BOARD OF DIRECTORS MEETING MINUTES DECEMBER 17, 2025
I. Organizational Matters
1. L. Daily called the meeting to order at 4:22 p.m.
2. Attendance: L. Daily, (Chair), A. Church (Vice-Chair), C. Carter, R. Monteverde, A. Schrijver. Others Present: J. Welles (Executive Director), E. Talbott (Project Director) D. Leonor (Administrative Manager) Absent: A. Niles, T. Venning (City Manager), D. Duncan, S. Sargeant, J. Werner
3. Review & Approval of November 2025 Minutes. A. Schrijver made a motion to approve the November 2025 Minutes. A. Church seconded the motion. All members approved with hand raises. None opposed.
4. Review & Approval of November 2025 Financial Report: J. Welles provided an overview of the balance sheet comparison and profit & loss for the period. The bank balance at the end of November was positive with a balance remaining from Phase 1 operating funds. Additional funds are expected from the Phase 2 grant, though there was confusion in the classification of these funds that were placed under assets and liabilities. For LBI Phase 2 Round 2, funds remain to be received. Regarding the profit and loss, grant income was spent on property stabilization, and total monthly expenses were close to normal. Due to some discrepancies raised by J. Welles, L. Daily suggested further review with the accountant. The board will defer approval until the next meeting.
II. Property Related Matters
1) Legacy City Access Program
A) Phase II: 140 Chambers, 128 Dubois, 11 S. Miller, 238 First: Plans for 11 S. Miller were reviewed with the architect, and the project is awaiting environmental review approval from the state.
B) Construction/Predevelopment update: Cost estimates for 140 Chambers and 128 Dubois were higher than anticipated. Additional discussions will be required to determine how the project can proceed with the increased costs. Structural work has been completed for 140 Chambers and 128 Dubois, and drawings for full scale rehab are complete, but no file sets are currently available. Proposed layouts are drafted for 11 S. Miller and 238 First. An ARC meeting has been scheduled for December 30, 2025, where 11 S. Miller, 238 First and 128 Dubois will be reviewed. 140 Chambers already has ARC approval.
2) Restore NY project: 72-76-78 Lander update: Open Structure, LLC and Zach Blaue, Bantam, coordinated a meeting and site visit with Nat Tocci of Tocci Engineering, PLLC, to provide recommendations and a more detailed report for 76 Lander. Upon assessment of structural engineer that the building was safe to sample, Quality Environmental Solutions & Technologies was invited back to the project to conduct and lead based paint screening and asbestos survey. A proposal for the testing was provided by QuES&T. A site plan including 72-76-78-80 Lander and 61 Campbell has been drafted and will be prepared for submission to the Planning Board and Zoning Board in 2026.
A) Stabilization and asbestos remediation- update: Asbestos remediation at 72 and 78 Lander has been completed. Stabilization work at 72 Lander is almost complete. Once completed, 78 Lander will be commenced.
3) 38 Lander – purchaser progress update: Purchaser has not been in contact with us, but some work has been resumed. The situation will continue to be monitored with our attorney, as we cannot confirm whether the work has been properly permitted or if the purchaser has sufficient funding to complete the project.
4) Property Acquisition:
A) Acquisition of 15 S. Johnson and 90 Gidney: No work besides acquisition has been completed at 15 S. Johnston. Environmental investigations may begin once funding is received. A. Church noted prior work may have been completed, which could potentially be obtained through a Foil request.
B) 90 Gidney redevelopment plans: Multiple attempts were made to contact Mount Saint Mary College regarding the two adjacent buildings, but no response was received. Public interest in the property was noted, and the possibility of selling the property instead of redeveloping it, was discussed.
Meeting Adjourned at 4:59p.
III. Next Meeting: February 18, 2026 at 4:00 P.M.
*Note: The meeting originally scheduled for January 21, 2026, has been rescheduled. The January meeting will only take place if something changes.