Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Yonca Heyse 
Hi everyone -

After reading some of the notes and the skimming through the Lincoln
Squirrel articles, I am left with two open questions. I would appreciate
some clarification from those that are closer to this effort.

1 What is the vision for the community center? I understand that the
Community Center would be used to house the offices of Parks & Recs
Department and the Center of Aging - two departments that are housed
elsewhere in town today. Outside of this role, what other benefits will
this center provide to our community that we cannot receive already?
2) I found the position that the Pierce House and/or Bemis can be
repurposed as a community center compelling. What are the counter points to
this position? If the sole counterpoint is accessibility of these
buildings, can these not be resolved with a much smaller investment than
$25M?

Many thanks for putting the effort in to enlighten all of us.
Yonca Heyse, Sweet Bay Lane




On Tue, Oct 25, 2022 at 6:00 PM sally kindleberger 
wrote:

> Many of us have been waiting and/or working on the development of a
> community center for over 10 years.  We supported the new school
> construction even though we have no children in our schools! And we
> willingly paid higher taxes for the betterment of the whole community.
> Many of the surrounding towns have incredible community centers - much
> bigger and fancier than what is proposed for Lincoln!
> One must note that this building will be ear-marked for the entire town -
> the COA and Human Services and the Recreation department will be
> housed there and other groups in town will make good use of it.
> I feel strongly that the town should support the construction of a
> community center!  And I hope that I will live to see it.
> On Tue, Oct 25, 2022 at 5:34 PM Seth Rosen  wrote:
>
>> I agree with you, Sara.  I don’t think we should make that investment,
>> and instead I feel we should revisit all of our needs, prioritize them
>> based on urgency and impact, and then debate various alternatives that
>> comport with current economic realities and resource constraints.
>>
>> On Oct 25, 2022, at 5:10 PM, Sara Mattes  wrote:
>>
>> Simple question-why would we approve the $325,000 to *finalize designs* if
>> we questioned the financial wisdom of the final investment of $25 million?
>>
>> Regards,
>> Sara Mattes
>> --
>> Sara Mattes
>>
>>
>>
>>
>> On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
>>
>> Friends and Neighbors -
>>
>> I've recently become more informed on this particular issue, and share a
>> lot of the concerns articulated below.  The below information was compiled
>> by a group of very diligent and thoughtful neighbors whose opinions I
>> respect. I volunteered to send it along to LincolnTalk.
>>
>> *If you have feelings on this issue, and are concerned about a potential
>> ~9% property tax increase to fund it, please make your voice heard on
>> November 30th.  *
>>
>> *The Background*
>>
>> In May of 2022, a proposal was approved at Town Meeting to establish a
>> Committee to explore the construction of a Community Center. The major goal
>> for the Community Center is to house the Council on Aging, in other words,
>> to operate as a senior center. At that time, the cost of this Community
>> Center was estimated at $25MM. This cost would be paid from our property
>> taxes.
>>
>> On November 14th the Committee will provide more details on the two
>> designs presented in May and ask residents to approve $325,000 to hire an
>> architect to finalize both designs and put them to a vote at the Special
>> Town Meeting on November 30th.
>>
>> While we want to provide seniors with a facility that meets their needs,
>> we believe the two very similar designs envisioned by the Committee are not
>> the right path forward. The details are spelled out below, but basically:
>>
>> -   They are too expensive, out of proportion to our needs and
>> means. Your property taxes will go up thousands of dollars a year, forever,
>> making our town even more unaffordable for many residents.
>>
>> -   Town’s finances are already stretched after the completion of
>> the school building and will be further compromised by unavoidable
>> incremental expenses and capital investments.
>>
>> -   There are better and cheaper ways to achieve the same goals.
>> They should be investigated before moving ahead with a final design.
>>
>> What can you do? First, learn more about this. *There is low awareness
>> of this project and its consequences*, but in our experience when folks
>> are debriefed on the matter, most agree with our take. Read below for more
>> detailed information about the costs and alternatives, and please do not
>> hesitate to get in touch if you have questions (email
>> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting
>> in the Donaldson Auditorium on November 30th at 7:30pm, and vote against
>> the proposal to spend another $325,000 to fund additional work on this
>> design.
>>

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Carol Bickford via Lincoln 
I moved to Lincoln the year the school construction was added to my taxes.  I 
am not looking forward to the same increase for another huge project.  
I would love to see less expensive options discussed and proposed-or is the $25 
million already approved and waiting to be spent?

