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TROY CITY COUNCIL
COMMITTEE MEETING NOTICE
COUNCIL CHAMBERS, CITY HALL
100 S. MARKET STREET, TROY, OHIO

Monday, June 29, 2015, 6:00pm

Buildings Committee

(Snee [Chm.L Oda, Phillips)

1. Provide a recommendation to Council regarding:

A. Loan in the amount of $850,000 to Troy Community Works from the DBR Revolving Loan Fund
to provide funding assistance for the applicant to purchase and renovate the property at 1 - 3
East Main Street based on the terms as recommended by the Downtown Loan Committee.
B.

That legislation includes deviating from the DBR Guidelines of a loan amount exceeding
$100,000.

Consideration of emergency legislation is requested so that the loan can be closed in a timely
manner.

Other Committees/items may be added.

6-23-2015

cc:

Council
Mayor
Mr. Titterington
Mr. Livingston
Mr. Stickel
Department Heads
Chamber of Commerce
Bd of Education
media

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Patrick E. J. Titterington
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City of Troy

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100 S. Market Street

P. 0. Box 3003
Troy, Ohio 45373
www.troyohio.gov
phone: (937) 335-1725
fax:
(937) 339-8601
patrick.titterington@troyohio.gov

MEMORANDUM
TO:

Mrs. Baker, President of co0Jil

FROM:

Patrick E. J. Titterington

DATE:

June 19, 2015

SUBJECT:

DOWNTOWN BUILDING REPAIR REVOLVING LOAN - 1 - 3 E. MAIN STREET FOR TROY

COMMUNITY WORKS

rM

RECOMMENDATION:
That an $850,000 loan is approved by Council from the Downtown Building Repair Revolving Loan Fund
(DBR) to Troy Community Works towards the purchase and repair of the building at 1-3 East Main Street.
BACKGROUND:
Troy Community Works submitted an application for a DBR loan for $850,000 for the purchase of the
property located at 1-3 East Main Street (aka the Saidleman Building or David's Shoes). The Downtown
Loan Committee (DLC) met on June 17 to review the attached application.
The building is currently vacant. It has a prominent location on the Public Square, but currently needs
extensive work. The public purpose for this DBR loan is to assist with the re-occupancy and revitalization
of a deteriorating vacant building located in the downtown historic district. Troy Community Works is a
non-profit community development corporation with a mission focus on rehabilitating buildings in
Downtown Troy. Using loan proceeds, Troy Community Works would acquire the building and make
much-needed basic improvements, such as roof and fa<;ade repairs, following CDBG requirements. As
there are later tenants for the building, interior spaces would be fitted out based on the needs of those
tenants. Such later work will be done as leasehold improvements by the tenants and/or Troy Community
Works as funding is available.
After considerable discussion, the DLC is recommending to Council that a loan be approved to Troy
Community Works related to the purchase and repair of the building at 1 - 3 East Main Street based on
the following terms and conditions:
$850,000 loan to TCW to purchase and rehab the building located at 1-3 E. Main Street.
Conventional 30 year loan deferred for five years at 0% during the construction period of the
loan.
One-fifth or 20% of the loan will be forgiven at the end of each year until a 0 balance, on the
condition that by the end of year five or earlier, the building rehab includes all three floors
ready for occupancy.
If the condition is not met, the remaining balance of the loan will convert to a 3%, 25 year term
loan.
Collateral: 1st position lien on the building.

Page Two

It is noted that this loan structure departs from the adopted DBR Guidelines in that the loan amount
exceeds $100,000. With a fund balance in excess of $855,000, the loan fund can accommodate this loan.
While the the fund balance would be nearly depleted by this loan, it is noted that this loan opportunity
also comes at a good time for the Troy DBR program because of changes recently made to CDBG rules by
the Ohio Development Services Agency's Office of Community Development (OCD). Using Troy's CDBG
Program Income funds for this project will prevent their being recaptured by OCD for use in its other
programs. As loans are repaid, those monies will be retained by the City and are then available for other
applicants.
REQUESTED ACTION:
It would be appreciated if you would assign to a Committee of Council:
Consideration of a loan in the amount of $850,000 from the DBR Revolving Loan Fund to provide
funding assistance for the applicant to purchase and renovate the property at 1 - 3 East Main
Street based on the terms as recommended by the Downtown Loan Committee. We also ask for
consideration of emergency legislation so that the loan can be closed in a timely manner.
That legislation includes deviating from the DBR Guidelines of a loan amount exceeding $100,000.

