Swampscott Select Board Meeting — August 19, 2025

Section 1: Agenda

Based on the flow of discussion in the transcript, the following agenda is inferred:

Call to Order and Pledge of Allegiance 00:07:47
Town Administrator’s Report 00:08:16
- Town Administrator search update
- UV pilot program conclusion
- Personnel updates (Assistant Town Accountant departure, police union negotiations)
- Community development updates (Westcott, General Glover homestead, Hadley School)
- Building department, library, senior center, facilities, recreation updates
- Police department updates (traffic concerns, recruitment)
- Human resources, fire department, public works, trash/recycling strike impacts
Public Comment 00:22:00
New and Old Business
- a. Appointment of Eric Kinsherf as Temporary Town Accountant 00:25:01
- b. Public Hearing: Transfer of Ownership, Vinnin Square Liquors (Section 15 Off-Premises Liquor License) 00:30:20
- c. Water Bond — MWRA Local Water System Assistance Program 00:33:06
- d. Lacrosse Wall at Phillips Park — Swampscott Youth Lacrosse Gift 00:37:54
- e. DPW Update Presentation 00:49:45
- f. Amendment to LDA and Ground Lease — 24 Reddington Street (Hadley School / Delamar Hotel) 01:11:25
- g. Social Equity Policy — First Reading 01:23:47
- h. Host Community Agreements — Terpene Journey and Calix Peak 01:33:29
Consent Agenda 01:39:22
- Town Planner appointment (re-vote), one-day liquor license for Swamptoberfest, minutes approval (7/8, 7/22, 8/5)
Select Board Time / Committee Updates 01:40:55
Adjournment 01:56:56

Section 2: Speaking Attendees

Note: The automated transcription assigns [Speaker X] tags inconsistently throughout the meeting, with the same tag sometimes representing different individuals across segments. The mapping below reflects best inferences drawn from contextual clues, self-identifications, and knowledge of Swampscott town government.

Select Board Members Present (4 of 5):

Katie Phelan (Select Board Chair): Chairs the majority of the meeting after arriving slightly late. Self-identified through reference to “the Phelan family” and her children playing youth lacrosse. Primarily tagged as [Speaker 2] and [Speaker 3] at various points.
Doug (Select Board Member): Opened the meeting and chaired initially in Chair Phelan’s brief absence. Active in LDA, CPA, and traffic safety discussions. Last name not stated in the transcript. Referenced David’s, Katie’s, and Mary Ellen’s skills as belonging to fellow members. Primarily tagged as [Speaker 1] at various points.
David (Select Board Member): Described as having “commercial banking experience.” Liaison to the Water Sewer Infrastructure Advisory Committee and Tree Committee. Likely David Eppley based on Swampscott context. Tagged variably, including [Speaker 4] and [Speaker 5] at different points.
Mary Ellen Fletcher (Select Board Member): Joining remotely. Described as having “negotiating experience.” Liaison to the Solid Waste Advisory Committee and Election Review Committee. Tagged variably, including [Speaker 7], [Speaker 10], and [Speaker 12] at different points.

(One Select Board member was absent and not identified.)

Town Staff:

Gino Cresta (Director of Public Works): Read the Town Administrator’s Report (in the absence of a permanent TA). Presented the DPW departmental update. Identified by the Chair’s question “Any questions for Gino?” Tagged variably, primarily [Speaker 1], [Speaker 2], and [Speaker 9] during different segments.
Patrick Luddy (Town Treasurer): Self-identified at 00:33:16. Presented the water bond item. Tagged as [Speaker 8].
Diane (Administrative Staff): Referenced by name throughout for operating the presentation screen and Teams platform. Not a primary speaker.

Presenters and Guests:

Ryan Joy (President, Swampscott Youth Lacrosse): Self-identified at 00:39:03. Presented the lacrosse wall proposal. Tagged as [Speaker 5] during that segment.
Jen Kelleher (Girls Director, Swampscott Youth Lacrosse): Present with Ryan Joy for the lacrosse wall presentation. Introduced but minimal independent speaking.
Attorney for Vinnin Square Liquors (name not clearly stated): Represented Angela Ansara in the liquor license transfer. Tagged as [Speaker 5] during that segment.
James Van (Attorney for Terpene Journey): Self-identified at 01:34:22. Joining remotely. Tagged as [Speaker 5] and [Speaker 8] during that segment.

