Meeting Minutes
FALMOUTH EDIC OPEN MEETING: April 11, 2023
Falmouth Town Hall, 59 Town Hall Square, Falmouth, MA 02540
Select Board Meeting Room
PRESENT
Thomas Feronti (Interim Chair), Kevin Holmes (T), Mark Lowenstein (CK), Michael Galasso, Samuel Patterson and Colin Reed
8:30 am* CALL TO ORDER
A quorum was established. The Chair called the meeting to order.
8:30 PUBLIC COMMENT
None
8:39 Guest Speaker: Robert Mascali, Cape Cod Commission
Mr. Mascali advised he is in attendance to do a 2022 year in review.
He advised the he spoke with Erin Perry, the ED at the CCC about funding and resources that may be available for the housing development at the Falmouth Station. She stated she would be very interested in speaking with the EDIC when the project becomes more defined.
Mr. Mascali reported that the CCC has worked to address several priorities that align with the same issues that Falmouth faces:
Housing – adopting a regional housing strategy, supply, affordability and attainability.
Online Tools direct to areas that are appropriate to development.
Comprehensive Stakeholder Process to find solutions – Town profiles completed.
Developing design guidelines and model bylaws – accessary dwelling unit bylaw.
Coastal & Fresh Water Quality
The CC Water Protection Funds awarded $28M in subsidies. Falmouth was one of four CC Towns awarded.
Released a pond and lake atlas; a pond viewer on the website.
Provided a high ground water estimator is on the website.
Climate Change & Coastal Resiliency
Implementation of a climate action plan.
Improvements for low lying roads, vulnerability and solutions – hazards mitigation.
Adopted a model bylaw to improve access to electric vehicle charging stations.
Created a Climate Ambassador Program to work with the Youth in 9 CC schools to educate and engage them in the process.
Long Term Economic Stability
Developed a regional housing strategy.
Released a Child Care assessment – to determine where the needs and gaps are, to assist families.
Implementing a comprehensive Economic Development strategy – information available on website.
In the past year approved 2 major projects: 272 approved units at Wilkins Center (CC Healthcare) Hyannis, and 312 apartments at the old Twin Brook Golf Course.
There is ongoing discussion between the CCC and the developer Kimco regarding the Falmouth Plaza.
Projects awaiting to come before the CCC is the YMCA project and the solar project at CC Country Club, and discussion with the Town of Falmouth for the adoption of a Falmouth Growth Incentive Zone.
• The EDIC Board members asked various questions of Mr. Mascali and he responded.
8:50 APPROVAL OF BOARD MEETING MINUTES
MOTION: Lowenstein made a motion to approve the March 14, 2023 Public Session Board Meeting Minutes. Patterson 2nd the motion. Feronti and Reed abstained. All others in favor. Motion approved.
8:51 FINANCE
Kevin Holmes
Holmes referred to the March 2023 financial reports.
He advised the balance sheet remains static, with healthy cash balances, however, with the Station masonry project and other items, he expects to see some fluctuation due to timing delays with reimbursement. Liabilities are relatively low.
Income is a little behind budget due to timing issues for the reimbursement of the Station masonry project. All rental incomes are on par, with the exception of the Station CAM charges not paid. The EDIC is ahead of budget by $47K primarily due to some deferred expenses which will begin to appear in the upcoming months.
MOTION: Holmes made a motion to approve the April 11th, 2023 warrant in the amount of $8,829.82. Lowenstein 2nd. All in favor. Motion approved.
Galasso inquired about the four properties owned by the EDIC and that are shown as assets on the balance sheet. He wanted to know if the Board would consider reconstituting the Real Estate Sub-Committee to plan on how to evaluate these properties to achieve real value. Lingafelter to research into these properties.
8:58 Board of Directors Related Business
Feronti advised that the interim “Chair” position will need to be temporarily filled. Christopher Land’s last term expires on June 30th. After the two new seats are filled this summer, then the board will elect officers. The “interim” Chair will hold the post until this vote it taken – late summer or September.
MOTION: Galasso made a motion to appoint Thomas Feronti as the Interim Chair until the new board is completed and a formal vote of officers is held. Holmes 2nd. All in favor. Motion approved.
