Meeting Minutes
FALMOUTH EDIC OPEN MEETING: January 17, 2023
Falmouth Town Hall, 59 Town Hall Square, Falmouth, MA 02540
Select Board Meeting Room
PRESENT
Christopher Land (C), Mark Lowenstein (CK), Michael, Galasso, Samuel Patterson, Adrian Merryman
ABSENT
Thomas Feronti (VC), Kevin Holmes (T)
8:31 am* CALL TO ORDER
A quorum was established. The Chair called the meeting to order.
8:31 PUBLIC COMMENT
None
8:32 GUEST SPEAKER: Michael Kasparian, Executive Director, Falmouth Chamber of Commerce
Mr. Kasparian spoke about the Falmouth Chamber initiatives regarding affordable housing.
The Chamber board wants to inject more into the conversation regarding the housing solutions and supporting housing projects.
Kasparian stated the Falmouth Planning was doing a great job regarding housing issues.
The Chamber thinks a larger/ broader conversation in the community led by the Town of Falmouth is lacking; in particular long-term planning and looking at Town assets and how they can be utilized i.e. the Falmouth Town Hall, the Lawrence School and the School Administration Building.
Kasparian noted the town’s main issues are Housing, Parking & Transportation and Wastewater.
Kasparian believes all mentioned properties offer a good solution to the address these issues, however the Lawrence School offers the largest landmass and the best opportunity to the Town for development.
Chamber Members noted Housing as the biggest issue in Falmouth – effecting the hiring and retention of employees. Parking was noted as a 2nd major concern.
Galasso questioned why there is very little business community support to new housing project recommendations when they are presented to the various Town agencies. Kasparian said better communication and organization will gain greater support.
Patterson noted that Cape Cod is losing 1,000 families per year because they cannot find housing and/or employment to support housing expense. School population is decreasing. Cape Cod no longer demonstrates an equitable community representing the interests of all age groups. Patterson believes there needs to be a social rebalancing.
Kasparian reported that communities that successfully provide a sufficient amount of housing for their population, 30% of the residential properties represent long-term rentals. Falmouth’s percentile of long-term rental properties is 5-6%. Approximately 50% of residential properties are seasonal/ second homes.
Merryman noted that the housing deficiency seems larger than the solutions being considered at this time. He stated a bolder and bigger approach needs to be addressed if the situation is to be resolved.
8:57 APPROVAL OF BOARD MEETING MINUTES
MOTION: Patterson made a motion to approve the December 13, 2022 Public Session Board Meeting Minutes. Galasso 2nd the motion. All in favor. Motion approved.
MOTION: Patterson made a motion to approve and not release the December 13, 2022 Executive Session Board Meeting Minutes. Galasso 2nd the motion. All in favor. Motion approved.
8:58 FINANCE
Wayne Lingafelter
Lingafelter referred to the financial reports, 2022 was a break-even year.
The EDIC was $4k below budget, $350k in Income and $354k in expense.
The single biggest contributor to shortfall was the non-sale of the Tech Park lot - $150k.
The Falmouth Station showed a positive income of $3K, despite the $25k in legal expenses which were not anticipated.
Management of expenses were paid particular attention to this year. The EDIC was $70k below budget on non-Station related expenses, which offset some of the shortfall in other areas.
The Cash position remains at $342k and Assets total to $465k.
Galasso mentioned again attempting to use Falmouth based businesses whenever possible. Broderick advised that these activities have been researched. In 2021-22 because of the current employee vacancies many Falmouth business are not able to accept new clients. The endeavor to retain local contractors for all EDIC business needs will be on-going in 2023.
MOTION: Galasso made a motion to approve the Jan. 10th, 2023 warrant in the amount of $14,855.80. Lowenstein 2nd. All in favor. Motion approved.
9:05 Chairman’s Remarks
Christopher Land
Mr. Land notified the EDIC Board that he will be stepping down from the EDIC Board. This decision was made due to his increased work load and travel schedule at WHOI, which is beginning to interfere with the time and attention that is needed to support the EDIC’s activities and its staff. The Town of Falmouth will be posting the open position, and Mr. Land stated he will serve until his position is filled.