Public Commenters:

Justin Eppley (Town Meeting Member, Precinct 4; Majority Owner, Terpene Journey): Self-identified at 00:22:34. Commented on the social equity policy. Tagged as [Speaker 4] during public comment.

Section 3: Meeting Minutes

Call to Order

The meeting was called to order at approximately 7:47 PM on Tuesday, August 19, 2025 00:07:47. The Pledge of Allegiance was led, and it was noted that the meeting was being recorded. Chair Phelan arrived shortly after the meeting commenced, with Member Doug opening the proceedings.

Town Administrator’s Report 00:08:16

DPW Director Gino Cresta delivered the Town Administrator’s Report, covering a wide range of departmental updates across town government:

Town Administrator Search: Two finalists — Nick Connor and Jason Silva — have been advanced in the TA search process. Final interviews will be televised, live-streamed, and available via Teams during the following week 00:08:29.

UV Pilot Program: The UV treatment pilot program at King’s Beach was halted two weeks ahead of schedule. Dismantling began on Monday, with all equipment except the UV trailer expected to be removed by week’s end 00:08:43. The program ended by mutual, neutral agreement between all involved parties, including the Mayor of Lynn and engineering firm Kleinfelder. Cresta noted the pilot never captured data from a significant rainstorm — the one condition they had hoped to test 01:00:25.

Personnel: Assistant Town Accountant Trang Bu departed on Thursday, though she worked through the weekend to ensure a smooth transition. Police union negotiations continued with a fourth session held that day 00:08:57. HR was actively recruiting for the vacant town accountant, assistant town accountant, and land use coordinator positions 00:14:24.

Community Development: Residents were gradually occupying the new Westcott building, with approximately 20 apartments occupied. A ribbon cutting was being planned 00:09:23. On the General Glover homestead, the developer expressed expectations that the Historical Commission would fund interior and exterior restoration — a point Chair Phelan later flagged as inconsistent with her understanding, leading to clarification that the developer’s wishes and the property owner’s plans were separate matters 00:21:23.

Library: FY25 was a banner year — a 15% increase in visitors, 7% increase in materials circulation, and 28% increase in meeting room use. The library hosted 389 programs with 7,614 attendees and issued 2,305 museum passes 00:11:23. Chair Phelan commended the library staff’s accomplishments despite periodic understaffing, highlighting the maker space, teen space, and the library website’s one-year anniversary 00:19:07.

Trash and Recycling Strike: Republic Services continued with curbside trash pickup only due to the ongoing public service strike. No recycling collection was being provided by the hauler. Residents could drop off recycling at the DPW yard (Fridays 3–7 PM, Saturdays and Sundays 10 AM–4 PM). Bulk items required a sticker purchased at Town Hall 00:15:43.

Member Doug asked about the leaf and yard waste challenge as fall approached 00:20:10. Cresta confirmed the next scheduled pickup was the week of September 8th and that the DPW yard would handle yard waste for approximately two weeks.

Chair Phelan raised questions about the delayed posting of the assessor position, which had been funded in the annual budget. Cresta confirmed the job description was being finalized and would be posted shortly 00:17:09.

Public Comment 00:22:00

Justin Eppley, a Town Meeting member from Precinct 4 and majority owner of Terpene Journey, addressed the Board regarding the social equity policy being considered that evening 00:22:34. He specifically urged the Board to strengthen language in Section 5 on page 3 of the draft policy — recommending that the community impact fee for social equity parties be eliminated outright, rather than merely “considered” for waiver. He argued this made financial sense for the town, as social equity applicants generate an additional 1% tax revenue that exceeds typical impact fees, and that fee elimination was the intent of the 2022 state cannabis equity legislation 00:23:10.

The Board briefly engaged with Eppley to clarify which specific provision he referenced, with Chair Phelan noting that Town Counsel had marked the provision as optional 00:24:33.