encl.
cc:

Mayor Beamish
Mr. Dando
Mr. Harris

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City of Troy

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Date:
To:
From:
Subject:

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100 South Market Street

Troy, Ohio 45373
Telephone: (937) 339-9601
www.troyohio .gov

June 18, 2015

Patrick Titterington, Director of Public Service and Safety (7~
Jim Dando, Development Director
<-:;/..,
Loan Application - Troy Community Works - 1-3 East Main Street

Please ask City Council to consider approval of an application from Troy Community Works, Inc. (TCW) for a
Downtown Building Repair Revolving Loan Fund (DBR) loan of $850,000.00 toward the purchase and repair of
the building located at 1-3 East Main Street.
The Downtown Loan Committee (DLC) met in public session on June 17, 2015 and discussed the project and the
public purpose that would be served by approval of the loan. This building was most recently occupied on its first
floor by "The Savvy Squirrel" and also has been known as "David's Shoes" or "Amish Furniture". In scope, this
building rehab project is much like the earlier project for the Dye Building, which now houses The Caroline
restaurant and various second-floor offices. It has a similar prominent location in the Public Square, has been
underutilized for many years, and needs significant work. Unlike the Dye Building, which previously had longterm first-floor restaurant tenants, the building has had a succession of short-tenn tenants and completely vacant
periods. At this time, the building cam1ot attract private investors who would make the more extensive
improvements it needs.
The public purpose for this DBR loan is to assist the reoccupancy and revitalization of a deteriorating vacant
building in the Downtown Troy Historic District, in the heart of the Public Square. It also is located in the east
area of Downtown Troy, which has become a priority area for Troy Main Street, Inc. This loan opportunity also
comes at a good time for the Troy DBR program because of changes recently made to CDBG rules by the Ohio
Development Services Agency's Office of Community Development (OCD). Using Troy's CDBG Program
Income funds for this project will prevent their being recaptured by OCD for use in its other programs.
TCW is a non-profit community development corporation (CDC) with a mission focus on rehabilitating
Downtown Troy buildings. Much as it did with its "Eastgate Building" project, TCW proposes to acquire the
building and make much-needed basic improvements such as roof and fa<;ade repairs. These would be done with
the loan proceeds, following CDBG requirements. Later, after completion of this basic repair project, interior
spaces would be fitted out as prospective tenants are signed. That later work will be done as leasehold
improvements by the tenants and/or by TCW as other grant funds come available. Rental income also would be
reinvested in additional future improvements.
Recognizing the impmiance of this building to the community, the unusual nature of the project and the need for
significant financing support, the DLC voted to recommend City Council approve the requested loan with the
following parameters and conditions:
$850,000 loan to TCW to purchase and rehab the building located at 1-3 E. Main Street.
Conventional 3 0 year loan deferred for five years at 0% during the construction period of the loan.
One-fifth or 20% of the loan will be forgiven at the end of each year until a 0 balance, on the condition
that by the end of year five or earlier, the building rehab includes all 3 floors ready for occupancy.
If the condition is not met, the remaining balance of the loan will convert to a 3%, 25 year term loan.
Collateral: 1st position lien on the building
To facilitate the acquisition of the building within the purchase contract period, emergency legislation is requested
and recommended.

TROY

COMMUNITY

WORKS
June 12, 2015
Mr. James Dando
Development Director- City of Troy, Ohio
100 South Market Street
Troy, Ohio 45373
Dear Mr. Dando,
Troy Community Works (TCW) is pleased to submit an application through the Downtown
Building Repair Loan Program for the purchase and redevelopment of the Coleman-Saidleman
property at 1 East Main Street. The 1850's era building is listed within the National Register of
Historic Places and represents a highly visible community asset in need of historic
redevelopment. This project requires much-needed financial investment to revitalize and
preserve as a key historic landmark on the Northeast cotner of the City's Public Square.
The TCW Board of Directors identified this project as an ideal compliment to the successful
revitalization work recently completed at 221 East Main Street (The East Gate Building). TCW
has the demonstrated experience and the organizational mission to successfully manage this
rehab project, particularly when navigating through state requirements. Upon completion of this
rehab project, TCW will have the opportunity to use net proceeds to support future Downtown
Troy revitalization projects.
Troy Community Works is requesting a defened forgivable loan of$850,000, at 0% interest rate
over a five year pedod. Although this figure does not represent total rehab costs, it does cover
the purchase, exterior and the initial interior costs of the project. However, no decisions can be
made until the results of an architect's feasibility study are obtained.
We hope this application meets both the spirit and intent of TCW' s ability as a community
partner to rehab this downtown historic treasure. Should you or the Downtown Loan Committee
have any questions or need additional information, please don't hesitate to contact me.
Thank you for your consideration of this application.

