Meeting Minutes
FALMOUTH EDIC OPEN MEETING: May 9, 2023
Falmouth Town Hall, 59 Town Hall Square, Falmouth, MA 02540
Select Board Meeting Room
PRESENT
Thomas Feronti (Interim Chair), Mark Lowenstein (CK), Michael Galasso, Samuel Patterson, Adrian Merryman and Colin Reed
ABSENT
Kevin Holmes (T)
8:30 am* CALL TO ORDER
A quorum was established. The Chair called the meeting to order.
8:30 PUBLIC COMMENT
None
8:30 Guest Speaker: David Aubrey: Owner 81 Technology Park Drive
Mr. Aubrey spoke about his proposed project for the 81 Technology Park Drive in the Falmouth Technology Park. He proposes to construct a three story, 25,000 square foot building for a municipal police officer training academy. The operations will be overseen by the Massachusetts Municipal Police Training Committee and employee between five and ten full time positions. The MMPT Committee would like to begin holding classes on site in April of 2024. Participants will consist of newly recruited police cadets and active-duty police officers fulfilling continuing education training requirements. No live ammunition or firing drills are planned. The instruction would only occur between September and May to take advantage of off-season lodging and restaurants. The facility will be designed to host up to 60 participants at any one session. Mr. Robert Ferullo Jr. from MMPT Committee spoke in some detail about the training and answered multiple questions from the Board about the proposed building and use. The Board is supportive of the project and instructed the Executive Director to write a letter of support to both the Falmouth Planning Board and the Select Board.
8:55 APPROVAL OF BOARD MEETING MINUTES
MOTION: Lowenstein made a motion to approve the March 21, 2023 Public Session Board Meeting Minutes. Galasso 2nd the motion. Reed abstained. All others in favor. Motion approved.
MOTION: Lowenstein made a motion to approve the April 11, 2023 Public Session Board Meeting Minutes with one edit. Reed 2nd the motion. All in favor. Motion approved.
9:00 FINANCE
Wayne Lingafelter
Lingafelter reported no material changes to the Balance Sheet from last month. The Recurring Income is on budget with the exception of P & B rent from April – a minor AP error that has been resolved.
The Total Income variance from budget is driven by the masonry reimbursement, as the project has not yet been started. $42K masonry reimbursement was scheduled which has not yet occurred/invoiced to CPC.
Non-Station expenses are $134K below budget due to the timing of the masonry restoration project.
The Station expense is $34K under budget due to capital budgeted items not yet initiated.
There is a small warrant this month, no extraordinary expenses were noted.
Feronti mentioned he did not want the Station Masonry expense recorded as Station expense as this expense will be reimbursed by CPC.
Lingafelter advised the Board that he spoke to George Malloy regarding the termination of his CPA/bookkeeping services and the transition process to a local Falmouth CPA. Mr. Malloy was very professional and expressed his support with the transition to the new CPA firm. The formal transition will take place in the first week of June, 2023.
MOTION: Lowenstein made a motion to approve the May 9th, 2023 warrant in the amount of $17,138.23. Galasso 2nd. All in favor. Motion approved.
9:10 EXECUTIVE DIRECTOR’S REPORT
Wayne Lingafelter
“Big Blue” Cape Chamber Conference Report
Lingafelter reported he attended the Cape Cod Chamber’s “Big Blue Conference”. It was the first conference focused exclusively on the blue economy on CC and how the communities could support and participate with it. It was well attended. Primary themes were about wind energy, job creation / job placement and aquaculture. Kristy Senatori of the CC Commission delivered an informative presentation on the Cape’s economy and changing trends. Lingafelter commented that there was little conversation about Marine Technology which is a critical business for Falmouth. It was a good opportunity for him to network with attendees including Senator Moran, Representative Fernandes, Ms. Senatori and Cape Chamber CEO Paul Niedzwiecki. Board member Colin Reed joined Lingafelter for the first day of the conference and reiterated that it was a productive day.
Falmouth Station Update
Lingafelter notified Mr. Marcellino of his ongoing defaults regarding his lease late last month and received no response. The Station Grill was open the required number of days per week during April, however, the hours of operation were only complied with 9 of 27 of the days within the month. The EDIC continues to receive complaints from the public regarding the Station being closed frequently.
Lingafelter and Lowenstein met with Mr. Marcellino; he made a commitment to start to pay additional rent toward his $6K default operating expense rent. No rent has been received towards this obligation.