Appointment of Temporary Town Accountant 00:25:01

Cresta presented the appointment of Eric A. Kinsherf, CPA, LLC as temporary town accountant, necessitated by the recent departures of both the finance director and assistant town accountant 00:25:10. He detailed Kinsherf’s extensive qualifications, including an MBA from Suffolk University, certification as a Massachusetts Municipal Treasurer and Collector, and the fact that this would be Kinsherf’s third engagement with Swampscott during accountant transitions 00:25:28.

The scope includes closing the FY25 books, preparing the combined balance sheet for free cash certification, assisting with the FY26 tax rate recapitulation, and completing the Schedule A report 00:26:37. An on-site associate, Elbert Rowe, would handle day-to-day functions 00:27:45.

A notable discussion arose regarding the previously planned transition audit 00:28:00. Chair Phelan questioned whether Kinsherf should still conduct that audit given his new role as temporary accountant, identifying a potential conflict of interest — particularly since he would be closing the FY25 books, which would overlap with the audit’s scope. Member Doug concurred, noting the potential conflict. The Board agreed to check with Kinsherf about the conflict and, if necessary, revisit the other bids received for the audit work 00:29:06.

Vote: Member Fletcher moved to appoint Eric Kinsherf to the Office of Town Accountant on a temporary basis pursuant to M.G.L. Chapter 41, Section 40. The motion was seconded and approved unanimously by roll call vote, 4-0 00:29:47.

Public Hearing: Vinnin Square Liquors License Transfer 00:30:20

The Board entered a public hearing on the transfer of ownership of a Section 15 off-premises liquor license for Vinnin Square Liquors, Inc. at 371 Paradise Road. The applicant’s attorney explained this was a straightforward estate planning transfer: Angela Ansara, who already owned 98% and served as store manager, would become sole stockholder by acquiring her mother Margaret’s remaining 2% interest 00:30:27.

The Board confirmed that town staff had reviewed all required documentation. There were no questions from the Board or public 00:31:57.

Vote: The Board unanimously approved the transfer, 4-0, by roll call vote 00:32:42. The matter would next proceed to the ABCC for final approval. The public hearing was closed 00:32:54.

Water Bond — MWRA Loan 00:33:06

Town Treasurer Patrick Luddy presented a $600,000 water bond through the MWRA’s Local Water System Assistance Program, a zero-interest loan repayable over a ten-year term 00:33:13. He characterized the town’s participation as “fairly routine” and longstanding.

Member David asked about the competitiveness of the loan program 00:34:03. DPW Director Cresta explained that the MWRA initially allocated $5.5 million across its member communities over ten years, and when several communities declined, Swampscott secured an additional $3.5 million allocation — a detail that drew a wry comment from David: “I guess they were waiting for the better interest rate” 00:34:20.

Member Doug asked whether this borrowing was consistent with the town’s long-term water infrastructure planning and rate structure, which Cresta confirmed 00:35:22. David then asked about the timeline for permanent repaving of Atlantic Avenue, which had been repeatedly excavated for utility work. Cresta indicated the next paving project would include the Atlantic Avenue segment from the Puritan-Atlantic split to Blodgett Avenue, though he wanted to wait at least one winter for trench compaction before doing the full road 00:36:05.

Vote: The bond motion was approved unanimously, 4-0, by roll call vote 00:36:59. Treasurer Luddy secured the three required signatures before departing.

Lacrosse Wall at Phillips Park 00:37:54

Chair Phelan moved this item ahead of the DPW update at Cresta’s request, to accommodate the presenters 00:37:51.

Ryan Joy, President of Swampscott Youth Lacrosse, and Jen Kelleher, Girls Director, presented a proposal to construct a lacrosse wall-ball structure at the rear of Phillips Park 00:39:03. Joy detailed the program’s history — founded in 1991, averaging approximately 300 players annually, with about 20% of elementary and middle school students participating. Both the boys’ and girls’ programs won state championships at Harvard University in 2024 00:40:16.

The proposed wall would consist of three concrete sections, each 6 feet wide by 16 feet high, with different surfaces (grass/turf/concrete) on each side 00:42:06. The entire $20,000–$25,000 cost would be funded by Swampscott Youth Lacrosse, with DPW providing site preparation support. Construction by Scituate Wood Construction would take approximately half a day, with a target completion of mid-November pending a 10-week fabrication period 00:42:07.