President, Board of Directors

317-532-7695 or rich.dinsinore@gn1ail.c01n
Attachments:

DBR Application
Basic Cost Estimate
East Gate Project Description & Sip, Savor, Share Brochure
TCW Board Member Bio Descriptions & Other Committees
Building Purchase Agreement

CITY OF TROY
DOWNTOWN BUSINESS BUILDING REPAIR LOAN PROGRAM

APPLICATION for LOAN FUNDS

APPLICANT/BORROWER

CO-APPLICANT/CO-BORROWER

Full Name _--..:::T:...:ro~v__::C=o=m=m~l=m~ity~W~o~rk=s:...!.-!_ _

Full Name -----------------------------

EIN # 26-1535401

EIN#

Address of Residence -----~2~2~1~E~.M~a~in~S~t~re~e.!:,_t------------------------------------City/State/Zip Code

Telephone

(93 7)

Troy, OH 45373
216-0313

Fax - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -

E-Mail (optional) ----~ri=ch.!.!..:.d:::.:.i;!.!.:ns~m:.:.!o~re~@:;,;:LC>:gt=n=ai=J.-=:.:co::::.!_m.::.__._____________________________________

LOAN INFORMATION
City DBR Request ~$~8~50~,~00~0~-----------------------Total Project Cost
Purpose of Loan

,%.$....:;:8-=-50.::..:~,-=-00~0;:..________________________

Purchase and rehab the Stewart and Marilyn Lipp building, a vacant historic commercial

property located at 1 E. Main Street, Downtown Public Square.

Source of Funds for Repayment --'N~A~-----------------------------------------Proposed CollateraVSecurity for Loan

First position lien on subject property

Estimated Equity Value of Collateral/Security $199,900 I $850,000 after project completion

Source(s) of Other Funds

Present Commercial Borrowing ~0!...____________________________

BUSINESS INFORMATION
Name of Business

Troy Community Works!

Address of Business

221 E. Main Street

City/State/Zip Code

Troy, OH 453 73

Telephone

Fax _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___

(937) 216-0313

E-Mail (optional)

rich.dinsmore@gmail.c.om
Corporation _ _ __

Business Legal Status: Sole Proprietorship _ _ __

Patinership _ _ __

Other (state)

Years in Operation_--=E=i=gl=lt'--------Business BotTowing Resolution Required?

Non-Profit 501(c)3

Federal Tax ID -----=2:::...:::::6__,-l'-=5'-"'-3.:::..54_,_,0"-"l'----------

~X=---

Yes

_ _ _ No

SOURCE AND USE OF FUNDS

TroyDBR
Fa9ade Improvements

$300,000

Interior Rehab of Code Violations

$300,000

Interior Rehab (Non-code Violations)*

Acquisition ofReal Estate

$199,900

Other (List Below)

Pre-Development I Operating

TOTALS:

$50,100

$850,000

* -Not Eligible for Troy Downtown Business Repair RLF dollars.

Other

Equity

REAL ESTATE OWNED (principal residence and any other real estate)
Market Value

Address
221 E. Main Street (East Gate Building)

Mm1gage Balance

$300,000

$175,200

PROPERTYINSURANCECOVERAGEFORSUBJECTPROPERTY
Name and Address of Local Insurance Agent

Wolfenbarger Insurance Agency LLC

1572 Allentown Rd, Lima, OH 45805

Policy# _ _ _ _ _ _ _ _ _ __

Amount of Coverage _ _ _ _ _ _ _ _ _ _ __ _ _ _

ATTACHMENTS
Please check those that are attached and/or provide an explanation or status of attachment:
Cost Estimates/Contracts

