Meeting Minutes
FALMOUTH EDIC OPEN MEETING: August 10, 2021
Falmouth Town Hall, 59 Town Hall Sq., Falmouth, MA 02540, Select Board Meeting Room
PRESENT
Christopher Land (C), Christopher Simmler (VC), Thomas Feronti (CK), Michael Galasso, Samuel Patterson
8:30 am* CALL TO ORDER
A quorum was established. The Chair called the meeting to order.
8:30 PUBLIC COMMENT
None
8:30 FINANCE
Michael Galasso
Galasso referred to the financial reports. The financials are running slightly over budget in income by about $18K. This will resolve itself once the SBA approves/forgives the EDIC PPP loan. The application for forgiveness has been submitted by the EDIC, and a decision is expected soon. Expenses are running $21K under budget. Net income to date is positive $3K.
MOTION: Patterson made a motion to approve the warrant in the amount of $18,255.33. Simmler 2nd the motion. All in favor. Motion passed.
8:36 EXECUTIVE DIRECTOR CANDIDATE INTERVIEW – Wayne Lingafelter
Mr. Lingafelter provided an overview of his personal and professional background.
He mentioned an extension career in commercial real estate and property management.
Mr. Lingafelter noted working within different regional markets with experience with multiple property types: office parks, industrial, mixed use and urban development. He has had exposure to all facets of real estate business: leasing, property and asset management with a particular concentration in development, construction and renovation.
He said he has worked with community-based organizations with broad experience that is applicable and relevant to the EDIC Executive Director position.
Patterson mentioned having experience working with Mr. Lingafelter on the Falmouth Affordable Housing Committee (AHC); he did not have any questions.
Simmler inquired if Mr. Lingafelter was currently working. Lingafelter said he was not, but was currently involved in a couple projects, but nothing that would interfere with time required of this role.
Simmler asked how he felt he could contribute. Mr. Lingafelter responded that he thought his background would be aligned with the Falmouth Station development project. As well, he thought his experience would enable him to expand on the ongoing processes of driving opportunities for funding and support of the current and future EDIC projects.
Mr. Lingafelter said he found the projects that EDIC has worked on in the past to be progressive.
Galasso also noted he has worked with Mr. Lingafelter with the Falmouth Affordable Housing Committee, citing he believes he will be a great candidate for the EDIC’s next ED.
Feronti asked if Mr. Lingafelter has experience dealing with other boards and other public board meetings to advance agendas. Mr. Lingafelter responded he has spent much time in front of planning and design boards for construction projects and understands those dynamics and is comfortable within them, however, he has not done this within the Town of Falmouth.
Mr. Lingafelter has been a resident of Falmouth for the last 5 years.
Mr. Lingafelter said he recognizes the importance of cultivation a relationship with Town administration and the Select Board.
EXECUTIVE DIRECTOR CANDIDATE INTERVIEW – Chris D’Aveta
Mr. D’Aveta introduced himself and provided an overview of his professional background.
He advised that much of what the EDIC is working on fits in with what he had done previously for various municipalities.
Mr. D’Aveta said his philosophy is to clearly determine and communicate the goals that should be met. To focus on the immediate next step and trace the path of success in reverse order to attain the desired end result. His preference is to make sure every member has a deliverable for the next meeting, and are keeping to the timeline.
Mr. D’Aveta has been coming to Falmouth since the 1970’s and owns a property in Falmouth.
He believes that Falmouth’s geography and location is unique, with the 2nd highest population and the highest wage earners it is well positioned to take advantage of economic growth.
Mr. D’Aveta stated he believes collaboration and process is necessary for success.
Patterson requested example of Mr. D’Aveta’s project management experience. Mr. D’Aveta cited he worked as a Planner for 3 municipalities on DPW projects. He mentioned a commuter project with the MBTA, utility companies NStar and National Grid, RCN, Time Warner, Verizon and AT & T.
