FALMOUTH EDIC OPEN MEETING: Oct. 10, 2017
Town Hall, Selectmen’s Meeting Room
Michael Galasso (C), Susan Moran (VC), Christopher Langlais (T), Christopher Simmler (C), Jim Fox. Absent: Brooks Bartlett, Christopher Land
CALL TO ORDER
Having established a quorum, the chairman called the meeting to order.
Alecia Orsini, Lenexa Orsini, Good Natured Dog Productions and MA Women in Film
Ted & Seton Murphy, Writers, “The Running Waves”
- Started a youth producer program; mentoring HS and College students with film career goals.
- In Sept. 2018 they hope to bring the production of a feature film to Falmouth – The Running Waves. They want to have an Authentic film experience in Falmouth and employ many locals to enfold the community in project.
- The production of the film is an opportunity to employ and mentor students in the film industry.
- Ted has lived in Falmouth for 44 years, and has worked here as a young man.
- They have already contacted the Chamber, Island Queen and other organizations and businesses to see in what manner they can be involved in the film. Intend to connect with more local people concerning this project.
Terrance O’Malley, Owner, Falmouth Sports Center, Falmouth, MA
- Lives in Falmouth. Has been here vacationing and living in Falmouth for over 40 years.
- Own and operate TJO Sports – Falmouth and Canton.
- A multi sports complex, that is used by many organizations within the community.
- Some of the space is leased by other businesses operating in and around Falmouth.
- The facility contains a gym, PT Business, exercise classes, tennis courts, offers soccer, baseball, la cross, field hockey and football for use on the courts.
- He feels the Sports Center is the heart of the community.
- The building is 62,000 square feet; property is on 9 acres of land - near the Falmouth Station. Would be interested in hearing from the EDIC suggestions for community use of the land.
TOWN MEETING ARTICLE - EMINENT DOMAIN
- Town Meeting Members approached Galasso about the article on upcoming Town Meeting regarding acquiring the Fay property by the use of eminent domain.
- Galasso thinks the project proposed for the Fey property by the Developer is detrimental to the community: its size, design, and quality of design.
- He is concerned for the people who live there, as the structure is not a healthy environment. There are not the normal amenities typically offered in affordable housing communities. Also, the Developers have not listened or considered the comments made by the community.
- Town Meeting Members asked if the EDIC would consider being substituted party in the article, instead of the Town of Falmouth, to move forward with the eminent domain process.
- Galasso feels it is a useful tool in specific instances. Provides the opportunity to pay full market price to the owner of the property.
- Galasso offered EDIC assistance to the Developer, without a response.
- The Fays are more interested in a long-term lease vs. a sale.
- Thinks it is a good opportunity for the EDIC to create a project with this important piece of property, near town center, that will have a positive impact on the community.
- Fox feels strongly the current project would ruin our town. Fox questions what the funding source would be should the EDIC decided to manage the development of the property.
- Galasso suggested that we would borrow the money through a lender, or grants, or through the Falmouth Affordable Housing Trust Fund.
- Moran stated that eminent domain is a law suit, and could be expensive and take years.
- Galasso stated it’s only a law suit if the parties do not agree on a sale.
- Galasso concerned about the negative impact on 40B’s in general for the future.
- Fox stated we need a plan before going to the Town Meeting. Need to have a debt service/ cash flow budget and determine the Ground Lease payment and a development plan.
- Ralph Herbst, Precinct 8, Town Meeting Member requested to speak. Regarding Article 25 (take Fay property by eminent domain) his first impression was to replace EDIC instead of Board of Selectmen. He thinks the first step would be for the EDIC to approach the Developer and Seller to negotiate an agreement, before going to court. The Town needs to pay attention to affordable housing for the young people, to keep them in town. Recommends and asks that the EDIC makes an offer to purchase and develop this property.
- Fox would like to see the Fay property be developed as a mixed-use property.
- Galasso suggests we become educated regarding funding for this potential project. If it is a good project, Galasso feels there is money available.
Jennifer Petit, Director of Finance, Town of Falmouth, MA
George Malloy CPA, Partner, Lynch, Malloy, Marini LLC
- Jennifer Petit – Regarding the upcoming EDIC audit. The EDIC has not been audited in several years and it should be done every year. It is a requirement under Chapter 121. Auditors will work with the EDIC accountants. Now that there is more activity, it is more important to audit yearly. The cost of the audit from $6K - $9K – to be paid by the EDIC. It might be more as audits were not done in the past few years.
- An audit expense will need to be budgeted each year by the EDIC for same amount.
- Jennifer Petit advised that the audit is required by Mass General Law and is written to be paid by the EDIC.
- George Malloy suggested that the EDIC discuss with the Town auditors - Rossini & Clark a negotiated price for the audit. George Malloy agreed to negotiate on behalf of the EDIC for a lesser price.
- Moran made a motion to approve and execute the accounting contract with Lynch, Malloy, Marini. An expense of approximately $7,200 per year, not to exceed without additional written authorization by the Falmouth EDIC. Fox 2nd. All in favor. Passed.
COMMITTEE REPORTS: FALMOUTH STATION
- Paul Dreyer wrote a letter for historical enhancements to Station:
- Antique Postcards of Falmouth – to put onto a viewing monitor, for visitors to view.
- Book Nook – Friends of Falmouth Library would like to add a book nook with books donated by the Library.
