Re: [LincolnTalk] THE COMMONS EXPANSION

2023-12-01 Thread Margo Fisher-Martin 
Thank you! This is quite informative and helpful. Definitely a lot to think
about.
I appreciate you sharing this.
Best,
Margo Martin

On Fri, Dec 1, 2023 at 3:27 PM Christine M Campo 
wrote:

> Hello LincolnTalk!
>
>
>
> An email has been circling around in favor of the Commons expansion. I
> have some close friends whose parents are also at The Commons but have a
> very different take on the proposed expansion.  I have included below the
> bulleted comments from the original email (in blue) and the coordinating
> response (in black) on behalf of my friends.
>
>
>
> I’m only the messenger here…
>
>
>
> Town Meeting, December 2, 2023
>
>
>
> One issue that is not on many people’s radar but a critical one for many
> is the vote we will take regarding “THE COMMONS EXPANSION.”
>
>
>
> It will come after the community center and before the HCA. There is
> concern that many will leave for a break in between allowing a small
> majority to make this critical decision.
>
>
>
> Highlighted Concerns (in bullets) from the original email and responses
> (in bold):
>
>
>
> The Commons is a non-profit organization where all profits are funneled
> back into the organization.
> This is very misleading.  The owners keep perpetuating the idea that being
> a non-profit is equal to doing nothing wrong. "Non-profit" is simply a tax
> status. It is true that a non-profit cannot be owned or sold *- but
> its assets can be*. There is little limit on what kinds of* expenses *a
> non-profit can pay, including high salaries, and bonuses, and no control
> over with whom they sign contracts and how lucrative they are. Because
> Continuing Care Retirement Communities (CCRCs) are not regulated, there is
> plenty of risk that these kinds of abuses can happen.
>
> There are currently property systems failing with huge costs associated to
> fix them - including septic, roof infrastructure and siding on almost all
> buildings.
> This is dramatic and not truthful- the entire septic system was just
> replaced- and I have not heard about roofing issues (my mother has lived
> there for almost 12 years). The only siding issues that have been
> identified are on the skilled nursing building, and these are related to
> contractor failures, which are being remediated. There ARE kitchen
> deficiencies (too small for the current population, let alone an increased
> population), carpet and painting to be done in common areas and the parking
> is too limited. These have not been addressed because the property does not
> have sufficient capital reserves to pay for all of the upgrades; the former
> owners paid themselves big distributions rather than investing in the
> property. And, when they sold, they took a lot of money out of the
> transaction, instead of leaving it with the property. This is really one of
> our biggest concerns; we do not want this to happen again. There are
> currently no guarantees if the property is sold or profits generated from
> the expansion, that the net revenues will stay with the property.
>
> The expansion would generate an additional 1.2 million free cash flow that
> would go directly into repairing and maintaining the property.
> This is a huge point of concern as there has been a lack of financial
> projections provided for the as-is buildout and the proposed expansion.
> What has been provided to date *provides no detail* to how it is that
> this buildout will actually generate $1.1MM in cash flow. If that
> projection IS correct, then is 3+ years of construction all over the campus
> (remember many of the people are on walkers, wheelchairs, etc.), worth
> $1.1MM of cash, which will take 5 years to get there? Some of these units
> sell for over $1MM alone. Something does not add up.
>
>
>
> Running elderly housing in general is an increasingly costly endeavor and
> not permitting the Expansion would increase an already substantial resident
> monthly assessment to increase.
> Not clear that: a) monthly fees won't go up anyway as they have every year
> and b) that the way to improve that is by adding more units, which require
> taking on new debt= more expenses.  AND more residents will require more
> dining room space and staffing for services; they are already struggling to
> provide sufficient staffing for the current population.  The
> owner/developer has estimated this project will require a minimum of
> $12-$14 million more debt and it is already carrying approximately $105MM
> of debt now. This will add to an increasing cash flow burden on the
> property.
>
>
>
> The Commons is part of a Pilot tax program and pays the town taxes making
> it one of the only non-resident tax bases in Lincoln.
> The Commons does make a “Payment in Lieu of Taxes”, which is good for
> Lincoln (tax revenue), but that will be the case whether or not the
> expansion takes place.
>
>
>
> Residents are well aware of the years of construction and inconvenience
> but are still willing to support this because of the financial needs of the
> p

[LincolnTalk] THE COMMONS EXPANSION

2023-12-01 Thread Christine M Campo 
Hello LincolnTalk!



