Date: January 19, 2011
Location: 3rd Floor South Hearing Room, Hingham Town Hall
Called to order: 7:02 pm
Attendance: Tim White, Blake Auchincloss, Gary Ludwig, Kevin Connelly, and Gretchen Condon; Laura Burns, Susan Crowley and Jim O'Brien joined the meeting after roll call.
With a quorum present, Tim White opened the meeting.
Announcements: Gretchen Condon announced that Wilfried Mehring, on behalf of the Special Projects Group of the South Shore, contacted her to request a grant from the Trust in the amount of approximately $1,000 for additional materials needed by the Group to help make a Hingham resident's house habitable. Laura Burns joined the meeting. Discussion followed regarding the existence of any precedents of similar requests and action taken by the Trust, the Trust's allocation plan and by-laws, and the definition of "affordable housing". Susan Crowley joined the meeting. Discussion continued regarding a previously proposed pilot loan program, program administration, precedents, the absence of 501(c)(3) status for the Group, and the need for program criteria. The consensus was to review the terms of the pilot program and Trust by-laws and to continue discussion of funding requests at the next meeting.
Tim White announced the opportunity to join the Massachusetts Chapter of the National Association of Housing and Redevelopment Officials and added the item to the agenda for the next meeting for further discussion.
Approval of Minutes: A motion was made by Blake Auchincloss and seconded by Gary Ludwig to approve the minutes of the meeting of December 15, 2010, as presented, with a correction to Kevin Connelly's name in the motion to adjourn. A vote was taken and all were in favor; the motion passed.
Treasurer's Report and Approval of Invoices: Susan Crowley distributed the Balance Sheet Detail as of January 19, 2011. Discussion followed regarding the approximately doubled Lincoln School Apartment payment on December 31, 2010, the absence of a September payment, the April 2011 bond payment, and cash flow.
A motion was made by Gretchen Condon and seconded by Kevin Connelly to approve the payment of Strekalovsky Architecture Inc. Invoice #1 in the amount of $12,961.50 for 80 Beal Street. There was no discussion. A vote was taken and all were in favor; the motion passed.
The consensus was to continue discussion of the Balance Sheet later in the meeting. Jim O'Brien joined the meeting.
Thaxter Street Fire Door Expenditure: Keith Jermyn, Director of Veterans' Services for the Town of Hingham, addressed the Board and provided the background on a request from a Thaxter Park resident/World War II veteran to upgrade certain Thaxter Park fire doors. Having received donations of free labor and free materials from third parties for the project, Mr. Jermyn requested that the Trust provide funds in the amount of $50 for the electrical permit fee, which Jim O'Brien personally advanced prior to this meeting, and $243 which is the outstanding cost due the fire alarm company if the company does not waive its bill. Discussion followed regarding the policy of Board of Selectmen with respect to waiver of building permit fees, anticipated future requests at Thaxter Park, and the door mechanism.
A motion was made by Gretchen Condon and seconded by Blake Auchincloss to approve the spending of an amount not to exceed $300 for the magnetic door openers at Thaxter Park, including the reimbursement of $50 to Jim O'Brien for the electrical permit fee. A vote was taken, showing Gary Ludwig, Gretchen Condon, Kevin Connelly, Laura Burns, Susan Crowley, Tim White and Blake Auchincloss in favor; none opposed; and Jim O'Brien abstaining. The motion passed. Mr. Jermyn was directed to mail to final invoice to the Trust at the Town Hall.
80 Beal Street Update and Invoice Review: Vcevold O. Strekalovsky, President, and Mark Coughlin of Strekalovsky Architecture Inc. joined the meeting. Also in attendance and part of the team was Lynn Sweet, a financial and permitting consultant from LDS Consulting Group; Peter Palmieri, a civil engineer from Merrill Associates; and Sally Coyle, a landscape architect from Coyle and Caron. Mr. Strekalovsky distributed the Comprehensive Permit Work for 80 Beal Street, Hingham, MA dated January 14, 2010; Meeting Notes dated December 15, 2010; and a site plan, landscape plan, and floor plan/elevations.