Joy noted the wall had been vetted with youth soccer, youth football, and high school coaches, all of whom supported the placement 00:41:21. He emphasized the structure was multi-sport capable, with minimal noise impact given its solid concrete construction 00:41:45.

A substantive procedural discussion followed 00:43:12. Member Doug questioned the Board’s formal role, noting the Town Administrator typically handles matters on town property. Member Fletcher, joining remotely, recommended that the Board follow the gift acceptance policy adopted the previous year, and suggested the item return to the next agenda for full compliance review 00:43:50. Chair Phelan pushed for a conditional approval to avoid delaying the project, noting the proposal had been publicly posted on two agendas and that approaching winter weather could jeopardize construction timing 00:47:49.

The Board reached a compromise: approval conditioned upon the Chair or Vice Chair’s review of the gift policy within 24 hours. If compliant, the approval would stand; if not, the matter would return to the next agenda 00:48:02.

Vote: The conditional motion was approved unanimously, 4-0, by roll call vote 00:48:57.

DPW Update Presentation 00:49:45

Cresta delivered a comprehensive departmental update, supported by a PowerPoint presentation.

Staffing: The DPW has 19 employees under Cresta’s supervision, organized under four working foremen overseeing water, fleet/mechanical, cemetery, and forestry operations. Cresta noted that he had hired every current employee — a significant departure from the past, when DPW jobs were held for 30–40 years. Currently, 63% of staff have fewer than five years of service 00:51:42. Multiple Board members praised the DPW crew’s attitude and work ethic.

Paving: A spring 2024 project milled and repaved 29 roadways for approximately $800,000, leaving $200,000–$300,000 in reserve for Atlantic Avenue work 00:52:32.

Marshall Street Outfall Improvements: This $1.7 million ARPA-funded project, completed approximately four weeks prior, rehabilitated 710 linear feet of sewer main through relining, replaced 1,208 feet of compromised pipe, and rehabilitated 56 sewer laterals and 31 manholes 00:53:26. Cresta reported that preliminary in-house water quality testing showed “dramatically improved” bacteria levels at Fisherman’s Beach — bringing the paddleboard program close to being relocated back to that area 00:54:32. In a notable decision, the town chose to replace sewer laterals that cross over storm drains at town expense, even though laterals are technically homeowner-owned property. Cresta characterized this as essential to achieving the project’s water quality objectives 00:54:50.

Phase 2A Stacy Brook Sewer Rehabilitation: National Watermain won the bid at $2.7 million against a $3.5 million appropriation, with work underway on Essex Street, Hillcrest Circle, and surrounding areas near the train depot 00:55:49. Work was expected to continue through spring 2026. Phase 2B, funded through SRF loans, was planned to follow. Member David pressed on the remaining phases, learning that the full remediation could extend to a Phase 3A 00:58:34.

Member Fletcher, remotely, confirmed the SRF loan application was on target for its August deadline 00:59:15.

Tree Planting: The DPW planted 43 new street trees, with an additional 50 planted by Leahy Landscape through a grant secured by Community Development Director Marzi Glasker. The landscaper was contractually responsible for watering and replacing any trees that died within two years 01:02:26. David, as Tree Committee liaison, urged residents to adopt and water the newly planted trees near their homes.

Recycling Operations During the Strike: Cresta’s most detailed update concerned the DPW’s recycling drop-off operations 01:04:38. The weekend facility was filling approximately 13 thirty-yard dumpsters per weekend with compacted recycling. Chair Phelan noted that residents were increasingly discarding recyclables with trash out of frustration, and that there was “no end in sight” to the strike. Cresta described conversations with Republic Services about potentially deploying two trucks weekly to cover portions of town — an idea still under consideration 01:07:05.

Cresta highlighted a nascent volunteer initiative, with Diane suggesting that high school sports teams might help transport recycling for seniors unable to reach the DPW yard 01:08:16. He reported overwhelmingly positive resident feedback at the drop-off facility, with neighbors arriving in pickup trucks loaded with their entire street’s recycling 01:08:37.

LDA Amendment — Hadley School / Delamar Hotel 01:11:25

Chair Phelan introduced the discussion on the amended Land Disposition Agreement and ground lease for 24 Reddington Street (the former Hadley School), the site of the planned Delamar boutique hotel 01:11:47. She recounted the extensive RFP process that narrowed multiple bidders to Delamar/Clearview, which the Board selected as its development partner.

