Date: 12/1/2010
Location: 3rd Floor East Hearing Room, Hingham Town Hall
Called to order: 7:05 pm
Attendance: Gretchen Condon, Gary Ludwig, Jim O'Brien, Kevin Connelly, Laura Burns, and Susan Crowley; Tim White and Blake Auchincloss joined the meeting after roll call.
With a quorum present, Gretchen Condon opened the meeting.
Announcements: There were no announcements.
Approval of Minutes: A motion was made by Gary Ludwig and seconded by Kevin Connelly to approve the minutes of the meeting of November 3, 2010, as presented. A vote was taken and all were in favor; the motion passed.
Tim White and Blake Auchincloss joined the meeting.
Treasurer's Report and Approval of Invoices: A motion was made by Laura Burns and seconded by Blake Auchincloss to reimburse Jim O'Brien $219.97 for his purchase of QuickBooks Pro software for the Trust's laptop and two USB flash drives from Staples. A vote was taken and all were in favor; the motion passed.
A motion was made by Gary Ludwig and seconded by Susan Crowley to approve the payment of the invoice from Dell in the amount of $262.38 for the Microsoft Office software for the laptop. Laurie Zivkovich noted that the invoice for the 2010 version was $32.38 more than the amount previously approved for the 2007 version. A vote was taken and all were in favor; the motion passed.
A motion was made by Tim White and seconded by Laura Burns to approve the payment of two invoices from Community Opportunities Group, Inc., one dated June 1, 2010, in the amount of $290.00, and the other dated November 1, 2010, in the amount of $1,745.00. Discussion followed regarding the unbilled amount of $240.00 remaining under the contract. A vote was taken and all were in favor; the motion passed.
A motion was made by Jim O'Brien and seconded by Susan Crowley to approve the payment of the invoice from Murphy, Hesse, Toomey & Lehane, LLP dated November 18, 2010, in the amount of $1,819.13 for Beal Street legal work and to approve the payment of $114.50 under the same invoice for research regarding Adams Court. A vote was taken and all were in favor; the motion passed.
Susan Crowley distributed a current Balance Statement, noting that the two $50,000 payments from Lincoln School Apartments expected for October and November were not reflected nor was payment of the invoices just approved. Discussion followed regarding next April's bond payment for the Lincoln School Apartments and the anticipated regular audits of the Trust and Lincoln Apartments, LLC.
Lincoln School Apartments Update: Jim O'Brien reported that the operating reserve account as of the end of October 2010 was $226,828.49, and that the HAP contract was renewed with higher approved rents. The one bedroom unit rent increased from $1,437 to $1,499and the two bedroom unit increased from $1,731 to $1,805, with a net contract increase of $44,472 annually. The contract is for 20 years with renewal options at five year intervals. He also reported that a window mockup for the old building and another for the new building are underway, with the big issue being sliders versus casements. The intent is to use the mockups in an RFP, with hopes to start the project next year and a likelihood that it will be done in two phases. Meeting locations have been alternating between on site and the Town Hall.
80 Beal Street Update: Mr. Vcevold O. Strekalovsky, President, and Mark Coughlin of Strekalovsky Architecture Inc. joined the meeting. Also in attendance and part of the team were Sally Coyle, a landscape architect from Coyle and Caron, and Peter Palmieri, a civil engineer from Merrill Associates. Lynn Sweet, a financial and permitting consultant from LDS Consulting Group, was unable to attend the meeting. Gretchen Condon stated that the contract was not yet signed but was in the final stages. Jim O'Brien introduced the discussion regarding project timing and recommendations on the existing house. Mr. Strekalovsky stated that his firm will look at various scenarios and the cost of renovation but noted that any type of unit utilizing the existing structure would be unequal to new construction. Discussion followed regarding individual entrances, sense of ownership, private yards, the number of bedrooms and number of units, an alternative plan with duplexes, an alternative plan for a cottage community, modular and panelized construction, and that the most likely scenario would not include garages. Mr. Coughlin noted the cost of renovating at approximately $170/sf versus $60/sf for modular produced elsewhere and $120/sf once on site. Discussion followed regarding labor costs and variation based on production location, the flexibility with modular construction, the preference for single family units when the RFP was put out on the Selectmen's Parcel, the lack of historical significance to the existing house, the benefit to the site plan from the elimination of the existing house, the necessity of at least a crawl space, the Trustees' preference for full basement space, and the soils at the site. Mr. Palmieri stated that the soils seemed well drained. Discussion continued regarding