9:31 EXECUTIVE DIRECTOR’S REPORT
Wayne Lingafelter
Falmouth Station Update
Lingafelter circulated the masonry restoration project memo dated March 23rd, summarizing the work that is being proposed by Gale Associates.
Keenan & Kenny Architects a local architect firm that is currently providing support on this project. There are competing opinions on what was causing the water infiltration issues and how extensive the masonry repair needs to be. Lingafelter agreed with Gale Associates list of six items that should be executed to address the various issues occurring at the Falmouth Station.
Both Lingafelter and Keenan & Kenny support the transition of architectural support from K & K to Gale Associates. It was agreed by all that Gale Associates has a specific restoration practice which is required.
Lingafelter advised a revised scope of work would need to be presented to CPC. Lingafelter has updated CPC to expect these changes.
Feronti questioned if the local architectural firm K & K would best serve the project and if there was a way that Gale and K & K could collaborate and work together. Lingafelter noted that K & K recommended Gale Associates and mentioned liability issues regarding sub-contracting the work.
Lingafelter requested permission to move forward with transition from K & K to Gale Associates. The board agreed with this change and the recommendations as outlined in the 3.23.23 memo. Lingafelter to deliver a proposal and budget to the board, as well as to keep CPC updated on the proceedings.
Falmouth Station Workforce Housing Project
Lingafelter stated he thought the Jill Neubauer workshop was very constructive and went well. The next step is to define how to proceed.
Feronti noted Ms. Neubauer’s multiple comments about “stamina” within the EDIC Board and its importance to the success of the project. Feronti suggests the EDIC pause the planning conversation until the EDIC achieves the new/complete Board of Directors. The Board discussed the project and postponing the planning discussion.
Lingafelter asked the Board to start by considering: 1. Engaging MassDOT and Susan Moran’s office, 2. Discussing a project Partner and their role and optimal timing, 3. Spending initial funds on a well-documented market study and civil site investigation.
Merryman thinks we need to consider this project when accepting any new board members to ascertain that they will support the project. He believes we need to immediately move forward requesting a recommendation from Lingafelter of all the specific next steps for the next board meeting. Lowenstein agreed with this position.
Patterson mentioned Town and CPC is undertaking an update to its Housing Production Plan and perhaps their data would correlate with the Station development project. As well, he suggested that Lingafelter speak with Nancy Taylor to ensure that the Select Board appoints a board member that will support the project.
Holmes reminded the board of the financial position of the EDIC, and the fact that cash assets are depleted each year and the EDIC maintains a negative cash flow. He would feel more comfortable with an investment in this project once the sale of the Tech Park Lot is secured. He supports a study, but would like the expense to remain at approximately $25K.
Feronti agreed that the least amount of expense should be spent, but enough to ensure the project could be moved forward. Lingafelter advised preliminary study estimates is $10K to $15K. Galasso mentioned that the initial investment of $100K for the Solar Project was a big risk, but the entire investment was recuperated. Galasso stated that even though he was leaving the board, he would assist the EDIC by volunteering his time to pursue this project.
Feronti stated that one of the first tasks would be to identify a working group/ sub-committee to assist guide the processes.
Lingafelter stated he will put together an action plan and solicit proposals for a market study.
Falmouth Technology Park - Lot 21
Lingafelter reported that Atty. Moynihan was able to make good progress on the complexities of the title of the lot. It was determined by title history that the EDIC can use a simple “Approval Not Required (ANR) plan to amend the drainage and water tower easements. The proposed steps are for the ANR plan to be reviewed by the Dept. of Engineering and then taken to the Select Board for approval, and then finally a Planning Board endorsement.
Based upon the timing provided for this work by Moynihan, Lingafelter remains confident that by mid-summer the lot will be marketable although a sale closing by year end is challenging.
David Aubrey, an existing owner at the Tech Park notified Lingafelter that he plans to construct an additional office building on his property at 81 Technology Park. The use is for training and he submitted an application to CCC for their acknowledgement and an application to the Planning Board. Aubrey would like present his building plans to the EDIC. Lingafelter invited him to the next board.
10:05 ADJOURNMENT
MOTION: Lowenstein made a motion to ADJOURN the Public Session meeting. Merryman 2nd. All in favor. Motion approved.
NEXT MEETING – May 9, 2023, 8:30am
*Times listed are intended merely for guidance.
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