7-10-2023 BEVERLY AIRPORT COMMISSION
MINUTES OF MEETING
JULY 10,2023
LOCATION: 50 L.P. Henderson Rd., Beverly Airport East Side
PRESENT: Commissioners Paul Trefry, Jason Roulet,Aaron Henry, Jessie Zuberek, Josh Doxsee,
Khris Kendrick and Kyle Retallack
OTHERS PRESENT: Gabe Hanafm and Craig Schuster
ABSENT: Peter Gentile and Jason Roulet
PUBLIC: Zuberek and Little
RECORDER: Christine Martin Barraford
A. CALL TO ORDER
Chair Trefry called the meeting to order at approximately 6:OOPM, which is being audio and video
recorded as a hybrid meeting. Present were: Chair Trefry, Mr. Retallack, Mr. Kenrick, Mr. Doxsee,
Ms. Zuberek and Mr.Henry.
The Chair noted that a member of the public, Mr. Zuberek,was also recording the meeting.
1. Pledge of Allegiance
Chair Trefry led those in attendance in the recitation of the Pledge of Allegiance.
2. Acceptance of Regular Open Meeting Minutes—June 12,2023
Upon motion duly made by Ms. Zuberek and seconded by Mr. Henry, it was unanimously voted
to approve the above minutes. Motion passed 6-0,unanimous.
3. Reading of the Financial Report—Mr.Hanafin
Mr. Hanafin reviewed the report on the following revenues for June, 2023 as compared with June,
2022: a) fuel flowage fee revenue at$9,092.50 represented an increase of$2,284.00; b)traffic
count at 7,406 represented a decrease of 639;and c)landing fee revenue at$17,693.97
represented an increase of $2,468.38. The available revenue is $566,138.00.
Discussion ensued. Mr. Trefry suggested extending the monthly snapshot to a year-to-date
summary, as well as a reflection of timing of various social events that contributed to the numbers
for fuel flowage,traffic counts and landing fees, i.e. area graduations, etc. Mr. Hanafin will also
present the final numbers for the closing of the FY23 budget year, including the City budget,
various enterprise funds, etc. It was agreed that the Commission make every effort to fully
understand the budget process and the financial picture of the airport.
Upon motion duly made by Ms. Zuberek and seconded by Mr. Henry, it was unanimously voted
to approve the financial report as presented. Motion passed 6-0,unanimous.
4. Airport Solutions Group Presentation —Mr. Schuster
Mr. Schuster reviewed the Airport Solutions Group monthly status report including the following
highlights:
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Airport Master Plan.ASG has prepared the final invoice and FAA and MassDOT closeout
documents. The Airport has submitted the FAA closeout documents to the FAA for processing on
7/8/23. ASG has submitted the MassDOT closeout documents to MassDOT on June 8, 2023.
Aeronautical Study Runway 16-34 and 92Z ASG has prepared and submitted the FAA and
MassDOT Grant applications on May 1,2023. Currently waiting for the FAA to grant the project
before starting project. Expected July, 2023.
Cold Storage Building—ASMPProject. The cold storage building project is on hold per
MassDOT due to funding. Discussion ensued on the project.
Permit for the Fence—work continues on obtaining a permit from MassDOT, and there is
funding to complete portions of the construction and seek reimbursement. Discussion ensued on
funding from the enterprise fund.
Discussion also ensued on the status of the fencing project and the process of accounting and
funding thereof from the enterprise fund,which acts as a trust fund"buffer"to the budget. Chair
Trefry reviewed the City's accounting of direct and indirect costs charged to the Commission. It
was agreed that the Commission would devote additional time to discussing the financing in more
detail.
Miscellaneous—ASG met with Airport Manager to discuss ongoing projects and future CIP
projects. Discussion ensued. Chair Trefry suggested, for planning purposes, expanding discussion
of the list of anticipated projects in order for the Commission to have a better understanding of
CIP projects.
Mr. Hanafin will correct the numbers noted for airport security.
5. Weston & Sampson—Environmental Site Assessment Report on
11.6 Acres on Airport Road
Chair Trefry noted that the development of this property could potentially generate
$10-15K/month. At$189K/year over 49 years would generate a total of$8M of revenue.With
that foundation,he asked Mr.Naslas of Weston& Sampson to review the results of the
environmental site assessment of the 11.6 acres on Airport Road. (See detailed report attached and
made part of these minutes.)
Mr.Naslas stated that the firm was initially asked to do a Phase I desktop assessment of
environmental records and generate a report of past findings and potential issues for the purpose
of advising the Commission on taking steps to publish an RFP on the parcel for development.
The report reflects a summary of"what really matters"on the total site assessment.
Discussion ensued on the details of the Phase I report whether to proceed to Phase II. Mr.Naslas
stated that the Commission had the option of a) ordering a Phase II assessment to further identify
more complete records or employing penetrating radar to further identify the location of
contamination/underground storage tanks, etc. or b) share the assessment risk with interested
developers to do their own due diligence in the management of the construction process in
specific areas. Additionally,he noted that there is a risk in continuing with Phase II as the
investigation may potentially trigger additional leaks of contamination.