An email has been circling around in favor of the Commons expansion. I have
some close friends whose parents are also at The Commons but have a very
different take on the proposed expansion.  I have included below the
bulleted comments from the original email (in blue) and the coordinating
response (in black) on behalf of my friends.



I’m only the messenger here…



Town Meeting, December 2, 2023



One issue that is not on many people’s radar but a critical one for many is
the vote we will take regarding “THE COMMONS EXPANSION.”



It will come after the community center and before the HCA. There is
concern that many will leave for a break in between allowing a small
majority to make this critical decision.



Highlighted Concerns (in bullets) from the original email and responses (in
bold):



The Commons is a non-profit organization where all profits are funneled
back into the organization.
This is very misleading.  The owners keep perpetuating the idea that being
a non-profit is equal to doing nothing wrong. "Non-profit" is simply a tax
status. It is true that a non-profit cannot be owned or sold *- but
its assets can be*. There is little limit on what kinds of* expenses *a
non-profit can pay, including high salaries, and bonuses, and no control
over with whom they sign contracts and how lucrative they are. Because
Continuing Care Retirement Communities (CCRCs) are not regulated, there is
plenty of risk that these kinds of abuses can happen.

There are currently property systems failing with huge costs associated to
fix them - including septic, roof infrastructure and siding on almost all
buildings.
This is dramatic and not truthful- the entire septic system was just
replaced- and I have not heard about roofing issues (my mother has lived
there for almost 12 years). The only siding issues that have been
identified are on the skilled nursing building, and these are related to
contractor failures, which are being remediated. There ARE kitchen
deficiencies (too small for the current population, let alone an increased
population), carpet and painting to be done in common areas and the parking
is too limited. These have not been addressed because the property does not
have sufficient capital reserves to pay for all of the upgrades; the former
owners paid themselves big distributions rather than investing in the
property. And, when they sold, they took a lot of money out of the
transaction, instead of leaving it with the property. This is really one of
our biggest concerns; we do not want this to happen again. There are
currently no guarantees if the property is sold or profits generated from
the expansion, that the net revenues will stay with the property.

The expansion would generate an additional 1.2 million free cash flow that
would go directly into repairing and maintaining the property.
This is a huge point of concern as there has been a lack of financial
projections provided for the as-is buildout and the proposed expansion.
What has been provided to date *provides no detail* to how it is that this
buildout will actually generate $1.1MM in cash flow. If that projection IS
correct, then is 3+ years of construction all over the campus
(remember many of the people are on walkers, wheelchairs, etc.), worth
$1.1MM of cash, which will take 5 years to get there? Some of these units
sell for over $1MM alone. Something does not add up.



Running elderly housing in general is an increasingly costly endeavor and
not permitting the Expansion would increase an already substantial resident
monthly assessment to increase.
Not clear that: a) monthly fees won't go up anyway as they have every year
and b) that the way to improve that is by adding more units, which require
taking on new debt= more expenses.  AND more residents will require more
dining room space and staffing for services; they are already struggling to
provide sufficient staffing for the current population.  The
owner/developer has estimated this project will require a minimum of
$12-$14 million more debt and it is already carrying approximately $105MM
of debt now. This will add to an increasing cash flow burden on the
property.



The Commons is part of a Pilot tax program and pays the town taxes making
it one of the only non-resident tax bases in Lincoln.
The Commons does make a “Payment in Lieu of Taxes”, which is good for
Lincoln (tax revenue), but that will be the case whether or not the
expansion takes place.