Ms. Sweet began the presentation, explaining her role on the team, the LIP application, her conversations with a representative of DHCD regarding the application, and the inclusion of a revised pro forma based on 5 market rate units and 3 affordable units as requested by the Trustees. Discussion followed regarding the treatment of the $150,000 grant from the CPC, the warrant article approved at the Town Meeting, the use of any profit on the project to buy down affordability, and the importance to the Board of having 3 affordable units. Ms. Sweet expressed her concern over the adequacy of the sales price with 3 affordable units, the need for the project to be attractive to a developer based on the unit ratio, additional costs such as the railroad tracks that are not yet factored into the pro forma, and possible options for obtaining additional project funding. Discussion continued regarding the acquisition amount in the pro forma, the purchase price paid by the Trust, the existing mortgage on the property, the Board's goal to pay off the mortgage, the inclusion of soft costs for permitting, the Board's desire for numbered line items, whether there is a possibility of a waiver of building permit fees, the existence of a 21 E Environmental Report, the itemized soft costs in the pro forma, double checking on the RFP predevelopment costs, the inclusion of insurance, the Board's request to show predevelopment costs separate from post development and to separate the appraisal fee from the consultant's fee, the basis for the proposed purchase prices, the credit for the CPC funds, the potential profit on the project, the ability to add additional affordable units at a later date, the legal requirement under 40B for 2 affordable units, the development cost per unit, additional financing options, the CPC process, and the standard profit percentage on this type of project. Ms. Sweet agreed to revise the pro forma based on both a two- and a three-affordable unit scenario, show the $400,000 purchase price, and leave line items open for additional financing options. Discussion continued regarding an affirmative fair marketing plan and local preference policies. There was a general consensus on the Board that the Avalon marketing plan may be an appropriate starting point. Discussion continued, with Ms. Sweet noting that the Trust will be the signatory to all documents, there will be garages on all units, there will be a variation in fireplaces and porches between units, the recommendation for a slush fund for handicap accessibility modifications, meeting with community members, the process for getting an item on the Board of Selectmen's February 15th agenda, and the need for the Board of Selectmen's approval of the LIP application and signature on a letter of support. There was consensus that Kevin Connelly and Gretchen Condon will review and work with Ms. Sweet on the LIP application.
Mr. Palmieri addressed and updated the Board on his preparation of the Existing Conditions Plan for the site, a small portion of wetlands on the property, abutting wetlands, the addition of the ACEC area on the Plan, the project's lack of impact on wetlands or the ACEC, the completion and the findings of soils testing, the railroad tracks in the front, his conversation with MASS DOT regarding abandonment of the railroad, the suggestion to file an application with DOT for abandonment, the requirement of the building inspector's signature on the application, and the sixty day process. Discussion followed regarding filing an abandonment request on the Selectmen's Parcel at the same time as 80 Beal Street. At the Board's request, Mr. Palmieri will submit a cost estimate to handle the application process. Discussion followed regarding utility poles and overhead wires, sewer manholes and a gravity system, the water line, and the removal of a retaining wall.
Ms. Coyle addressed and reviewed with the Board two site plan options, a summary of the positives and negatives of each plan, the saving of special trees, street layout, parking, landscaping and defensible space, tree size, the cottage orientation on both plans, and the additional paving due to street layout on the second plan. Discussion followed regarding the purpose of the entrance road and whether it would serve as an access in the future. The general consensus of the Board was to build the road as if this were a standalone project. Discussion continued with respect to the feasibility of using the existing curb cut, neighbor concern, porch orientation, the rectilinear nature of the plans, underground electric service, and the inclusion of the development costs of Plan A in the pro forma as the development team was in favor of Plan A from a cost and marketability perspective. Susan Crowley left the meeting. Discussion continued regarding dumpsters, sidewalk locations, and a review of the suggested plant palette.
Mr. Coughlin distributed a draft of his existing conditions report and assessment of the existing structure. He addressed the Board regarding the cost implications to renovate, a possible sales price, the relationship between the old and the new, and his need to finalize his recommendation against renovation and in favor of demolition.
Mr. Strekalovsky reviewed with the Board suggested floor plans, elevations, and exterior materials. Discussion followed regarding timing, the completion of approximately 90% of the design, not starting engineering as of yet, the requirements for the LIP application, and continuing to work on the engineering for the ZBA hearing.
Blake Auchincloss left the meeting. There was a consensus to hold the next Trust meeting on Wednesday, February 9th to vote on the LIP application and to go before the Board of Selectmen for its approval at its meeting on February 15th.
Balance Sheet Discussion (Continued): Discussion continued regarding the December Lincoln School Apartments payment. Jim O'Brien commented on the payment's timing in relation to the HAP contract renewal. A motion was made by Gretchen Condon and seconded by Kevin Connelly to accept the Balance Detail as of January 19, 2011 as presented. There was no further discussion. A vote was taken and all were in favor; the motion passed.
Lincoln School Apartments Update: There are no updates at this time.
Hingham Housing Authority - Capital Needs Discussion: This item was tabled to the next meeting.
2010 Annual Report Submission: Gretchen Condon noted that she prepared last year's report and will prepare a draft 2010 report.
Next Meeting: The next meeting will be at 7:00 pm on Wednesday, February 9, 2011.
Adjournment: A motion was made by Kevin Connelly and seconded by Gretchen Condon to adjourn the meeting. A vote was taken and all were in favor; the motion passed. The meeting adjourned at 10:29 pm.
Respectfully submitted by: Laurie Zivkovich, Administrative Assistant
Approved on: February 9, 2011