Mr. Marcellino has not provided the required current Commercial Liability and Workers Compensation certificates of insurance. Lingafelter has notified Mr. Marcellino of this requirement several times. Galasso noted that this could be a liability to the EDIC if not provided and requested that the EDIC Insurance Agent be contacted to inquire about any EDIC exposure.
Patterson inquired in terms of liability, if the Falmouth Health Dept. has done the yearly inspection. Lingafelter as uncertain of the timing for the annual inspections, however the State inspection was recently done. Lingafelter to check to make sure the Health Dept. Inspection Certificate is current.
Merryman asked if there was an Umbrella policy to the EDIC’s Station Commercial Liability Insurance that would cover the EDIC in the event some accident should occur at/by the Station Grill. Lingafelter to speak with the EDIC Insurance Agent regarding this inquiry.
Feronti inquired about the new bus schedules for the summer season. Lingafelter advised he made contact to bus companies to obtain.
Falmouth Station Workforce Housing Project
Lingafelter reported he continues to work on developing an overall strategy to present to the EDIC Board as to the best approach for advancing this potential project. There will be an art to advancing the project – there are many elements to consider including the zoning strategy, wastewater, the possibility of bring on a development partner and properly researching and identifying the type of prospective renters who would be served by a new multi-family development.
Lingafelter is waiting to hear back from Senator Moran’s office regarding Mass DOT. He was told by the Chief of Staff that they continue to explore communication options, but have not provided any guidance on the best approach to the senior levels at Mass DOT.
Lingafelter met with Laura Shufelt from Mass Housing Partnership who offered excellent guidance and comments on the WFH project process. Housing on State transportation related sites is a priority of the new administration, and this project will benefit from that focus. She has experienced dramatic increases in construction costs for most of the MHP projects. She cited the average cost is now approaching $700K per unit. Mass Housing Partnership does have some funding that may be available to the EDIC for a market study.
Lingafelter has approached three market study firms and he has heard back from just one of them.
Galasso announced that the CC Commission and Falmouth Chamber are sponsoring a program called “A Housing Call to Action” on June 7th at the Falmouth Public Library. He suggested their flyer be posted on the EDIC website.
Falmouth Technology Park - Lot 21
Lingafelter believes the team has identified the best path for the approvals for Lot 21/ Water Tank Lot; working with Atty. Moynihan and Cape & Islands Engineering. This will include a Approval Not Required process with the Town of Falmouth. A four-phase process will require drawings and the approval of several Town departments, the Select Board and the Planning Board for an endorsement.
After these steps, the revised subdivision request will be submitted to MA Land Court.
The estimated cost for engineering fees is $15K including a Land Court survey ($10K). The total cost to bring Lot 21 to market is now estimated to be $20K - $25K. The 2023 budget is $15K, in that it did not anticipate a land court survey.
Lingafelter noted that Lot 21’s market value is estimated to be at least $300K.
MOTION: Feronti made a motion to authorize the ED to proceed with an A & R for Lot 21 up to and including land court, not to exceed $25K. Merryman 2nd the motion. All in favor. Motion approved.
Surplus Property Update
Lingafelter referred to documents detailing the 5 parcels of land owned by the Falmouth EDIC.
A formal real estate report was not found, noting the RE Committee was disbanded in 2018 and much of the board conversation regarding the disposition of the surplus lots took place after this time.
Broderick provided board meeting minutes for 2019 & 2020 which Lingafelter reviewed and can report the following:
Langdon G. Burwell Drive in the Falmouth Tech Park – 2 lots: The land is zoned LIB. DiGiano and Fox determined that the best usage would be for ground mounted solar but for the constraints on the site (100’ setback and wetlands on property) It was not made clear in the report if the road could be relocated to create a usable parcel.
North Falmouth Hgwy./ Raymond Park – 2 lots: they are north of and land locked by the adjacent railroad tracks. DiGiano approached the abutters in 2020 and developers but there was no interest in acquiring the lots. DiGiano approached the 300 Committee – no results were reported. The board issued a directive to hold the lots for potential future development offsets.
No further action required on this matter at this time.
9:40 New Business, Agenda Items or Guest Speakers
Farming Falmouth – June
David Garrison – Affordable Housing Committee – June
Service Announcement
Lingafelter noted that several board members have not taken the Conflict-of-Interest Training, requesting to do so.
9:45 ADJOURNMENT
MOTION: Lowenstein made a motion to ADJOURN the Public Session meeting. Merryman 2nd. All in favor. Motion approved.
NEXT MEETING – June 13, 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 >