The EDIC Board sincerely thanked Mr. Land for his service.
Lingafelter reported that Thomas Feronti (VC) is willing to consider stepping into the Chair position – which will be discussed in the February meeting. As well, Lingafelter requested that the current board consider the recruitment process of the open positions with a focus on attempting to obtain diversity on the board membership.
Galasso requested that it be determined when his term expires; particularly, total term limit.
Lingafelter advised that Patterson, Land and Galasso’s current terms expire in June 2023.
9:11 Falmouth Station Update
Wayne Lingafelter
Lingafelter reported the masonry project is still moving though the documentation phase; the plans are in position. This Friday, he will be meeting with the architect for a field inspection to identify the areas of the Station in particular need of restoration. The 2nd step will be preparing the bid documents.
Different masonry contractors have been to the Station and the experts have advised against waterproofing/ sealing as it may seal in more moisture. The focus of the CPC funded work will be on replacing the parapets on the roofline and brick/grout restoration. He will continue to work on investigating the leakage issues around the southside windows and caulking around the building.
Though the scope of the work has decreased due to removal of the waterproofing, given that the costs have dramatically increased since the funding request was made, he is still hopeful the work can be completed within the funds granted by CPC.
Galasso suggested the General Contractor and Clerk of the Works for the Falmouth Station renovation be contacted for advice on the project. Patterson recommended contacting Michael Duffany for consultation and the MA Historical Society for possible grant opportunities. Lingafelter to investigate.
Falmouth Station Workforce Housing Update
Wayne Lingafelter
Lingafelter referred to a prior email which noted a list containing a set of priorities for 2023 to get this project back on track.
Sewer and Wastewater (Patterson recommended contacting the Seacrest Hotel and Land recommended contact WHOI, for SOW information regarding their wastewater operations.)
Mass Development Grant Funding and Barnstable ARPA Funding/Applications – Lingafelter inquired if it may be beneficial to retain a Grant Writer to perform this function. The board was favorably disposed to this action.
Falmouth Affordable Housing Fund Application – potential source of funding.
Jill Neubauer – Has offered to meet with the Station sub-committee to discuss the planning and design.
Lingafelter reported that he had a conversation with MassDOT after the project study was completed, and they were cautiously positive about the project.
2023 Budget Review and Board Approval
Wayne Lingafelter
Lingafelter revised the proposed 2023 Budget: Total Income - $782k, Total Expense $703, with a Net Income $79k. This assumes the sale of the Falmouth Tech Park – a net gain of $125k. If the sale is not executed, the EDIC will fall into a negative Net Income status. After much conversation with the Town of Falmouth, it appears that most of 2023 will be spent processing a revised subdivision of the lot.
Lingafelter said if a sale can be made and closed in 2023, it is estimated it will not occur until very late in 2023 – November or December.
Based on a conversation with a local Real Estate Broker, Lingafelter advised that the value of the site has been increased from $150k to closer to $250k.
The EDIC Board agreed that the 2023 budgeted sale of the Falmouth Tech Park lot would be removed and add it to the future 2024 budget.
Galasso suggested to start marketing the property. Lingafelter said he would bring a recommendation to the Board in February, containing an overview of the process and a recommendation of a Broker.
MOTION: Lowenstein made a motion to remove the Falmouth Tech Park lot sale from the 2023 EDIC budget and approve the restated 2023 Budget. Patterson 2nd. All in favor. Motion approved.
9:44 New Business, Agenda Items or Guest Speakers
YMCA in Falmouth – Eileen Miscall
9:45 ADJOURNMENT and Move into Executive Session
MOTION: Land made a motion to ADJOURN the Public Session meeting and move into Executive Session, not to return to the Public Session, to discuss a lease matter as discussing in a public session would be detrimental to the EDIC’s negotiation position. Patterson 2nd. Roll Call: Lowenstein Aye, Patterson Aye, Land Aye, Galasso Aye, Merryman Aye. All in favor. Motion approved.
NEXT MEETING – February 14th, 2023, 8:30am
*Times listed are intended merely for guidance.
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