Meeting Minutes
FALMOUTH EDIC OPEN MEETING: March 21, 2023
Falmouth Public Library, 300 Main Street, Falmouth, MA 02540
Hermann Meeting Room
PRESENT
Thomas Feronti (VC), Kevin Holmes (T), Mark Lowenstein (CK), Michael Galasso, Adrian Merryman and Samuel Patterson
INVITED SPEAKERS
Robert Mascali – Cape Cod Commission
David Quinn – Housing Assistance Corporation
8:38 am* CALL TO ORDER
A quorum was established. The Vice-Chair called the meeting to order.
8:38 PUBLIC COMMENT
Paul Dreyer - Precinct Two
Mr. Dreyer noted he was an early proponent of the Station renovation and development. Mr. Dreyer wanted to reiterate previous comments he has made that he supports housing at the Falmouth Station property and that he hopes the EDIC continues to acknowledge the historical aspect of the Falmouth Station.
8:40 Jill Neubauer, Principal Architect, Jill Neubauer Architects
Ms. Neubauer thanked the EDIC Board for inviting her into the conversation.
Ms. Neubauer advised she opened her architecture business in Falmouth 30 year ago and provided a brief background of her business history, stating her focus is mainly in residential housing.
Ms. Neubauer summarized the agenda she intended to cover; noting she saw a gap between the proposals presented by VHB Consultants between an entirely green space to containing as many housing units as possible, without considering architecture. Ms. Neubauer stated she in interested in the middle ground between the two.
Ms. Neubauer wants to clarify the EDIC’s intention regarding the development of the Station property.
Galasso clarified the intent of the VHB study was a land planning exercise and not architectural exercise. The EDIC simply wanted to learn of the possible uses of the undeveloped land.
Ms. Neubauer stated that everything that is built matters; including aesthetic justice.
The Station development endeavor will take stamina and longevity.
Galasso stated that energy efficiency and sustainability is high on his list of priorities.
Patterson noted he would like to use this property to begin to address balancing the diversity of available affordable/ attainable housing to support the entire community/income levels.
Feronti noted 6,000 per day come over the CC Canal bridges to work; noting we need to build attractive housing in a way that both protects the environment and provides appropriate housing types aimed to the community needs.
Holmes noted this must be done in a balanced and measured way; listening to everyone and having a positive impact but understanding that we will not receive a 100% consensus from all involved.
Galasso stated the EDIC needed to identify the market we are trying to attract for this housing and built the model from it.
Discussion ensued about how to attract a younger demographic to Falmouth and the challenges of young professional finding higher paying employment on Cape Cod.
Robert Mascali provided and spoke briefly about the Housing Profile: Falmouth report from the CCC.
Merryman noted that the bigger and more important issue is how to solve the strategic housing problem on Cape Cod. Merryman pointed out the large amount of land at the Otis AFB. Merryman suggested thinking broader and outside of just the development of the Falmouth Station property. Merryman said anything done at the Falmouth Station must fit within a special warm and welcoming aesthetic. Merryman suggested approaching larger/major Falmouth employers with a proposal to assist with financing for the project in return for a number of worker housing units for exclusive use.
Ms. Neubauer recommended that the BODs walk through the property.
Patterson noted it would be helpful that some building visuals are reviewed of what other similar communities have built for workforce housing.
Robert Mascali stated that the term “community” housing best described the type of housing planned for this project.
David Quinn stated there is a housing need for every income level. The first thing the EDIC to determine the market the EDIC wants to serve, income levels and produce financial models. This will drive the funding sources. The lower the income level units the more funding sources will be available. As income levels increase, the less subsidies will be available.
Galasso advised that the Town is in the process of updating their housing production plan; noting the last report published the greatest housing need was for Studio 1 bedroom category.
Ms. Neubauer noted that Stamina and Longevity will be a key factors to completing the project, as well as clarity of mission/vision and identifying the strengths of each project member and ensuring that the project team encompasses all the skill sets required.
Lingafelter mentioned if / when to add a development partner; noting there is a wide range of partners to choose from who are experienced with similar types of projects.
David Quinn confirmed there is a large spectrum of developers; from non-profits all the way to private developers. HAC specialty is in affordable housing. Quinn reported that typically 4-5 developers will bid on Cape Cod affordable housing development RFP’s – traditionally between 30-50 units, funded through low income housing credits that are provided by the State.
The Board discussed current AMI guidelines/ details and how it affects source funding.
Ms. Neubauer suggested the EDIC’s next step is to get to know the site and clean it up.
Lingafelter questioned if a new sub-committee should be formed that will solely focus on how to advance the Station development - affordable housing component.
The Board agreed the full board will establish the priorities and a sub-committee will be charged with moving them forward. Further detail to be defined at the April board meeting.
Feronti thanked Ms. Neubauer for her assistance and facilitation of the workshop, and Mr. Quinn and Mr. Mascali for their participation.
10:36 ADJOURNMENT
MOTION: Lowenstein made a motion to ADJOURN the Public Session meeting. Merryman 2nd. All in favor. Motion approved.
NEXT MEETING – April 11, 2023, 8:30am
*Times listed are intended merely for guidance.
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