The amendment centered on two key changes 01:12:39:

PILOT Payment Structure: The original fixed annual payment in lieu of taxes was converted to a percentage of food, beverage, and room revenue, ramping up over four years: 1% in year one, 2% in year two, 2.5% in year three, and 3% in year four with a floor of $185,000 01:19:04. The annual rent of $75,000 remained unchanged 01:16:27.
15-Month Financing Contingency: The milestone timeline would now begin from the date the LDA lease and pilot payment are finalized, rather than from the April expiration of the due diligence period, to accommodate the developer’s pursuit of historic tax credits 01:12:41.

Member Doug emphasized the collaborative nature of the negotiation, crediting “David’s commercial banking experience, Katie’s legal experience, and Mary Ellen’s negotiating experience” 01:15:40. He stressed that the Board conducted significant market research on comparable hotel PILOT arrangements and believed the revised deal remained very favorable to the town.

David spoke enthusiastically about the project’s potential to “ignite Humphrey Street” and transform Swampscott into more of a destination community 01:18:09.

Member Fletcher reminded the public that the PILOT payment was separate from — and additional to — the rent and revenue-sharing payments the town would receive. She also acknowledged the Board of Assessors’ assistance in quickly running numbers during the negotiation 01:20:04.

A minor scrivener’s error in Article 23 was identified — an outdated Town Administrator email address — which would be corrected before finalization 01:21:11.

Vote: The LDA amendment and ground lease were approved unanimously, 4-0, by roll call vote 01:22:11. Chair Phelan described the vote as “a real team effort” and cautioned that while this was a significant milestone, actual hotel construction and opening remained years away, with a 15-month financing contingency period still ahead 01:22:50.

Chair Phelan opened the first reading of the cannabis social equity policy, a document prepared by KP Law based on templates used in other municipalities the firm serves 01:30:49.

The primary discussion centered on Section 5 of the draft, regarding community impact fees for social equity applicants 01:24:43. Justin Eppley had urged removal or strengthening during public comment. Chair Phelan framed the question: should the Board remove the “consider waiving” language and instead definitively waive impact fees for equity parties? She noted the town already receives an additional 1% tax revenue benefit from social equity applicants 01:25:04.

David supported the waiver, noting that community impact fees require demonstrable adverse impact — and that no negative impacts had been identified to date from the existing cannabis establishment in Vinnin Square. DPW Director Cresta, when asked directly, confirmed zero negative impacts to his knowledge 01:26:07.

Member Doug raised an interesting counterpoint, asking about potential traffic safety impacts related to impaired driving 01:27:01. The ensuing exchange was collegial but pointed — David noted the difficulty of attributing any such impacts to specific cannabis retailers when delivery services and neighboring town dispensaries also exist, and that the same logic would apply to alcohol retailers 01:28:14. Chair Phelan agreed this was a valid question worth answering, but noted the evidentiary threshold for demonstrating community impact was high.

The Board deferred a vote to the next meeting, asking Marzi Glasker (who was at a concurrent ZBA hearing) to attend the second reading. Chair Phelan directed that feedback on Section 5 and KP Law’s placeholder percentages in other sections be incorporated 01:30:33.

Host Community Agreements — Terpene Journey and Calix Peak 01:33:29

Chair Phelan introduced two host community agreements for cannabis establishments: Terpene Journey and Calix Peak. Attorney James Van joined remotely representing Terpene Journey 01:34:22.

However, when Member Doug questioned whether all recommended changes from prior reviews had been incorporated and whether the applicant had agreed to them, uncertainty emerged 01:34:46. Attorney Van indicated he was unsure whether the version before the Board reflected his latest edits to KP Law. He acknowledged it might make sense to push the item to the next meeting to ensure all parties were working from the same document 01:37:34.

Chair Phelan agreed, emphasizing the Board’s desire to partner with applicants on agreements that worked for both parties, and that voting on a version that might subsequently change would require returning to the Board again 01:37:51. Both host community agreements — for Terpene Journey and Calix Peak — were tabled to the next meeting. Phelan directed Glasker to contact both applicants and their attorneys the following day to reconcile all document versions 01:38:41.