Residents are well aware of the years of construction and inconvenience but
are still willing to support this because of the financial needs of the
property.
Residents have been told that this expansion “MUST go through” by the
management and a "pro" group led by the resident council. Management cannot
be neutral. It is their job to get the expansion passed. They are pushing
this expansion instead of providing balanced information to the whole
community. Residents who are against the expansion report feeling “shun

Re: [LincolnTalk] The Commons

2023-02-15 Thread Stephanie Smoot 
Shut off the water, police, fire department etcall the services the
town provides.  Pay up.
Regards,
*Stephanie Smoot*

857 368-9175  work
781 941-6842  personal cell
*617 595-5217 *work cell
126 Chestnut Circle
Lincoln, MA 01773




On Wed, Feb 15, 2023 at 11:25 AM Seth Rosen  wrote:

> Well - in fairness.  My understanding is that we could have blocked the
> sale pending the outcome of a negotiation over the amount of the PILOT.
>
> We didn’t do that… we approved the sale, and agreed to engage in
> negotiations later.   So Sara is correct.  Given that decision, we are
> lucky to have anything.
>
> On Feb 15, 2023, at 11:01 AM, Sara Mattes  wrote:
>
> …because, as a non-profit, they do not have to pay anything.
> This is a form of PILOT money and we are lucky to have it.
>
> It would be instructive to look at all the other nonprofits that are in
> Licoln and see what their $$ contributions are.
>
> It might surprise you as to the number and the $$ contributions.
>
> Sara
>
> --
> Sara Mattes
>
>
>
>
> On Feb 15, 2023, at 10:02 AM, Seth Rosen  wrote:
>
> Hi Barbara,
>
> You are right to ask the question.  There is some context here;
> https://lincolnsquirrel.com/2021/12/the-commons-to-be-sold-town-seeks-assurance-on-tax-payments/
>
> It’s a rather frustrating situation, to put it mildly.
>
> Seth
>
> On Feb 15, 2023, at 9:50 AM, Barbara Low  wrote:
>
> 
> If the Commons is paying $1.33 million in taxes on an assessed value of
> $92.8 million, that is 1.4%, yet the value of the Commons is 4% of the
> assessed value of the town. 4% is $3.7 million. Can someone explain if or
> why this is equitable?
>
> Thank.
>
> Barbara
> --
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
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>
> --
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> .
> Change your subscription settings at
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>
>
> --
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> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/
> .
> Change your subscription settings at
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>
>
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Re: [LincolnTalk] The Commons

2023-02-15 Thread Sara Mattes 
Absolutely cannot do that!Sent from my iPhoneOn Feb 15, 2023, at 11:36 AM, Stephanie Smoot  wrote:Shut off the water, police, fire department etcall the services the town provides.  Pay up.  Regards,  Stephanie Smoot857 368-9175  work781 941-6842  personal cell617 595-5217 work cell 126 Chestnut CircleLincoln, MA 01773On Wed, Feb 15, 2023 at 11:25 AM Seth Rosen  wrote:Well - in fairness.  My understanding is that we could have blocked the sale pending the outcome of a negotiation over the amount of the PILOT.  We didn’t do that… we approved the sale, and agreed to engage in negotiations later.   So Sara is correct.  Given that decision, we are lucky to have anything. On Feb 15, 2023, at 11:01 AM, Sara Mattes  wrote:…because, as a non-profit, they do not have to pay anything.This is a form of PILOT money and we are lucky to have it.It would be instructive to look at all the other nonprofits that are in Licoln and see what their $$ contributions are.It might surprise you as to the number and the $$ contributions.Sara
--Sara Mattes


On Feb 15, 2023, at 10:02 AM, Seth Rosen  wrote:Hi Barbara,You are right to ask the question.  There is some context here; https://lincolnsquirrel.com/2021/12/the-commons-to-be-sold-town-seeks-assurance-on-tax-payments/It’s a rather frustrating situation, to put it mildly. Seth On Feb 15, 2023, at 9:50 AM, Barbara Low  wrote:






If the Commons is paying $1.33 million in taxes on an assessed value of $92.8 million, that is 1.4%, yet the value of the Commons is 4% of the assessed value of the town. 4% is $3.7 million. Can someone explain if or why this is equitable?




Thank.




Barbara


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Re: [LincolnTalk] The Commons

2023-02-15 Thread Seth Rosen 
Well - in fairness.  My understanding is that we could have blocked the sale 
pending the outcome of a negotiation over the amount of the PILOT.  

We didn’t do that… we approved the sale, and agreed to engage in negotiations 
later.   So Sara is correct.  Given that decision, we are lucky to have 
anything. 

