Meeting Minutes
FALMOUTH EDIC OPEN MEETING: October 13, 2020
Zoom Meeting
PRESENT
Christopher Simmler (VC), Paul Burke (T), Thomas Feronti (CK), Michael Galasso,
Samuel Patterson, Patti Haney
ABSENT
Christopher Land (C)
8:32 am* CALL TO ORDER
A quorum was established. The Vice-Chair called the meeting to order.
8:32 PUBLIC COMMENT
None
8:32 GUEST SPEAKER – Marco LiMandri, President, New City America, http://newcityamerica.com/
Mr. LiMandri spoke thru a power point presentation about Community Benefit Districts.
Mr. LiMandri showed many development pictures of the before and after Little Italy neighborhood in San Diego, Ca.
New City America has developed 89 business districts across the U.S.
LiMandri said that Falmouth has all the elements to make a Community Benefit District work well.
The development was not done by the City of San Diego, but by District Mgmt. Corp., the Little Italy Assoc.
Examples of the special benefits of the property assessments of Community Benefits Districts are: sidewalks, sweeping, parking management, enhanced lighting, funds beautification and decorations.
New City does District identity: fund public space development, capital improvements, funding public parking structures and parking meters, new trees, curbs, and gutters.
Funds come from assessments not taxes; benefit formula is usually based on property’s linear frontage, lot size, building square footage and land use.
Working on a project currently in New Bedford, MA.
LiMandri said there are 3 things every Business District needs: the Place, Independent Funding and and an Independent District Mgmt. Company.
Simmler asked how New City America interacts within a Town/City as development activities/responsibilities overlap. LiMandri said that special assessments to property owners can only be done for services over and above what the Town/City is currently providing. They are called special benefits. It entails understanding the City’s job and the Corporations job.
LiMandri advised that the special benefits assessment is on the Property Tax Bills, or in MA it can be invoiced on independent separate billing. If done by the Town, then the Town would enter into a contract with the Non-Profit Corporation that spells out the obligations. The Town will then transfer the collected assessment funds to the Non-Profit Corporation.
Donna Buckley from the Falmouth Village Assoc. asked if New City America is thinking of transforming downtown Falmouth to a District Mgmt. Corp. as a 501C3. LiMandri responded that if the Property and Business Owners decided that they needed more than what the Town of Falmouth is providing, then they may want to do this to allow them more control, flexibility and immediacy to the situations they encounter in their community. The District Management Corp. would work in cooperation with the Town to help the downtown area.
Frank Geishecker, Treasurer, Falmouth Village Assoc., stated he thought this concept sounded great, and he inquired who had the authority to add a community benefit district assessment to businesses owners and if paying this assessment was voluntary or not. LiMandri advised the assessment would be on the Property Tax Bill and would be mandated to be paid by the property owner. Some property owners will pass this assessment in full or in part to their tenants, whether a business or a condo association, etc.
LiMandri said that that assessment amounts are up to the Property Owners. He would write a plan with various options and price points: detailing the funds required to accomplish each plan.
It was agreed that an in-person meeting should be scheduled with Marco LiMandri with the Chamber of Commerce, Falmouth Village Assoc., Falmouth EDIC and any other interested parties.
9:06 FINANCE
Paul Burke
Burke noted the overview of the financial reports and warrant.
Burke advised he would be giving George Malloy, CPA, only between the accounts as needed.
Galasso inquired if any of the utility bills are passed on to the Falmouth Station tenants. Simmler and DiGiano advised that utilities are paid by the EDIC. Current leases do not allow bill back, however future leases will be changed to triple-net.
Burke reported he received the 2019 audited financial statements and he is reviewing them.
MOTION: Galasso made a motion to approve the warrant in the amount of $49,667.19. Patterson 2nd. Roll Call: Patterson Aye, Burke Aye, Feronti Aye, Galasso Aye, Haney Aye. Motion passed.
9:14 FIBER OPTIC NETWORK STUDY UPDATE & DISCUSSION OF NEXT STEPS Mike DiGiano
The draft study report from CCG was received in mid Sept. and distributed to the Community Network Committee and the EDIC Board. The deadline for comments were October 5th. DiGiano is consolidating the comments to provide to CCG for final report inclusion.
A concise executive summary of this report is an important element of the study output.
The next step to share the draft report to Town Management and B.O.S. for input prior to finalizing the report for release to the public.
The report demonstrated there is enough demand to support another Fiber Optic Network.
Much work needs to be done to define how to implement a new High-Speed Fiber Optic Network.