The consent agenda included: the Town Planner appointment (re-vote from the prior meeting due to an agenda posting concern), a one-day liquor license for Swamptoberfest, and approval of minutes from July 8, July 22, and August 5 meetings.

Cresta raised a friendly amendment noting he was not listed as present in the July 8 and July 22 minutes, though he had attended both 01:40:11.

Vote: The consent agenda was approved as amended, unanimously by roll call, 4-0 01:40:01.

Select Board Time 01:40:55

Member Fletcher reported on the Solid Waste Advisory Committee, which was forming a subgroup to assist with recommendations for the upcoming trash hauling contract. The committee was also developing a “fix-it clinic” concept — a volunteer-staffed event to repair small appliances and reduce waste — pending insurance review 01:41:00. She also noted growing calls from seniors unable to transport their recycling, and requested a September/October slot for the Election Review Committee to present its work before any town meeting recommendations 01:42:39.

Member David updated on the Water Sewer Infrastructure Advisory Committee, which was narrowing its scope from an originally ambitious 10–14 goals to a more focused mission. Chair Kelly was reviewing resumes for technical expertise including scientists, GIS professionals, and researchers. The committee would meet the following evening. David anticipated an upcoming public presentation on the UV pilot results from Gino Cresta, Kleinfelder, and colleagues Liz Smith and Matt Pelland 01:43:11.

Member Doug provided a brief CPA update: the town was awaiting Attorney General approval of the community preservation bylaw passed at town meeting. Most committees required to appoint CPC members had already done so, with Member Fletcher confirming the committee was “almost full” with primary and alternate representatives 01:45:02. Doug suggested the full committee could be appointed by the second meeting in September.

Chair Phelan made several announcements 01:46:57:

Select Board Goals: A goal-setting discussion was scheduled for the second September meeting (September 17). She would circulate the prior Saturday meeting’s goal-setting agenda and asked members to consider whether current goals remained appropriate priorities — particularly critical as the Board prepared to hire a new Town Administrator. She proposed quarterly goal check-ins going forward 01:47:01.
Financial Summit: Following her first Tri-Chair meeting (with Finance Committee and School Committee chairs), the group agreed goal-setting should precede any financial summit discussion 01:48:33.
Superintendent Outreach: All Board members had met with new School Superintendent Jason Kalishman, who had been conducting extensive community outreach including attending the block party. Phelan mentioned ongoing conversations about creating a “menu of opportunities” for residents wishing to make significant one-time donations to the school system amid budget pressures 01:49:25.
Traffic Safety Advisory Committee: Phelan addressed community interest in reinstating the former committee, stating the Board would not reinstate it for now. She reported that community meetings led by Officer Kevin Rini — where neighbors directly decide solutions — had proven far more effective. DPW Director Cresta concurred, calling the current model the most effective in his 20 years of involvement 01:50:17.
Community Life Center: The RFI process for assessing community facility needs had generated strong responses and would be reviewed with committee members later that week 01:51:56.
Light Pollution Reduction Policy: The Open Space and Recreation Committee submitted a proposed light pollution reduction policy for the Board’s consideration — an entirely new policy for the town 01:53:06.
Andrews Chapel: DPW Director Cresta reported the consultant engaged by the Andrews Chapel Committee could not begin work until October 2026 — a significant delay. He planned to meet with the consultant to explore options for acceleration or alternative architects with historic building expertise 01:53:56.
Hawthorne Reuse Committee: Chair Phelan reminded the public of the following evening’s (August 20) public forum at the high school auditorium from 7–10 PM, with a second forum scheduled for September 18. The committee would present proposals with most of the meeting reserved for public comment and listening. She emphasized that the town had paused a prior process specifically because the community requested engagement: “We are making space for engagement, so please make sure that we are engaging” 01:54:47.

Adjournment 01:56:56

The meeting adjourned at approximately 8:30 PM — notably early for this Board. The motion was approved unanimously, 4-0.