prevailing wages, the Board's goal to bring the project through 40B permitting with the ultimate developer having the option on the method of construction, the Board's intent to place detailed design restrictions on the development and construction, acoustics and party wall issues if the existing house is renovated, the fiduciary responsibility of the Trust with respect to using or not using the existing house, the possibility of developing the existing house into fewer than four units, the dramatic relationship between the old and the new, site access and the railroad right-of-way, the benefit of the right-of-way to the Shipyard development area, the research done to date by the Town on the railroad issue, and the possible reversion of the right-of-way to the Town upon completion of a formal reverter and an abandonment plan approved by the state. There was a general consensus that Mr. Palmieri would contact Betty Foley to review the Town's existing file regarding the railroad right-of-way. Discussion continued regarding soils testing to date, the completion of a 21E test, questions as to the wetlands lines, how much of the total property should be developed, designing the project with the adjacent parcels and access in mind, access to 100 Beal Street, preserving the western part of the property to access the adjacent parcel, and the wetlands on 100 Beal Street. The general consensus was for eight units on three acres, and to task the engineer with producing one plan showing the wetlands and access to the 80 Beal, the Selectmen's, and the Housing Trust parcels. Discussion followed regarding additional soils testing, low impact design, the extra costs associated with permeable surfaces, using permeable surfaces selectively, public sewer availability, public water and lift station upgrades, buried utilities, and natural gas. There was a general consensus for the need for surveys, soil testing for the base plan, and resolution of the railroad issue while Lynn Sweet begins work on the submittals. Mr. Palmieri estimated that the cost of $5,000 to $6,000 for a base plan was in the proposal but that machine time for soils testing at approximately $85/hour for a minimum of one day was not in the proposal.
A motion was made by Jim O'Brien and seconded by Blake Auchincloss to approve the expenditure of up to $1,500 for a machine for borings, test pits, and soil samples as needed to prepare the base plan at the direction of Merrill Associates. A vote was taken and all were in favor; the motion passed.
Discussion followed regarding the goal to submit to DHCD by mid-February and to the ZBA for a Comprehensive Permit by mid-April. The general consensus was for Kevin Connelly to serve at this stage as the point person for the project. Discussion continued regarding the Trust's ownership of the parcel, the appointment of the Trustees by the Board of Selectmen, legal counsel for the Trust and the Selectmen, and the possibility that the Trustees may need special counsel in the event that there is a legal conflict of interest.
There was a general consensus for Mr. Strekalovsky to prepare a feasibility statement regarding the use of the existing house and to present the statement as well as the update on the railroad right-of-way at the next meeting. The next meeting was set for Wednesday, December 15, 2010.
Fort Hill Street Veterans Housing Update: Jim O'Brien reported that discussions were moving along with the expectation to have the item before the Selectmen for approval before the end of the year.
Hingham Housing Authority Update: Jim O'Brien reported on his first meeting on the Board and the activities of the Authority.
Blake Auchincloss left the meeting.
HAHT Website and Affordable Housing Inquiries: There was a general consensus for Laurie Zivkovich to work with the Town staff to have links on the Trust's web page to DHCD, Mass Housing, Mass Housing Partnership, CHAPA, the Hingham Housing Authority, and to a page providing progress updates at 80 Beal Street.
Budget and Allocation Plan Discussion: Gretchen Condon stated that the Advisory Committee asked the Board to discuss and produce a warrant article for the 2011 Town Meeting. Discussion followed regarding last year's article, the absence of additional funding since the last Town Meeting, the alternative of amending the Trust By-Laws, the purpose of maintaining transparency, and the history of last year's article. Laura Marwill, an Advisory Committee liaison, commented on the purpose of an article in the upcoming warrant. The general consensus was for Tim White to draft a warrant article and vote on it at the Board's next meeting.
Next Meeting: The next meeting will be at 7:00 pm on Wednesday, December 15, 2010. Gretchen Condon announced one topic will be a discussion about reorganization of the Trust.
Adjourn: A motion was made by Tim White and seconded by Susan Crowley to adjourn the meeting. A vote was taken and all were in favor; the motion passed. The meeting adjourned at 9:41 pm.
Respectfully submitted by: Laurie Zivkovich, Administrative Assistant
Approved on: December 15, 2010