Construction Plans/Drawings
Troy Historic District Review

Personal Financial Statement

Business Financial Statement
Property Deed
Lease Agreement
Other (List)
X
Purchase Agreement
Basic Cost Estimate
East Gate Project Description & Sip, Savor, Share Brochure
TCW Board Bio Description & Committees

CERTIFICATION OF APPLICANT(S)
Please read the following statement. If you do not understand any part of it or have any questions about
what you are being asked to sign, please ask someone from Troy Main Street or the City of Troy's Planning
and Development Department to help you. Each applicant must sign below. Should any information on
this application be found to be false or incomplete, such findings may be grounds for denial of the
requested assistance.
I (we) certify that all information in this application is true and complete to the best of my (our) knowledge and
belief. I (we) understand this information is subject to verification.
I (we) understand that the personal fmancia1 information contained in this application is necessary for evaluation
of my (our) application for assistance. This information, however, will remain confidential and will not be
disclosed to the news media or other third patiies. I (we) futiher understand that my (our) name, address, and
total runount of assistance will be subject to public disclosure since public funds are being utilized to assist in the
improvement of my (our) property.
PENALTY FOR FALSE OR FRAUDULENT STATEMENT: U.S.C. Title 18, Section 1001, provides:
"Whoever, in any matter within the jurisdiction of any depatiment or agency of the United States knowingly and
willfully falsifies, conceals or covers up a material fact, or makes any false, fictitious or fraudulent statements or
representations, or makes or uses ru1y false writing or documents, knowing the same to contain any false, fictitious
or fraudulent statement or entry, shall be fined not more than $10,000 or imprisoned not more than five years, or
both."

Co-Applicant

Date

Date

Basic Cost Estimate

Purchase Price

$ 199,900

Rehab /Pre-development*

$ 650,100

Total

$ 850,000

*Rehab I Pre-Development Cost Break Down:

Exterior- {Roof, masonry, windows, storefront)

$ 300,000

Interior -(1st Floor)

$ 300,000

Pre-Development soft cost- (operating, study, etc.)

$
Tota I

50,100

$ 650,100

**Interior Calculations:
1. $277,130- (3,959 square feet 1st floor (37'x107') x $70

Pre-Development Costs:

Estimated Insurance ($133.33 month)

1. $1,600
2. $2,620
3. $4,500
Total

$8,720 I 12

Taxes ($218 month)

Estimated Utilities ($375 month- city water/sewer/trash; DP&L; Vectren)

=$727 month

4.

Closing Costs

5.

Immediate building care costs (lock changes, utility changes, etc.)

6.

Feasibility Study (assess building systems; propose best uses followed by a project plan
timeline, and probable costs using restricted and limited funds).

Welcome to the East Gate Building!

In 2007, as TCW was being founded, 221 E. Main Street
was under condemnation orders. Before demolition
orders were enacted, local developer Wade Westfall
obtained the building from a trust. Seeing potential in
TCW, he sold what would become the East Gate
Building as our first project in 2010. The table below
briefly illustrates the project costs and funding sources.

The East Gate Building before.

Purchase

$ 18,000

Exterior Repairs

$168,200

Interior Repairs

$138,000

Soft Costs

$ 14,000
total

$338,200

City Loan

$175,200

Ohio Finance Fund

$120,000

Troy Foundation

$ 25,000

Oswald Foundation

$ 18,000

total

$338,200

The East Gate Building today.

Critical Collaborative Partnerships

To accon1plish great
things) we n1ust dream
as well as act.
,.....,Anatole France

When reviewing the scope of this rehab project what

jumps out are key partnerships that emerged at critical
periods. These were moments when there was a need
and no answers, but time allowed the right people to
come forward.
The community recognized the
importance of improving the eastern gateway into our
historic downtown.
To highlight a few of those
partnerships:
Local developer offered building for purchase to a
new non-profit;
Local funders donate towards the purchase and
pre-development costs;
Building water intrusion issue was resolved by
local engineers volunteering their expertise;
Obtained a loan from the City of Troy that
allowed TCW to leverage funds at the state level;
Local architect and general contractor step in to
assist in meeting needs within budget
constraints;
Local volunteers assist in clean up at each step.

2011 l\1ake A Difference Day Crew at 221 E. :Main.