Section 4: Executive Summary

Town Leadership in Transition

Swampscott’s town government is navigating a period of significant personnel turnover. With the Town Administrator position in active recruitment (finalists Nick Connor and Jason Silva to interview publicly next week), the Finance Director position vacant, and the Assistant Town Accountant having just departed, DPW Director Gino Cresta has effectively stepped into a coordination role that extends well beyond his department 00:08:29. The Board’s unanimous appointment of CPA Eric Kinsherf as temporary town accountant 00:25:01 was a necessary stopgap, but the Board flagged a potential conflict of interest with the previously planned transition audit — signaling attention to governance even under staffing pressure.

Delamar Hotel Project Advances

The most consequential action of the evening was the unanimous approval of an amended LDA for the former Hadley School at 24 Reddington Street, which will become a Delamar boutique hotel 01:11:25. The revised PILOT structure — a graduated percentage of food, beverage, and room revenue ramping from 1% to 3% over four years, with a $185,000 annual floor by year four — represents a strategic concession to support the hotel’s critical early years while maintaining long-term revenue expectations. Combined with the unchanged $75,000 annual rent, the deal positions the town for significant ongoing revenue from what members described as a transformative project for Humphrey Street and the broader community. Board members were notably unified and enthusiastic, with multiple members characterizing the deal as a genuine public-private partnership. However, Member Doug appropriately cautioned that the hotel remains years from opening, with a 15-month financing contingency period now commencing 01:22:30.

Trash Strike Grinds On — DPW Steps Up

The ongoing Republic Services strike continues to weigh on daily life in Swampscott. With curbside recycling collection suspended indefinitely and “no end in sight” per Chair Phelan, the DPW has mounted an impressive community response: the weekend drop-off operation at the DPW yard is filling 13 thirty-yard dumpsters per weekend 01:05:58. Cresta described neighbors arriving with trucks full of their entire street’s recycling, and residents walking their bins on skateboards. Yet the Board acknowledged growing fatigue — some residents are simply putting recycling in the trash. The approaching fall leaf season adds urgency, with Cresta confirming a yard waste plan but capacity concerns looming 00:20:10.

Infrastructure Investment Bearing Fruit

The $1.7 million ARPA-funded Marshall Street outfall project, completed four weeks ago, is already showing dramatic improvements in water quality at Fisherman’s Beach — potentially enabling the return of the paddleboard program 00:53:26. The Phase 2A Stacy Brook sewer rehabilitation ($2.7 million contract) is underway and expected to wrap up by spring 2026. The Board approved a $600,000 zero-interest MWRA water bond 00:33:06, continuing the town’s aggressive take-up of favorable financing — including additional funds from communities that inexplicably declined zero-interest loans. The multi-phase sewer rehabilitation program may extend to Phase 3A, reflecting the scale of the town’s legacy infrastructure needs.

Cannabis Policy Framework Taking Shape

Three interrelated cannabis governance items — the social equity policy, and host community agreements for Terpene Journey and Calix Peak — remain works in progress. The social equity policy underwent its first reading, with the Board leaning toward eliminating community impact fees for equity applicants rather than merely considering waivers 01:24:43. Both host community agreements were tabled due to uncertainty over whether all parties were working from agreed-upon document versions 01:37:34. While frustrating for the applicants, the Board’s insistence on procedural precision here was prudent.

Community Engagement and Governance

Chair Phelan used her Select Board time to lay groundwork for the fall: a goal-setting session tied to the incoming Town Administrator’s priorities, quarterly progress check-ins, a financial summit with Tri-Chair partners, and upcoming public forums on the Hawthorne building reuse 01:46:57. The Board also signaled that the former Traffic Safety Advisory Committee would not be reinstated, with community-based meetings led by Officer Kevin Rini proving more effective 01:50:17.

Section 5: Analysis

A Board in Confident Stride

This meeting revealed a Select Board that, despite operating without a permanent Town Administrator and with mounting vacancy pressures, has found a productive rhythm. The pace was brisk (adjournment at 8:30 PM drew genuine surprise), unanimous votes were the norm, and the dominant tone was collegial problem-solving rather than adversarial debate. The Board processed a heavy agenda — including a significant financial negotiation, a public hearing, a departmental presentation, and multiple policy items — with notable efficiency.