DiGiano referred to a Gantt Chart based on the CCG outline of what were logical next steps.
After report finalization, there will be a kickoff event, the committee will begin to pull in stakeholders and to meet informally with potential ISP providers to gain information on implementation details.
The report noted increasing Hotspots were a short-term fix within the report.
Retaining additional consulting assistance may be required to investigate funding sources and assist with moving the process forward. DiGiano noted there may be some funding sources available for consultant services.
Simmler inquired about the estimated and realist time to accomplish the project. DiGiano reported that within 4-6 months a strategy could be completed. The biggest issue will be identifying and obtaining the funding for the project. The Network Committee participants cited that it would be 2-3 years to achieve a functional operational network.
David Isenberg stated that if a substantial Federal Relief Package is provided, with funds for infrastructure, this could rapidly accelerate the process.
Patterson mentioned he thought that the B.O.S. would consider supporting a High-Speed Internet Project as this goal is stated within their 5-Year Strategic Plan.
Galasso stated that he thinks the EDIC is the right organization to move this project forward.
9:43 STRATEGIC PLANNING SESSION RECAP AND NEXT STEPS
Mike DiGiano
DiGiano referred to the summary of the Strategic Plan outcomes from the Sept. 25th meeting, requesting the board to review it. The big take away was it was decided the EDIC would attempt to integrate more with Town boards and committees to ensure that the projects the EDIC becomes involved with are supportive of their missions, and visa versa.
9:47 MASS DEVELOPMENT GRANT - STUDY FALMOUTH STATION DEVELOPMENT
Mike DiGiano
DiGiano reported that Mass Development said a decision for the grant application for the Falmouth Station will be made in November.
Senator Susan Moran as well as several others provided support letters for the grant application.
9:48 SEAPORT COUNCIL FUNDING & MERCO/ FEDIC GRANT APPLICATION
Mike DiGiano
The grant will be resubmitted on November 1st, 2020.
9:49 COMMITTEE REPORTS
FALMOUTH TECHNOLOGY PARK
Tom Feronti, Patti Haney
Feronti advised there was a Zoom Meeting with some of the Tech Park business owners to define a path forward regarding the CCC Development Agreement. The businesses owners stated they believed there still existed a benefit to the DA and requested that the EDIC try to obtain another extension to it.
DiGiano recently sent a letter to the CCC requesting an extension of the DA.
DiGiano advised that the Town Meeting approved the two zoning changes presented by the EDIC.
Broderick advised that she is obtaining requotes for the Directory Signs for within the Tech Park.
FALMOUTH STATION
Mike DiGiano, Chris Simmler, Lynne Broderick
Galasso suggested expediting the Open Cape high speed internet at the Falmouth Station to use as a Hotspot. DiGiano advised that he met with Open Cape Engineers and they identified an underground conduit that could be used to run the fiber to the building. He is awaiting a call back from Open Cape with an installation plan and cost.
SOLAR LANDFILL PROJECT – PHASE 2
Mike DiGiano
DiGiano reported that Citizens Energy’s new schedule is now showing an August 2021 date for commercial operations; citing they anticipate a delay in permitting and approvals from Eversource.
OPEN CAPE
Mike DiGiano
No Update
9:55 EDIC ADMINISTRATIVE BUSINESS
MOTION: Galasso made a motion to approve the Sept. 8th, 2020 Board Meeting Minutes. Patterson 2nd. Roll Call: Patterson Aye, Burke Aye, Galasso Aye, Feronti Aye. Motion passed.
MOTION: Patterson made a motion to approve the following Executive Session Meetings for release to the public: Sept.12, 2017, Nov. 14, 2017, Dec. 12, 2017, May 8, 2018, July 17, 2018, Jan. 8, 2019, Oct. 8, 2019, July 31, 2020. Galasso 2nd. Roll Call: Patterson Aye, Burke Aye, Galasso Aye, Feronti Aye, Haney Aye, Simmler Aye. Motion passed.
10:00 ADJOURNMENT
MOTION: Galasso made a motion to adjourn the public meeting and move into the Executive Session and not return, to discuss the disposition of 64 Technology Park, as discussing this subject in a public meeting would be detrimental to the FEDIC’s negotiation position. Haney 2nd. Roll Call: Patterson Aye, Burke Aye, Galasso Aye, Feronti Aye, Haney Aye, Simmler Aye. Motion passed.
NEXT MEETING – November 10th, 2020, 8:30am, Zoom Meeting
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