is under a long-term lease, a letter
from the state should accompany any full application, as well as confirmation of the recreational
land use designation. Edwards moved to deem the project eligible to submit a full application
under the Recreational Land category, Rehabilitation and Restoration purpose; seconded by
LaMont. The motion carried (7-0-1), with Spang abstaining.
D. Gillis Park Playground
ound
M.G.L. 4413, Section 2 at "Rehabilitation" (https://www.communitypreservation.org/text-
legislation).
2 Upon further inquiry after this meeting, that is incorrect and the city owns the parcel.
3 Upon further inquiry after this meeting, that is incorrect and the land is a right-of-way not
designated for recreational use.
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Richter invited the applicant forward to present the project. Doig made himself available to
answer questions where the applicant, Dan Richards, was not present to discuss the project.
McCrory noted some inconsistences in the pre-application, and Marino stated that Richards
submitted the pre-application and is a first-time applicant. Edwards applauded his efforts, and
noted that moving forward the full application should reflect the correct category and purpose.
Edwards moved to deem the project eligible to submit a full application under the Recreational
Land category, Rehabilitation and Restoration purpose; seconded by Beckwith. The motion
carried (7-0-1), with McCrory abstaining pending clarification of the nuances for evaluating
projects under the recreational land category, rehabilitation purpose, from the Community
Preservation Coalition.
E. Lindsey Park Community Garden
Richter invited the applicant forward to present the project. Bruce Doig, Beverly Parks &
Recreation Director, explained the project would create community gardens next to the baseball
fields at Femino Park/Lindsey Park. Members discussed whether this project aligns with the
rehabilitation purpose for recreational land. Healey offered to provide further research into the
nuances to the Committee. Beckwith moved to deem the project eligible to submit a full
application under the Recreational Land category, Rehabilitation and Restoration purpose;
seconded by Marino. The motion carried (7-0-1),with McCrory abstaining pending clarification
of the nuances for evaluating projects under the recreational land category, rehabilitation purpose,
from the Community Preservation Coalition.
F. Lynch Park Carriage House Improvements
Richter invited the application forward to present the project. Bruce Doig, Beverly Parks &
Recreation Director, stated this would involve repairing the carriage house to keep critters out
and prevent further damage and deterioration of its structure while the city plans for further
rehabilitation efforts. Richter noted difficulties reviewing the project, where it would apply CPA
funds to repairs where the city ought not to have let the building deteriorate to this level.
McCrory asked whether there was a rehabilitation plan for this building, and Doig indicated there
is a preservation plan but not to the comprehensive level as the Beverly Golf and Tennis Club
plan presented earlier, and the city plans to study other factors such as climate change as well.
Bussone asked whether the repairs could be postponed until a full plan is in place, and Doig
replied it could wait but the building continues to deteriorate and may reach a level beyond
repair. Members discussed deferred maintenance concerns, and requested clarification on the
scope of work and itemized expenses in the full application. Beckwith moved to deem the project
eligible to submit a full application under the Historic Resources category, Preservation purpose;
seconded by Spang. The motion carried (5-3), with McCrory, Marino and LaMont opposed.
G. St. John's Church Roof Project
Richter invited the applicant forward to present the project. Rev. Kathryn Nesbit Elledge, St.
John's Episcopal Church, and Joseph Malek, St. John's Episcopal Church Treasurer, outlined the
church's history in the community and their intent to restore its historical slate roof. Parishioner
Caroline Mason also noted the church is used as a public space for community engagement
including as a daycare center, food pantry, community meeting space, etc. LaMont confirmed the
project received the designation of historical significance from the Beverly Historic Districts
Commission directly before this meeting and documentation to that effect will be available.
Beckwith noted in prior church projects, the Solicitor's Office reviewed whether funding a
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November 17, 2022 Meeting Minutes
potential project would violate the Anti-Aid Amendment of the Massachusetts Constitution.
Spang moved to deem the project eligible to submit a full application under the Historic
Resources category, Rehabilitation and Restoration purpose, pending the city's determination that
it would not violate the anti-aid amendment of the Massachusetts Constitution; Marino seconded.
The motion carried (7-1), with Richter opposed.
H. Larcom Theatre Marquee Restoration
Richter invited the applicant forward to present the project. Lisa Crowell, Larcom Theatre
Owner, outlined this would restore the theatre's historic marquee. She noted the Larcom is
Beverly's oldest theater, and they would like to restore its facade. Healey suggested including
timelines for all required approvals in the project scope. LaMont noted the Beverly Historic
Districts Commission could be a useful resource as well. Edwards moved to deem the project
eligible to submit a full application under the Historic Resources category, Rehabilitation and
Restoration purpose; seconded by McCrory. The motion carried (8-0).
5. CPC 2023 Calendar
Richter opened discussion on the monthly meeting times, and proposed moving to the second
Wednesdays of the month. After discussing among the Committee and consulting the municipal
calendar, the Committee opted to continue meeting on the third Thursdays of the month.
6. Updates Related to On2oin2 Proiects that have been awarded CPA funding
Where there were no updates for ongoing projects, Richter asked whether Committee members
had any information or topics to share. Healey noted the state match for CPA funding was
recently announced, and people expect a 38% match. Bussone suggested the Committee consider
holding a special meeting to review its position on bonding generally. Healey solicited volunteers
to help proofread draft documents for CPC, and Beckwith, LaMont, McCrory and Spang
volunteered to assist with proofreading. Edwards asked if the December meeting would be a
workshop for applicants, and Richter asked Healey to invite and request applications RSVP if
they plan to attend the workshop.
7. Adiournment
Bussone moved to adjourn at 9:50 p.m.; seconded by Marino. The motion carried (8-0).
The next regular meeting of the Community Preservation Committee will be held on Thursday
December 15, 2022 at 7 p.m., at Beverly City Hall, 191 Cabot Street.
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