> On Feb 15, 2023, at 11:01 AM, Sara Mattes  wrote:
> 
> …because, as a non-profit, they do not have to pay anything.
> This is a form of PILOT money and we are lucky to have it.
> 
> It would be instructive to look at all the other nonprofits that are in 
> Licoln and see what their $$ contributions are.
> 
> It might surprise you as to the number and the $$ contributions.
> 
> Sara
> 
> --
> Sara Mattes
> 
> 
> 
> 
>> On Feb 15, 2023, at 10:02 AM, Seth Rosen  wrote:
>> 
>> Hi Barbara,
>> 
>> You are right to ask the question.  There is some context here; 
>> https://lincolnsquirrel.com/2021/12/the-commons-to-be-sold-town-seeks-assurance-on-tax-payments/
>> 
>> It’s a rather frustrating situation, to put it mildly. 
>> 
>> Seth 
>> 
 On Feb 15, 2023, at 9:50 AM, Barbara Low  wrote:
 
>>> 
>>> If the Commons is paying $1.33 million in taxes on an assessed value of 
>>> $92.8 million, that is 1.4%, yet the value of the Commons is 4% of the 
>>> assessed value of the town. 4% is $3.7 million. Can someone explain if or 
>>> why this is equitable?
>>> 
>>> Thank.
>>> 
>>> Barbara
>>> -- 
>>> The LincolnTalk mailing list.
>>> To post, send mail to Lincoln@lincolntalk.org.
>>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>>> Change your subscription settings at 
>>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>>> 
>> -- 
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at 
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>> 
> 
-- 
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Re: [LincolnTalk] The Commons

2023-02-15 Thread Sara Mattes 
…because, as a non-profit, they do not have to pay anything.
This is a form of PILOT money and we are lucky to have it.

It would be instructive to look at all the other nonprofits that are in Licoln 
and see what their $$ contributions are.

It might surprise you as to the number and the $$ contributions.

Sara

--
Sara Mattes




> On Feb 15, 2023, at 10:02 AM, Seth Rosen  wrote:
> 
> Hi Barbara,
> 
> You are right to ask the question.  There is some context here; 
> https://lincolnsquirrel.com/2021/12/the-commons-to-be-sold-town-seeks-assurance-on-tax-payments/
> 
> It’s a rather frustrating situation, to put it mildly. 
> 
> Seth 
> 
>> On Feb 15, 2023, at 9:50 AM, Barbara Low  wrote:
>> 
>> 
>> If the Commons is paying $1.33 million in taxes on an assessed value of 
>> $92.8 million, that is 1.4%, yet the value of the Commons is 4% of the 
>> assessed value of the town. 4% is $3.7 million. Can someone explain if or 
>> why this is equitable?
>> 
>> Thank.
>> 
>> Barbara
>> -- 
>> The LincolnTalk mailing list.
>> To post, send mail to Lincoln@lincolntalk.org.
>> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
>> Change your subscription settings at 
>> https://pairlist9.pair.net/mailman/listinfo/lincoln.
>> 
> -- 
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
> Change your subscription settings at 
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
> 

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Re: [LincolnTalk] The Commons

2023-02-15 Thread Seth Rosen 
Hi Barbara,

You are right to ask the question.  There is some context here; 
https://lincolnsquirrel.com/2021/12/the-commons-to-be-sold-town-seeks-assurance-on-tax-payments/

It’s a rather frustrating situation, to put it mildly. 

Seth 

> On Feb 15, 2023, at 9:50 AM, Barbara Low  wrote:
> 
> 
> If the Commons is paying $1.33 million in taxes on an assessed value of $92.8 
> million, that is 1.4%, yet the value of the Commons is 4% of the assessed 
> value of the town. 4% is $3.7 million. Can someone explain if or why this is 
> equitable?
> 
> Thank.
> 
> Barbara
> -- 
> The LincolnTalk mailing list.
> To post, send mail to Lincoln@lincolntalk.org.
> Browse the archives at https://pairlist9.pair.net/mailman/private/lincoln/.
> Change your subscription settings at 
> https://pairlist9.pair.net/mailman/listinfo/lincoln.
> 
-- 
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[LincolnTalk] The Commons

2023-02-15 Thread Barbara Low 
If the Commons is paying $1.33 million in taxes on an assessed value of $92.8 
million, that is 1.4%, yet the value of the Commons is 4% of the assessed value 
of the town. 4% is $3.7 million. Can someone explain if or why this is 
equitable?

Thank.

Barbara
-- 
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