Meeting Minutes
FALMOUTH EDIC OPEN MEETING: June 13, 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), Samuel Patterson, Michael Galasso, Adrian Merryman and Colin Reed
8:35 Call to Order & Agenda Update
A quorum was established. The Chair called the meeting to order. The Chair reported an Executive Session addition to the agenda.
8:35 PUBLIC COMMENT
None
8:55 APPROVAL OF BOARD MEETING MINUTES
MOTION: Reed made a motion to approve the May 9, 2023 Public Session Board Meeting Minutes. Holmes 2nd the motion. All others in favor. Motion approved.
8:37 GUEST SPEAKER: Jenny Christian, President: Farming Falmouth
Farming Falmouth is an educational non-profit 501(C)3, formed at the Andrews Farm – a 3-acre property.
The historic Andrews Farms was saved by Farming Falmouth and is protected land between the 300 Committee lots and Farming lots.
The goal of forming the Farming Falmouth non-profit was to secure Andrews Farm and to educate the public on farming and food and protecting Falmouth farmland.
Farming Falmouth has joined The Cape Cod Compact Land Trust and are in the process of identifying their first property and starting the fundraising process.
Most of the Farmers selling produce at the Falmouth Farmers Market are from towns other than Falmouth.
Ms. Christian noted that sustainable farms can assist with the harmful environmental issues caused by fertilizers, by nutrient recycling.
Ms. Christian encourages expanding community garden space within various public spaces.
Farming Falmouth is searching for partners to develop the Andrews Farm property and facilities.
Galasso suggested that Farming Falmouth be considered for any future charitable donations by the EDIC.
Lowenstein inquired about a commercial kitchen at Andrews Farm. Ms. Christian advised this was one of the goals of the property development.
Patterson noted the importance of sustainable farms and farmlands to Falmouth and all communities in terms of growing food to feed our country.
9:02 FINANCE
Kevin Holmes
Holmes reported the Balance Sheet remains much the same; cash balance is the biggest asset.
The Income Statement is showing a significant variance to budget due to the delay of the masonry project; both deferred income and expenses.
The Certificate of Deposit is earning 4.75% which accrues at maturity (not monthly); estimated at $400 per month income will be reported at maturity.
There was a timing issue with the Plymouth & Brockton rent check arriving a little late.
Galasso suggested approaching the Town of Falmouth to inquire if they will permit the EDIC to utilize their Solar Rent income for the development of Workforce Housing Project at the Falmouth Station.
MOTION: Holmes made a motion to approve the June 13th, 2023 warrant in the amount of $55,157.23. Reed 2nd the motion. All in favor. Motion approved.
Holmes reported that the new banking forms were signed/executed to remove Land and George Malloy CPA from the EDIC bank accounts and adding Feronti and Pamela Souza CPA to same.
9:10 RECOGNITION OF MICHAEL GALASSO’S EDIC BOARD SERVICE
Thomas Feronti
The Falmouth EDIC Chair, Thomas Feronti read a statement thanking Michael Galasso on behalf of the Falmouth EDIC Board of Directors and Staff for his exceptional service to the Falmouth community during the 14 years he served on the EDIC Board of Directors.
A list of significant accomplishments were noted.
Feronti presented Galasso with a commemorative framed picture of one his most important projects – The Falmouth Station.
Galasso requested that a plaque be added to one of the Falmouth Station benches in memory of his mother Anne L. Galasso.
Galasso thanked the current and past EDIC Board of Directors and the Falmouth Select Board, noting he would remain available to the EDIC with anything he can do to assist with future endeavors.
Lingafelter reported the Falmouth Select Board also recognized Michael Galasso’s service to Falmouth at last week’s meeting.
9:17 DISCUSSION OF OPEN BOARD POSITIONS
Board of Directors
Feronti shared that Robert Mascali was appointed by the Falmouth Select Board as their EDIC representative effective July 1st.
Feronti advised that Sam Patterson currently holds the Select Board representative position which will expire on June 30th. Patterson advised that he would be agreeable to remaining the Falmouth EDIC board; suggesting to fill the vacated July 1st Low Income/Housing designation that Galasso will hold until June 30th.
Patterson provided a brief summary of qualifications for this position, noting he was recently appointed to the Falmouth Affordable Housing Committee and for the past nine years serving on the Falmouth Select Board, he was the liaison to this committee.
Merryman remarked on the wisdom and knowledge gained from the participation of both Galasso and Patterson on the EDIC Board. Merryman supports retaining Patterson on the EDIC Board, however, commented that in the future the EDIC must try to bring more diversity onto the Board of Directors.
Feronti reminded the Board that only people that apply for the Board position, can be interviewed. It remains an unfortunate conundrum that there is not a more diverse pool of applicants coming forth.
MOTION: Feronti made a motion to recommend Sam Patterson to fill the Affordable Housing seat on the Falmouth EDIC Board of Directors to the Falmouth Select Board. Merryman 2nd the motion. All in favor. Motion approved.