Land inquired about Mr. D’Aveta’s residency, as his resume notes he lives North of Boston. Mr. D’Aveta said there is a family home in Falmouth that he could reside in when needed.
Simmler asked what motivated him to apply for the ED role. Mr. D’Aveta said that the job description aligned with the type of work he has done in the past and the projects being worked on were impressive.
Galasso inquired about 1. grant application and administration experience and 2. any ED type positions. Mr. D’Aveta advised he was the Director of Depts. within the cities he was employed. As well he noted several instances of working with grants and the administration of grants.
Feronti noted he particularly liked Mr.D’Aveta’s comments about all participants within a working group is assigned a deliverable. He asked how he would approach this practice with the EDIC board and staff considering all the projects currently being worked on. Mr. D’Aveta believes he understands and sees the goals and understands who plays each role. Citing this as one of his strengths, he believes he can establish the relationships and communication to ensure deliverables are completed.
Patterson asked about current professional commitments. Mr. D’Aveta cited 2 commitments with other projects, but they would not be a competitive issue with the EDIC ED responsibilities of 20 hours per week.
9:26 BOARD DISCUSSION OF ED CANDIDATES
Simmler said the EDIC was fortunate to have interviewed to 2 very qualified candidates and could perform the job, but based on the Wayne Lingafelter’s already established connections, committee work and relationships within the Town of Falmouth he has the advantage and edge.
Patterson stated as the liaison to the Town BOS for the Falmouth Affordable Housing Committee (AHC) he has seen Wayne Lingafelter’s initiative and assistance as a volunteer. Patterson said he was impressed with Wayne citing he was very involved in the creation the Falmouth AHC presentation and was articulate in delivering the presentation. He demonstrated the ability to move the project along, complete the work and then present it in a sincere and trustful manner.
Land said he was impressed with Chris D’Aveta’s background and connections with working with different municipalities citing our goal to improve the connection and integration with the Town of Falmouth. He noted a concern with Mr. D’Aveta primary residence being north of Boston. He liked Chris’s personality and thought he could well within the EDIC team and the Town.
Feronti said Chris D’Aveta’s experience fits with what the EDIC wants to accomplish, however, the logistics could be a challenge.
Galasso agreed that both candidates were excellent, however, he agreed with Patterson’s comments about Wayne Lingafelter’s skill set and stated he thought Wayne would be the best candidate for the ED role.
Broderick said that she thought both candidates were impressive and capable of doing the job, however, as a person who performs the work, there are times when you need to be available with little notice. She agreed with the concern about Chris D’Aveta’s residency north of Boston.
DiGiano advised that he shared the proposed compensation package. He noted that Chris D’Aveta was continuing to consult, but he did foresee it would be a problem with the ED responsibilities. DiGiano said he thought that initiative should be a key considered when selection for the ED candidate, as the role requires this skill. He noted that Chris D’Aveta has a lot of working with government agencies experience and is a good manager and Wayne Lingafelter brings to the table the private sector, development initiation and ability to move a project along this protocol.
MOTION: Galasso made a motion to authorize the Chair to enter into employment and salary negotiations with Wayne Lingafelter as the new Executive Director. If this not successful, then he may negotiate with Chris D’Aveta for same. Patterson 2nd. All in favor. Motion passed.
Discussion ensued about current hiring challenges within the town of Falmouth.
Discussion ensued about how to communicate the ED hire as well as other projects to the general population i.e. Falmouth Enterprise, etc.
9:38 VOTE TO AUTHORIZE CHAIR TO FILE CPC APPLICATION
DiGiano provided quotes from Beacon Architects, based on Steve Kady’s quote from last year to repair/replace the mortar and/or bricks on the Falmouth Station. The budget and procurement process were discussed. DiGiano did not include an EDIC administration fees in hope the application is viewed more favorably by the CPC review committee. It will be added as an “in-kind” contribution by the EDIC.
MOTION: Galasso made a motion to authorize the Chair to sign and submit the CPC application for funding for the Falmouth Station brick repair. Patterson 2nd. All in favor. Motion passed.