- Moran made a motion to approve both the Book Nook bookcase and the Antique Postcards display. Simmler 2nd. All in favor. Passed.
- Dreyer mention historical Falmouth UK post cards – to also post these cards on the Station monitors. The Board thought a good idea, but would like to implement the Falmouth MA postcards first, then consider the Falmouth UK display later.
- Dreyer suggested a historical Falmouth mural on one of the Station walls. As the space is currently in transition, the Board felt this suggestion should be tabled for a later discussion. Dreyer said he has received an offer of $1,000 to fund the mural.
- An RFP for annual Falmouth Station site landscape maintenance is currently out for bid.
- Fox advised that Peter Pan signed a lease several years ago for a Tenant at Will agreement. Landscaping and grounds maintenance is included in the signed lease as well as all other operating costs. They have not signed a new lease, yet.
- Fox said he is expecting payment from Peter Pan for the last 3 months of new operating costs as the EDIC invoiced. Officially Peter Pan is in violation of the lease as they have not paid for these operating costs. Fox will follow up with Peter Pan regarding payment.
- Clover recently did a clean up the Station site, weed removal, etc.
- The Station Architect requested the EDIC to split the cost of professional photography of the Station. Half would be $1,500. Simmler advised that this is not standard practice for a business to request as this is for their marketing purposes. The Board agreed not to fund. Moran thinks the Architect should share the photographs with the EDIC, complementary for the business given to them.
- Simmler and Galasso sent a letter to MassDOT regarding the Pay / Parking project. Simmler is meeting with MassDOT this week to discuss.
- Peter Pan approached EDIC to manage the PP Ticket Counter operation – they would pay the EDIC to do this. Galasso thinks it could be a good idea to have EDIC employees on site and taking care of the property, as well as acting as an ambassador to our community. Galasso suggested that the Chamber of Commerce may be a resource to assist to define this role.
- Ticketing machines for bus tickets were discussed, as well as new model parking meters for the paid parking spots project.
- The plan for the redesigned front walkway at the Station is being revised by A.P. Whitaker.
LANDFILL SOLAR REDEVELOPMENT PROJECT
- Langlais presented the financials as of Sept. 30, 2017. Total assets are $1.7M, include $1.16M in real estate, $480K in cash. Received final reimbursement from MassDOT was received – achieving a grand total $1.4M. Also received a $16K check from Citizens Energy and $475 from Peter Pan.
- Liabilities are $13K for AP. Held check for $1,875 to RKG for Housing Study, to remain held until the contract is determined to be complete by the Housing Committee advocates.
- Langlais presented the warrant for $14,164.89.
- A motion was made by Chris Simmler to approve the warrant, less the held item. Moran 2nd. All in favor. Passed.
- Two bids were submitted for the Tech Park Signage RFP. Range for everything was between $39K - $42K. Can only afford the main Entrance Signs at this point – low bid by Kiwi $8,452 plus expense for electrician and landscaping. Current budget was $17-18K.
- Simmler suggested the Tech Park residents might contribute to the Business Directory Signs in the Spring – as a Phase 2.
- Galasso mentioned that the Park is only 50% built up. Our goal is to promote the development of the Park to help growth and jobs.
- Moran made a motion to approve $18K including contingency for installation for the 2 Falmouth Tech Park Entrance Signs, upgraded landscaping, repair of stone walls, and provide lighting for the signs. Langlais 2nd. All in favor. Passed.
- Fox investigated the EDIC land in the Tech Park that contains the Water Tower. The Water Dept. said it was part of their water system – it must stay. The Town has an easement for half the lot. The other half of the lot is developable. Fox thinks a ground lease for this property is the best option.
- Galasso is speaking to the Board of Selectman next Monday on this subject.
- Researching what it would take to get Main Street hooked up. Business Owners on Main Street advised they do not have enough band width and are having difficulty with processing payment transactions. Primary issue will be funding for the large expense to implement the system.
HOUSING DEMAND STUDY UPDATE
- Galasso asked that RKG attend our November Board Meeting to present findings.
- The Cape Cod Commission Report was incorporated into the Housing Demand Report findings
EDIC ADMINISTRATIVE BUSINESS
A. APPROVE LAST MEETING MINUTES – A motion was made by Chris Simmler to approve both the Aug. 8th and Sept. 12th Meeting Minutes. It was 2nd by Moran. All in Favor. Passed.
B. EDIC OFFICE LEASE – Jim Fox retained a Tenant at Will agreement for an EDIC Office in Town Hall Square. $300 a month including heat and electricity. He put the EDIC on the Chamber of Commerce wait list for an office space there. Moran made a motion to approve the $300 per month Tenant at Will rent expense. Fox 2nd. All in favor. Passed.
FUTURE AGENDA ITEMS
- Langlais to invite the GM from Ryan Family Amusements to attend the next Board Meeting.
- Moran suggested inviting back the Good Natured Dog Productions, the “The Running Waves” producers, to give their full presentation.
- Galasso to invite RKG to attend a board meeting to respond to comments/questions by the Board.
- Simmler to invite Laura Moynihan to speak about lease/ land agreements at the Falmouth Tech Park.
A motion was made by Moran to adjourn the regular session. Simmerler 2nd. All in favor. Passed.
November 14, 2017, 8:30am
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