HomeMy WebLinkAbout2014-01-06-LEXHAB-minLexHAB
Minutes of Meeting on January 6, 20114
The meeting opened at 7:04 A.M. The Chairman presided.
Present were all of the members of the Board: Bill Kennedy, Bob Burbidge, Lester
Savage, Martha Wood, Dave Eagle, Gerry Howell and Bill Hays. Bob Pressman also
attended.
1. Minutes;
It was noted that Atty. Pat Nelson attended the last meeting.
With the exception of this addition, the minutes were unanimously accepted as
presented.
2. Financial Reports:
A: Bank Accounts:
Dave Eagle presented the statement, noting that some of the deposits in the
checking account could be shifted to MMDT without loss of liquidity or insurance
protection. It was unanimously approved that the Treasurer make this shift.
B. Balance Sheet and P & L Statement:
Gerry Howell reminded the Board that the statements cover only the first 11
months of 2013; next month's statements will cover a full year; we'll then have
opportunity to compare 2013 results with those for the preceding year.
Gerry further noted that it is his belief that the figure in the balance sheet for
Security Deposits now reconciles with the sum of deposits shown on our accounts for the
various leases.
Finally, Gerry stated that the grant to LexHAB from the developers of the
Fletcher Ave. project has been capitalized.
C. Statement of Major Expenditures:
Gerry noted that some of the larger rehab expenditures for the Mass. Ave. town
houses (1001 and 1003 Mass. Ave.) will be capitalized as well as the major outlays for
updating of the Emerald Street house which was the first of LexHAB's building
projects with low efficiency windows that now need to be replaced.
3. Busa Farm:
A. Meeting with Neighbors:
The Chairman reported on the recent meeting at the Depot with neighbors at
which several suggestions were advanced which need to be addressed:
- Traffic flow: Neighbors continue to be concerned about the flow of traffic on
Lowell Street and the impact on the movement of motorists in and out of the proposed
housing. We will ask Mr. Noonan to run sight lines to and from our driveways.
B. Interference With Sight Lines: Neighbors say their opportunity to enjoy views of
and over the fields would be significantly affected by the presence of our proposed new
buildings. We will ask Carl Oldenberg to address the visual impact of our buildings by
taking photographs of the existing horizon from several key vantage points and then
superimposing on the prints the width and height of our new construction.
- Appearance of our Proposed Houses: Some neighbors asked for better display
of the style and appearance of the houses that Carter Scott and Ben Nickerson are
proposing. Carter expressed willingness to provide visuals for houses he has built
elsewhere; we need to make sure that this exchange takes place.
C. Density and Building Size: Neighbors asked us to consider reducing the number of
units on the site from 6 to 4 and accommodating the four families in one structure rather
than two. The Chairman invited discussion and suggested we prepare our answers to this
proposal well in advance. There followed these suggestions:
- Sprinklering: Not an issue; we will have to provide sprinklers whether there
are three or four units per building.
- Appropriateness with Respect to the Neighborhood: Our position is that a
four -unit building would not fit in with the structures now in place in the neighborhood;
such a building would have unacceptable bulk and would appear on Lowell Street as an
apartment.
- Fit on Lot: The housing lot as finally configured by the Selectmen
accommodates our two 3 -unit buildings without difficulty. But it is quite shallow; we
don't know whether it will accommodate a larger structure with equal ease.
- Solar Energy: We indicated to the Selectmen that it was our objective to cause
the housing on the Busa Farm to be zero net energy. Carter has indicated that this
objective may not be possible if we are limited to one new building.
Traffic Congestion: This issue has been dealt with previously. But we may
want to check with the Traffic Department to see if there are steps the Town could take to
better the situation.
- Effect of an Apartment Building on LexHAB and on Prospective Tenants.
It has worked well so far that LexHAB not be involved in common area maintenance and
policing matters; we are concerned that this precept may no longer apply if 4 families are
to be accommodated. Moreover, we have so far enjoyed a high degree of buy -in on the
part of tenants who achieve access to their units via a separate entrance; we are not sure
that tenants will look upon their unit as "our home" if the unit has the appearance of an
apartment.
D. Next Steps:
Bob Burbidge noted that we have offered to meet with the Farm Coalition; we should
firm up this meeting, following which we should, assuming that responses to the above
issues are in place, seek audience with the Selectmen to settle the density question.
4. Fairview Ave.
Bill H. reported that as of last week, Aaron Henry had not heard from DHCD. Bill
will follow up with Aaron.
5. Muzzey Condominium:
Ginger Maguire, representing the Muzzey Condominium Board, outlined the events
that have brought on the confrontation with the resident opponents: the order from the
Town to correct fire and safety deficiencies, the findings of the Board's consultants
(Simpson, Gumpertz and Hager), the efforts of the Board to finance the required
improvements, the Board's negotiations with the Town to extend the deadlines for
implementation of corrective measures, and the Town's recent indication that the
requirement for sprinklering might be satisfied instead by a sealing off of the atrium area.
Ginger acknowledged that communication with owners has been difficult but that
much of the complaint that owners are powerless should be eased at the end of the month
when a Special Meeting of owners will be held and a vote taken on whether the present
Board should continue to serve.
There followed discussion why no audit of the condominium's financial statements has
been forthcoming, why no reserves have been set aside for major improvements and
whether a 70% increase in monthly maintenance fees is absorbable by owners who had
to demonstrate limited means in order to become owners in the first place.
Questions were asked whether there are controls in place of any kind with regard to
major expenditures and what might be the impact on owners were the quest for
reimbursement by the Town for original deficiencies to be pressed legally.
Ginger stated that owners are welcome to attend monthly meetings of the Board, notices
of which are posted, and owners may obtain copies of financial reports at the offices of
the Managers perhaps free of charge but certainly upon willingness to bear the costs of
same.
The Chairman asked for comment, noting that the issue before LexHAB would appear to
be whether LexHAB will join the dissident group's petition for removal of the existing
Board.
It was noted that from the outset (going back to the turn -over of the school to the
developer Kirk Noyes) LexHAB's position has been not to vote the Town's shares in the
Condominium as to internal affairs and to let the individual owners run the enterprise free
from any controlling effort by the Town. Bill Hays stated that were LexHAB to join in
the petition, we would in effect be reversing our prior position a full 180 degrees. Other
concerns were expressed, at the end of which, the Chairman asked if any member wished
to move joinder with the dissident group's petition. No one so moved.
The Chairman thanked Ginger for her willingness to meet and for her clear exposition of
the issues.
6 Next Meeting:
The next meeting will be at 7 A.M. on February 3, 2014.
7 Adjournment:
The meeting adjourned at 8:55 A.M.
Respectfully submitted
William C. Hays Secretary pro tern