9:52 MASS DEVELOPMENT TECH. ASSIST. GRANT - FALMOUTH STATION
Mike DiGiano
DiGiano reported a walk thru meeting he had with the consultants, attended by Galasso, Feronti and Simmler.
The consultants asked to set up a standard by-weekly project meeting. Tuesdays were determined to be the best day.
The consultants want to begin the outreach to the stakeholder’s groups in August. DiGiano recommended September after Labor Day so that the new ED can be involved.
Galasso requested a schedule of how they will be moving through the project. The deadline must be by June 30, 2022 to align with grant deadline to spend all the funds by this date. DiGiano to request a timeline.
9:56 TECHNOLOGY PARK LOT 21- DRAINAGE EASEMENT UPDATE
Mike DiGiano
McGrath and Holmes submitted a design and calculation (less than ¼ acre) to reduce the drainage area for the water tank on the lot.
The Water Dept. and Town Engineer responded with a bigger area calculation – about ½ acre larger than the Holmes calculation.
If the EDIC accepts the Town calculation the sellable/leasable lot size will increase by about ½ acre.
The EDIC will need to obtain and define a building footprint on the easement. Secondly, the EDIC will need file a plan modification which Holmes & McGrath will handle. The next step would be to have an appraisal for a valuation, then lastly, an RFP would be issued to ascertain interest.
DiGiano said that Town Meeting vote or Selectmen approval were not required.
Th board agreed to accept the Town of Falmouth engineering calculation.
10:01 MRECo /SEAPORT COUNCIL GRANT UPDATE
Mike DiGiano
DiGiano advised 2 invoices were submitted to Mass Tech Council; waiting payment.
MRECo has met all milestones on Phase 1.
EDIC to receive a small administrative fee – approximately $10K. This is additional revenue not shown in the 2021 budget.
10:03 PLYMOUTH & BROCKTON ST. RAILWAY
Mike DiGiano
Plymouth & Brockton signed the license agreement with the Steamship Authority and the lease agreement with the Falmouth EDIC.
They will begin bus service Saturday, August 14, 2022 to Boston and T.F. Green airports.
Rent is $1,000 for the 1st six months and then it increases $2,450 for 6 months. It is a 1-year agreement. This is additional revenue not shown in the 2021 budget.
Simmler inquired if there would be a joint meeting with P & B and other tenants to discuss cooperation among operations.
10:05 EDIC ADMINISTRATIVE BUSINESS
MOTION: Galasso made a motion to approve the July 13, 2021 Board Meeting Minutes. Patterson 2nd the motion. Feronti abstained. All others voted in favor. Motion approved.
MOTION: Simmler made a motion to approve but hold for release the July 13, 2021 Executive Session Board Meeting Minutes. Patterson 2nd the motion. Feronti abstained. All others voted in favor. Motion approved.
10:06 NEW AGENDA ITEMS
Galasso requested an update on Open Cape/ Main St. Gigabit project, CDBG Small Business Grant project and the availability of obtaining additional grant funds for it and Fiber Optic/ FalmouthNet update and possibility on obtaining reimbursement for the study funded by the Falmouth EDIC.
Simmler requested a discussion on expanding the board member on the EDIC Board. Galasso said this would require an amendment to the EDIC bylaws.
Land requested, perhaps a standing item, on diversity initiatives; where the EDIC invites local groups to speak or local actions on diversity underrepresented and inclusion.
10:08 ADJOURNMENT
MOTION: Land made a motion to adjourn the Public Session and move to Executive Session, not to return to the Public Session, to discuss the Falmouth Station café lease as discussion of this subject in the Public Session would be detrimental to the EDIC’s negotiation position. Patterson 2nd the motion. Roll Call: Patterson Aye, Land Aye, Simmler Aye, Galasso Aye, Feronti Aye. Motion passed.
NEXT MEETING – September 14th, 2021, 8:30am
*Times listed are intended merely for guidance.
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