About TCW:
Troy Community Works! is a community
development corporation focused on the City of
Troy. The founding members established TCW
in 2007 with the goal of using technical expertise
and collaborative partnerships to preserve and
enhance the vibrant core of Troy. TCW works
with existing civic, business, and community
organizations to support our 3 pillars of
community development:
Strengthening the downtown commercial
and residential building stock.
Neighborhood revitalization.
Grassroots education and organizing.
In addition to the work on the East Gate Building,
TCW hosts an annual Troy Fix It in conjunction
with national Make A Difference Day and is
actively working with other organizations on their
development needs.
TCW is a federally
recognized 501 c3 organization. We welcome
donations at any time and are proud to recognize
that our board has a 100%> rate of donating
financially to TCW as well as giving generously
of their time.

Our Mission: TCW serves to enhance the long term

1\vell-being and liveability of Troy through sustainable
community partnerships.

i:'he EaslG-ate :Pr~jeef4:i 221 Jt~ MairiJStreet

On April of2013, Troy Community Works held a special ceremony called "Sip, Savor, Share" to officially open the East
Gate building to the community. The event recognized all involved to make the project happen, which included
individuals, non-profits, for-profits, and the city.
A Sip, Savor, Share 2-page green handout is attached, which adequately describes the East Gate Project on how the
building was acquired, funds raised, and construction completed, all within three years.

Concept to Pre-Construction Phase- 2010 & 2011

The biggest milestone in the pre-consttuction phase was obtaining initial local funds to start the project. TCW board
members had to convince donors to contribute towards rehabbing a building slated to be demolished. After completing a
structural analysis, a Phase I Environmental Site Assessment, and a concept plan the entire project was deemed worthy.
Talented members of the TCW board were able to secure enough funding from the Troy, Oswald and ITW foundations to
begin leveraging additional funds from both the city and Ohio Finance Fund.

Construction Phase- 2012 & 2013

Construction plans and bid documents were completed by local architect, Candy Goodall. Because funds did not match
consttuction bids in the spring, TCW had to go tlu-ough the painful experience of rebidding the project. TCW was happy
to award the contract to a local developer and contractor, Tony Blundell who completed the project in 2013. During the
eighteen-month construction process, members of the TCW board and Development Committee managed the construction
phase of the project.

Marketing & Managing- 2013 & 2014

There was an overlap in marketing and completing the consttuction phase of the building. Tennant space was fmished as
"vanilla box", meaning tenants were expected to finish the space according to their business type. Due to one member of
the board working for a commercial real estate firm, the building was professionally marketed through various listing
services, posted building sign and marketing brochures. Numerous tenant prospects were vetted out, before fmally
making a selection. RT Industries was the first tenant on board with their program "The Starting Point" and Jennifer
Jessup opened Applied Chiropractic in the second space. Both tenants filled the first floor and completed their spaces,
adding additional investment value into the building. Property maintenance and lease management continues with various
ongoing responsibilities by the Development Committee.
TCW's only loan obligation is with the City of Troy totaling $175,200. Monthly payments begin in October of2016 at
$146.00, and increase to $648.00 in October of2017. The current tenant base brings a positive cash flow, which is
expected to continue even after payments begin. In J anuaty of 2015, the TCW Board created a restticted fund for
building maintenance and for debt payment reserves.

t=.e w:B.oiirif.-i\f1iit.ets:
Richard Dinsmore, President: Rich joined TCW in 2014 after witnessing the transformation of the East Gate Building.
He holds a B.S. in Industrial Design from the College of Design, Art, Architecture, and Planning at the University of
Cincinnati. In addition, he continued his education with postgraduate studies at The University of Michigan, Syracuse
University (ESF) and Lemoyne College in Syracuse. Rich spent over 20 years developing global consumer product and
marketing strategies to serve Not1h American, European, Asian, and Latin America consumers. In 2012, after 30 years
away from Miami County, Rich returned to his Ohio roots. Rich and his wife Cheri purchased and began restoring the
original home of Augustus Stouder on South Walnut Street. Rich brings a lifetime of corporate experience paired with a
passion for enriching downtowns.
Kent Frauen berger, Treasurer: Kent has been TCW's treasurer since 2012 and has guided the organization in impmiant
financial decisions regarding the East Gate project and other effotis. Kent is a retired corporate manager of United Retail
(Avenue) in Troy with a specialization in accounting and a longtime downtown resident.
Shane Carter: Executive Director for Lincoln Community Center. Shanes understanding of Troy, his work with the
Lincoln Community Center, and his own personal expelience owning Carter's Complete Services (a housing remodeling

business) has been valuable to TCW. Shane brings grant writing and program experience to the board as well as a unique
perspective on leadership demonstrated by being the 2014 recipient of the A. Robeti Davies MD Memorial Outstanding
Young Man award.