9:25 ADMINISTRATIVE UPDATE
Lynne Broderick
CPA Transition & Records Retention
Broderick provided an update of the June 6th meeting with George Malloy detailing the transition to the new CPA Pamela Souza.
It was decided that Pamela Souza will conduct the upcoming 2022 audit with Roselli & Clark.
It was reported that George Malloy’s process has been to destroy all records after 7 years. Broderick/Souza obtained all files from 2021 to current that were available. The EDIC Board decided that all records in Malloy CPA’s possession will be returned to the EDIC for review.
Broderick will check with the Town to determine the exact retention schedule for the EDIC to follow.
Patterson suggested contacting the Town to inquire if they would be willing to include the EDIC with digitalizing the EDIC documents.
Umbrella Insurance Policy Review
Broderick referred to the Summary of Insurance Policy document provided to the EDIC BOD, and spoke through the major points of each policy.
Galasso inquired if all Falmouth Station tenants and vendors provided Certificates of Insurance; Broderick affirmed they did.
The Board decided to maintain current insurance coverage without any changes, at this time.
9:40 EXECUTIVE DIRECTOR’S REPORT
Wayne Lingafelter
Falmouth Station Update
Lingafelter reported that Gale Associates engineering firm submitted a proposal for the Station masonry project that was higher than the EDIC budget. Lingafelter requested this to be revisited and Gale resubmitted a two-component proposal: one for design/documentation and one for construction/bidding/oversite: $30K for design and $37K for bidding and construction work. The initial budget was for this work was $40K for architectural costs. Lingafelter sent the proposal to CPC and is awaiting a response to his inquiry if an approval is required for the change in architect firm and budget. The Board believes the construction expense is high; Lingafelter to readdress with Gale.
The masonry project schedule: documentation completed and released by the end of July, the bidding to be done in August and the onsite work to be done after the peak season approximately mid-September through Thanksgiving.
Lingafelter reported that both Peter Pan and Plymouth & Brockton were upbeat about their ridership for the summer season and continue to see recovery from CV-19. There were no issues with Station operations and with each other’s cohabitation at the Falmouth Station.
Lingafelter requested a Board volunteer to replace M. Galasso’s vacant seat on the Station sub-committee. Colin Reed volunteered for this role.
Lingafelter reported a series of vandalism of the men’s restroom at the Falmouth Station, which began at the end of May. An individual is urinating in areas other than the toilet fixtures. It is not happening each day, but it is a regular occurrence. It is incurring a health hazard as well as approximately an extra $100 per instance to clean the affected restroom space. A sign has been posted on the restroom door advising of the video surveillance within the Station and requesting that any poor condition of the restroom be reported to the cleaning service provider. A price estimate to add locks to the restroom doors will be completed. The Station Grill operator stated he was unwilling to assist with the restroom vandalism matter or with a potential future lock and key process for restroom use.
Another letter of lease default will be sent this week to Mr. Marcellino referencing default in Open Hours of Operation as well as non-payment of CAM rent invoices.
Falmouth Station Workforce Housing Project
Lingafelter advised he was unsuccessful obtaining the support of local delegations to assist with communication to MassDOT for attention to the Station’s workforce housing potential. He was able to speak with the MassDOT Rail/Transit Administrator Meredith Slesinger who reported she would brief her supervisors and up to the Governor’s office. She requested a commitment letter from the EDIC Chair to add to her brief. Patterson suggested contacting the Director of CCRTA - Tom Cahir, for thoughts on best communication practices to MassDOT.
The community outreach initiative has resulted with a list of ten businesses and organizations to be met with to discuss the Falmouth workforce housing issues.
Various local market studies by private and public organizations were identified for future review and discussion for potential coordination/synergy.
Falmouth Technology Park – Lot 21
Lingafelter received a proposal from The Cape & Islands that is line with the approved budget. They have surveyed the lot and do not expect any issues with the water tower easement.
10:06 New Business, Agenda Items or Guest Speakers
The Falmouth EDIC Board Meeting for August was agreed to be cancelled due to various conflicting vacation schedules.
The Falmouth EDIC Retreat is tentatively scheduled for September.
David Garrison – Affordable Housing Committee – July
10:09 ADJOURNMENT
MOTION: Feronti made a motion to ADJOURN the Public Session meeting and move into Executive Session, not to return to Public Session, to discuss a Falmouth Station lease matter and to discuss a personnel related matter as discussing in a public session could be detrimental to an individual’s rights and reputations. Reed 2nd. Roll Call: Merryman Aye, Holmes Aye, Reed Aye, Feronti Aye, Galasso Aye, Patterson Aye. Motion approved.
NEXT MEETING – July 11th, 2023, 8:30am
*Times listed are intended merely for guidance.
Our Projects
Falmouth Station Restoration
Rehabilitation of the Historic Falmouth Station located at 59 Depot Avenue in Falmouth.
Read More & View All Projects >
Doing Business in Falmouth
Woods Hole Oceanographic Institution (WHOI)
Employs approximately 1,200 people, including more than 500 scientists, engineers, ship's crew and technicians.
View Top Employers in Falmouth >