The Cresta Factor

DPW Director Gino Cresta’s expanded role as de facto operational leader of town government was the evening’s most striking dynamic. He delivered the Town Administrator’s report spanning every department, presented a substantial DPW update, fielded questions on everything from assessor postings to trash logistics, and provided the Andrews Chapel update. His operational command of the details — from sewer pipe conditions to recycling dumpster weights to tree watering schedules — was encyclopedic. When he mentioned he had hired every one of his 19 employees, the point was not merely biographical; it reflected the degree to which the DPW’s institutional knowledge now runs through one individual. The Board’s repeated, effusive praise for his staff may partly reflect recognition that this apparatus is holding the town together during a vulnerable transition.

The LDA Vote: Choreographed Consensus

The Delamar discussion 01:11:25 had the feel of a carefully prepared rollout rather than a deliberative debate. Chair Phelan set the stage, Member Doug provided the “team effort” narrative, David Eppley offered the specific numbers, and Doug returned with the partnership rhetoric. Mary Ellen Fletcher added the important technical distinction between PILOT payments and revenue-sharing. The enthusiasm was genuine — David’s vision of Humphrey Street ignited, Doug’s pride in the negotiation process — but the unanimity also suggested the real debate occurred in executive session over preceding months. Member Doug’s appropriate caveat about the multi-year timeline ahead served as a useful corrective to the prevailing optimism. The graduated PILOT structure, while representing a concession from the town’s initial position, reflects commercial reality about hotel startup economics and was defended with specificity by the Board.

The first reading of the social equity policy 01:23:47 surfaced an interesting dynamic. Justin Eppley’s public comment effectively set the frame for the Board’s subsequent discussion — his request to eliminate rather than merely “consider” waiving community impact fees for equity applicants found immediate traction with both Chair Phelan and David. The exchange about potential traffic safety impacts from cannabis — initiated by Member Doug as a conscientious if somewhat tangential inquiry — was handled deftly, with the Board acknowledging the question while noting the high evidentiary bar for demonstrating community impact. The admission by Cresta that there had been “zero” negative community impacts from the existing Vinnin Square establishment was significant; it effectively preempts any effort to levy community impact fees and strengthens the case for waiving them for equity applicants. The Board appeared to be moving toward a proactive, industry-friendly posture on cannabis regulation.

Procedural Discipline on Display

The Board’s handling of two items demonstrated growing procedural maturity. Member Fletcher’s insistence on following the gift acceptance policy for the lacrosse wall — even while supporting the project — forced a productive compromise that protected both the applicants’ timeline and the town’s governance standards 00:43:50. Similarly, the decision to table the host community agreements when document version uncertainty surfaced 01:37:34 showed the Board’s willingness to delay rather than risk voting on incomplete or contested language. Chair Phelan’s comment — “if you then change it, we have to come back here” — reflected practical governance experience.

The Trash Strike as Stress Test

The recycling situation has become both the town’s most visible challenge and, paradoxically, a source of community pride. Cresta’s account of residents walking their recycling on skateboards, neighbors collecting for entire streets, and the DPW filling 13 dumpsters per weekend painted a portrait of civic resilience 01:04:38. But Chair Phelan’s candid acknowledgment that residents are increasingly just throwing recyclables in the trash, combined with the stated absence of any end in sight, suggests this goodwill has limits. The approaching leaf season will test the town’s improvised systems further. The nascent idea of engaging high school sports teams as volunteer recycling couriers for seniors — raised by staff member Diane and embraced by Cresta — captures both the creativity and the fragility of the current response.

Looking Forward: The TA Hire as Inflection Point

The subtext of multiple agenda items was the approaching hire of a new Town Administrator. Chair Phelan’s emphasis on completing a goal-setting exercise before the financial summit, and her comment that the new TA “should not have to ask us” for direction, revealed an awareness that the Board’s current cohesion needs to be translated into clear, documented priorities 01:47:37. The planned quarterly check-ins on goals represent an accountability mechanism that — if followed through — could mark a maturation in Swampscott’s governance practices. The two TA finalists, Nick Connor and Jason Silva, will inherit a town with significant capital projects underway, a labor dispute affecting daily services, an ambitious hotel redevelopment, emerging cannabis policy, and a CPA committee about to launch. The televised final interviews next week represent perhaps the most consequential decision the Board will make this year.

2025-08-19: Select Board