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Discussion ensued on the action of specific contaminated solvents and response to management of
treatment and mitigation of risk in certain areas of the parcel. The purpose of the Phase I
assessment was to better inform the Commission of the status of the parcel to enable it to better
inform the development community of the condition of the parcel for construction purposes. Mr.
Naslas agreed that his firm could act as a consultant for the developer in informing the highest
and best use of the parcel for acquisition purposes.
Discussion ensued on the option of paving over the parcel for rental as storage rather than issuing
an RFP for development.
Chair Trefry asked for Mr.Naslas advice as to proceeding with Phase IL Mr.Naslas stated that
Phase II could be done as due diligence as a typical risk and cost to the developer. This parcel
may not be a clean site per se but it is a manageable site.
Following Mr.Naslas presentation, discussion ensued on the details of the RFP to be generated by
Mr. Hanafin. Chair Trefry stated that the Commission is several months away from issuing an
RFP. He suggested that Anderson Krieger be solicited to redraft the RFP proposing all or part of
the 11.6 acres with language to incorporate the environmental assessment. Discussion also ensued
on the present issues to be resolved with City and existing tenants.
Chair Trefry noted that the June invoice had not been received from the City. The City will be
involved in the drafting of the RFP.
B. AIRPORT MANAGER'S REPORT
Mr. Hanafin reported that the aeronautical study of runway 16-34 will commence in July. He also
stated that the control tower had reported the potential safety threat to pilots by the presence of
coyotes on the runway. He renewed the state permit which expired in 2019 to eliminate coyote,deer
and other wildlife in the area, and a hunter has been employed for the purpose. A log will be kept and
will be useful to determine patterns/trends in taking steps for a permanent solution. Geese are
migratory birds that require a federal permit,which is more stringent than state permits.
Mr. Hanafin also reported that there were several CPI increases to leases that were not assessed, and
letters have gone out to lessees.
An RFP has been drafted to renew design and planning engineering services and will go out next
week. A subcommittee will be formed to review bids in accordance with dates of posting.
Every three years the Commission needs to update its business airport usage from FY24-26. The goal
that was calculated for the period is 1.52%to be expended on airport projects and contracts awarded.
This was posted on the website to give the public a chance to review and provide feedback.
The firm of GZA will be on the property on Wednesday to take six more samples of the areas
containing PFAS. Contracts are pending for the City Solicitor signature for on-call services in the
amount of$8K and$75K for the overall contract.
C. CHAIRMAN'S COMMENTS
Update on Lease Negotiations with the City for ongoing use of Airport Road
Chair Trefry reported that the FAA had convened an hour-long meeting eleven days ago at the airport
attended by seventeen participants: here from FAA,three from MassDOT, eight from the city along
with the airport manager and himself. Following up on a letter sent to the City,the FAA suggested
that a monthly update meeting would be appropriate to resolve issues between the airport and the City.
The City's financial director had previously stated that it had spent$670K on buildings 43 and 45 as
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well as $660K over a five-year period and the City wants those figures in place. As a first step the
meeting went well, and the FAA noted that it was seeking resolution in a four-six week period.
Chair Trefry then handed out a summary he had drafted and reviewed the details thereof, attached
hereto and made a part of these minutes. The review included the following highlights:
• Anticipated revenue at rate of square footage on annual basis would generate $67K.
• Discussion of FEMA land and police outside firing range historically free of charge.
• Review of neighboring police stations have built-in firing range.
• Need to address issues for reconciliation for non-payment of existing tenants and City.
• Lease negotiations continue between the two attorneys and reported to FAA on progress.
• FAA determination that cost of$670K City paid on building 45 and reimbursement of health
insurance at$66K should not be involved in this lease.
Discussion ensued on the different leases that are written differently over a twenty-year period and
the absence of extension clauses. Mr. Hanafin was in favor of issuing new leases.
Noise Committee
Mr. Henry reported that the Committee has met twice and is in the process of reconciling the policy
draft documents. A report will be presented to the Commission at its next meeting.
E. OLD BUSINESS
F. TENANT COMMENTS
Richard Little appeared before the Board and referenced the past events sponsored by the Flight
School. He asked for the approval of a family day event scheduled for September 23, 2023.
Upon motion duly made by Ms. Zuberek and seconded by Mr. Henry, it was unanimously voted to
approve the family day event scheduled for September 23,2023. Motion passed 6-0,unanimous.
G. PUBLIC COMMENTS
Mark Zuberek appeared before the Commission and made the following statements: a)meetings are
running too long;b)move public comment to the beginning of the meeting; c)clarification of financial
report to contain numbers budgeted and spent; d)verification of City's comment that the airport is
running in the deficit and is being supported by the City; e)agenda needs more detail on topics to be
covered; d) insofar as the preliminary environmental report revealed contamination and leakage from
underground storage tanks, Commission must supply this preliminary report to potential developers;
and f)before an RFP can be published,the seven parcels already occupied must be evicted.
H. ADJOURNMENT
Upon motion duly made by Ms. Zuberek and seconded by Mr.Hendrick,it was unanimously voted to
adjourn. Motion passed 6-0,unanimous. The meeting was adjourned at 8:16PM.
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