Jessica Echols: Executive Director for Partners In Hope. Jessica joined the TCW board in 2013 and brings a
background of non-profit develop and marketing experience to the board. Her work at Pattners In Hope and development
contacts have aided TCW in the grant making arena.
Luke Ernst: Luke was drawn to TCW after participating in the 2014 Second Stmy Secrets Tour. His background in
engineering coupled with his appreciation for Troy's historic hometown feel propelled him to join the TCW board. Luke
has been employed by Abbott Laboratories since 2010 and moved to downtown Troy in 2014. He currently resides on
South Market Street in an 1880's era building that has since been converted into a loft. Outside of work, Luke is actively
involved with Big Brothers Big Sisters of the Greater Miatni Valley where he has developed an impactful relationship as a
mentor to a local 5th grade student.
Carlos Wood: Carlos is a US veteran, has four children, and lives in Troy. Carols owns and operates a service business
and has firsthand experience in real estate, both in rehabbing and selling homes as well as apartments. Carlos is putting
that experience to work on the TCW board which he joined in 2015.
Traci Turner: Tracy Tmner joined the Troy Community Works Board in 2015. Tracy is a licensed massage therapist and
has her studio in the heart of Downtown Troy at the 405 building (SE Public Square).She is the owner/operator of The
Silver Scoop Custom and Classic Cookies also located in Troy. Tracy has a passion for restoring older homes, and is
active locally in the WIBN (Women in Business Network).

TCWDeV~lobfuenf.C6m.hitt~~:
Jordan Romberger, CCIM: Past TCW president and board member. As a professional commercial Realtor for eight
years at Miller-Valentine and three years at Our Corporate Real Estate Deprutment (OCRD), Jordan has extensive
experience helping clients lease, buy and sell commercial real estate in Troy and the greater Dayton region. Jordan has the
CCIM Designation (Certified Commercial Investment Member), a recognized expett in the commercial and investment
real estate industry. He has successfully marketed and leased out the first floor of the East Gate building and provides its
propetty managetnent services. In addition, Jordan serves on numerous community cotnmittees, including Troy's Tax
Incentive Review Council, CRA Housing Council and is a Leadership Troy alumnus Class of2014. Jordan is married
with three kids and a proud downtown Troy resident, helping rehab a second floor apatiment and now a historic home.
Mike Twiss, AlA, LEED AP: TCW co-founding metnber, past president and board member. Over 20 years as an
architect for several fitms in Dayton and is currently a Principal for MODA4 Design. Mike also owns his own
construction company Level Master Builders and is a downtown resident. He has worked on many Adaptive Re-use
projects in Dayton and provided architech1ral services on numerous downtown Troy projects including the East Gate
Building, offices and residential apmtments (above The Caroline) in the Dye Building, as well as apattments above La
Piazza and the fanner Trinity-Nearly New building.
Rich Dinsmore, Shane Cruter, Lucas Et11st-TCW board members serving on the development committee.

oili~fttaw :ct.:.nmitt~es:
Second Story Secrets Committee- The second annual Second Story Secrets Tour will take place September 19th.
Cmmnunity metnbers serving on this committee include Jessica! Echols (TCW Board Member), Martha HatTis, Jenny
Anticoli, Kathi Roetter, Penny Johnson, Shelly Calvert, and Sue Dankworth.
Troy Day of Caring (formerly Make A Difference Day) - TCW has organized a Make a Difference Day Fix It Day for
the past 8 years. In 2014, along with our partners United Way of Troy and the Troy Foundation the decision was made to
move the fix it day to May and rename it a Day of Caring. The first day of caring was recently held on May 9th 2015 and
featured many of our same community partners. Community metnbers serving on this committee included Barbara
Hughes, Rich Dinsmore (TCW Board Member), Melissa Kleptz, Penny Johnson, and Richard Bender.