Carol Bickford 

> On Oct 25, 2022, at 6:00 PM, sally kindleberger  
> wrote:
> 
> 
> Many of us have been waiting and/or working on the development of a community 
> center for over 10 years.  We supported the new school construction even 
> though we have no children in our schools! And we willingly paid higher taxes 
> for the betterment of the whole community.
> Many of the surrounding towns have incredible community centers - much bigger 
> and fancier than what is proposed for Lincoln! 
> One must note that this building will be ear-marked for the entire town - the 
> COA and Human Services and the Recreation department will be 
> housed there and other groups in town will make good use of it.
> I feel strongly that the town should support the construction of a community 
> center!  And I hope that I will live to see it.
>> On Tue, Oct 25, 2022 at 5:34 PM Seth Rosen  wrote:
>> I agree with you, Sara.  I don’t think we should make that investment, and 
>> instead I feel we should revisit all of our needs, prioritize them based on 
>> urgency and impact, and then debate various alternatives that comport with 
>> current economic realities and resource constraints.
>> 
 On Oct 25, 2022, at 5:10 PM, Sara Mattes  wrote:
 
>>> Simple question-why would we approve the $325,000 to finalize designs if 
>>> we questioned the financial wisdom of the final investment of $25 million?
>> 
>>> Regards,
>>> Sara Mattes
>>> --
>>> Sara Mattes
>>> 
>>> 
>>> 
>>> 
 On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
 
 Friends and Neighbors - 
 
 I've recently become more informed on this particular issue, and share a 
 lot of the concerns articulated below.  The below information was compiled 
 by a group of very diligent and thoughtful neighbors whose opinions I 
 respect. I volunteered to send it along to LincolnTalk.
 
 If you have feelings on this issue, and are concerned about a potential 
 ~9% property tax increase to fund it, please make your voice heard on 
 November 30th.  
 
 The Background
 
 In May of 2022, a proposal was approved at Town Meeting to establish a 
 Committee to explore the construction of a Community Center. The major 
 goal for the Community Center is to house the Council on Aging, in other 
 words, to operate as a senior center. At that time, the cost of this 
 Community Center was estimated at $25MM. This cost would be paid from our 
 property taxes.
 
 On November 14th the Committee will provide more details on the two 
 designs presented in May and ask residents to approve $325,000 to hire an 
 architect to finalize both designs and put them to a vote at the Special 
 Town Meeting on November 30th.
 
 While we want to provide seniors with a facility that meets their needs, 
 we believe the two very similar designs envisioned by the Committee are 
 not the right path forward. The details are spelled out below, but 
 basically:
 
 -   They are too expensive, out of proportion to our needs and means. 
 Your property taxes will go up thousands of dollars a year, forever, 
 making our town even more unaffordable for many residents.
 
 -   Town’s finances are already stretched after the completion of the 
 school building and will be further compromised by unavoidable incremental 
 expenses and capital investments.
 
 -   There are better and cheaper ways to achieve the same goals. They 
 should be investigated before moving ahead with a final design.
 
 What can you do? First, learn more about this. There is low awareness of 
 this project and its consequences, but in our experience when folks are 
 debriefed on the matter, most agree with our take. Read below for more 
 detailed information about the costs and alternatives, and please do not 
 hesitate to get in touch if you have questions (email 
 lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting in 
 the Donaldson Auditorium on November 30th at 7:30pm, and vote against the 
 proposal to spend another $325,000 to fund additional work on this design.
 
 The current proposal is disproportionate to our needs and would make our 
 town even more unaffordable for young families and retired seniors. Our 
 estimate is that the construction and manning of the Center would increase 
 the average property tax bill by $1,700. We can both provide our seniors 
 the services they need, and avoid financial hardship in our community.
 
 Its financial impact has been materially understated
 
 The

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread sally kindleberger 
Many of us have been waiting and/or working on the development of a
community center for over 10 years.  We supported the new school
construction even though we have no children in our schools! And we
willingly paid higher taxes for the betterment of the whole community.
Many of the surrounding towns have incredible community centers - much
bigger and fancier than what is proposed for Lincoln!
One must note that this building will be ear-marked for the entire town -
the COA and Human Services and the Recreation department will be
housed there and other groups in town will make good use of it.
I feel strongly that the town should support the construction of a
community center!  And I hope that I will live to see it.
On Tue, Oct 25, 2022 at 5:34 PM Seth Rosen  wrote:

> I agree with you, Sara.  I don’t think we should make that investment, and
> instead I feel we should revisit all of our needs, prioritize them based on
> urgency and impact, and then debate various alternatives that comport with
> current economic realities and resource constraints.
>
> On Oct 25, 2022, at 5:10 PM, Sara Mattes  wrote:
>
> Simple question-why would we approve the $325,000 to *finalize designs* if
> we questioned the financial wisdom of the final investment of $25 million?
>
> Regards,
> Sara Mattes
> --
> Sara Mattes
>
>
>
>
> On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
>
> Friends and Neighbors -
>
> I've recently become more informed on this particular issue, and share a
> lot of the concerns articulated below.  The below information was compiled
> by a group of very diligent and thoughtful neighbors whose opinions I
> respect. I volunteered to send it along to LincolnTalk.
>
> *If you have feelings on this issue, and are concerned about a potential
> ~9% property tax increase to fund it, please make your voice heard on
> November 30th.  *
>
> *The Background*
>
> In May of 2022, a proposal was approved at Town Meeting to establish a
> Committee to explore the construction of a Community Center. The major goal
> for the Community Center is to house the Council on Aging, in other words,
> to operate as a senior center. At that time, the cost of this Community
> Center was estimated at $25MM. This cost would be paid from our property
> taxes.
>
> On November 14th the Committee will provide more details on the two
> designs presented in May and ask residents to approve $325,000 to hire an
> architect to finalize both designs and put them to a vote at the Special
> Town Meeting on November 30th.
>
> While we want to provide seniors with a facility that meets their needs,
> we believe the two very similar designs envisioned by the Committee are not
> the right path forward. The details are spelled out below, but basically:
>
> -   They are too expensive, out of proportion to our needs and means.
> Your property taxes will go up thousands of dollars a year, forever, making
> our town even more unaffordable for many residents.
>
> -   Town’s finances are already stretched after the completion of the
> school building and will be further compromised by unavoidable incremental
> expenses and capital investments.
>
> -   There are better and cheaper ways to achieve the same goals. They
> should be investigated before moving ahead with a final design.
>
> What can you do? First, learn more about this. *There is low awareness of
> this project and its consequences*, but in our experience when folks are
> debriefed on the matter, most agree with our take. Read below for more
> detailed information about the costs and alternatives, and please do not
> hesitate to get in touch if you have questions (email
> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting
> in the Donaldson Auditorium on November 30th at 7:30pm, and vote against
> the proposal to spend another $325,000 to fund additional work on this
> design.
>
> The current proposal is disproportionate to our needs and would make our
> town even more unaffordable for young families and retired seniors. Our
> estimate is that the construction and manning of the Center would increase
> the average property tax bill by $1,700. We can both provide our seniors
> the services they need, and avoid financial hardship in our community.
>
> *Its financial impact has been materially understated*
>
> The preliminary financial impact presented at Town Meeting in May is not
> an accurate representation of the financial burden the Community Center
> will impose on our town:
>
> ·   The 3% interest rate discussed at the time would be over 4%
> today. This alone would increase the debt service cost by 20%.
> ·   The alternatives presented last year ranged between $23MM and
> $25.4MM. We can use $25MM to calculate the debt service. Using the updated
> interest rate, annual debt service would be ~$1.5MM.
> ·   We do not want to get bogged down on this debate, but we would
> just note that the inflation expectations used at the time are looking very

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Seth Rosen 
I agree with you, Sara.  I don’t think we should make that investment, and 
instead I feel we should revisit all of our needs, prioritize them based on 
urgency and impact, and then debate various alternatives that comport with 
current economic realities and resource constraints.

> On Oct 25, 2022, at 5:10 PM, Sara Mattes  wrote:
> 
> Simple question-why would we approve the $325,000 to finalize designs if we 
> questioned the financial wisdom of the final investment of $25 million?
> Regards,
> Sara Mattes
> --
> Sara Mattes
> 
> 
> 
> 
>> On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
>> 
>> Friends and Neighbors - 
>> 
>> I've recently become more informed on this particular issue, and share a lot 
>> of the concerns articulated below.  The below information was compiled by a 
>> group of very diligent and thoughtful neighbors whose opinions I respect. I 
>> volunteered to send it along to LincolnTalk.
>> 
>> If you have feelings on this issue, and are concerned about a potential ~9% 
>> property tax increase to fund it, please make your voice heard on November 
>> 30th.  
>> 
>> The Background
>> 
>> In May of 2022, a proposal was approved at Town Meeting to establish a 
>> Committee to explore the construction of a Community Center. The major goal 
>> for the Community Center is to house the Council on Aging, in other words, 
>> to operate as a senior center. At that time, the cost of this Community 
>> Center was estimated at $25MM. This cost would be paid from our property 
>> taxes.
>> 
>> On November 14th the Committee will provide more details on the two designs 
>> presented in May and ask residents to approve $325,000 to hire an architect 
>> to finalize both designs and put them to a vote at the Special Town Meeting 
>> on November 30th.
>> 
>> While we want to provide seniors with a facility that meets their needs, we 
>> believe the two very similar designs envisioned by the Committee are not the 
>> right path forward. The details are spelled out below, but basically:
>> 
>> -   They are too expensive, out of proportion to our needs and means. 
>> Your property taxes will go up thousands of dollars a year, forever, making 
>> our town even more unaffordable for many residents.
>> 
>> -   Town’s finances are already stretched after the completion of the 
>> school building and will be further compromised by unavoidable incremental 
>> expenses and capital investments.
>> 
>> -   There are better and cheaper ways to achieve the same goals. They 
>> should be investigated before moving ahead with a final design.
>> 
>> What can you do? First, learn more about this. There is low awareness of 
>> this project and its consequences, but in our experience when folks are 
>> debriefed on the matter, most agree with our take. Read below for more 
>> detailed information about the costs and alternatives, and please do not 
>> hesitate to get in touch if you have questions (email 
>> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting in 
>> the Donaldson Auditorium on November 30th at 7:30pm, and vote against the 
>> proposal to spend another $325,000 to fund additional work on this design.
>> 
>> The current proposal is disproportionate to our needs and would make our 
>> town even more unaffordable for young families and retired seniors. Our 
>> estimate is that the construction and manning of the Center would increase 
>> the average property tax bill by $1,700. We can both provide our seniors the 
>> services they need, and avoid financial hardship in our community.
>> 
>> Its financial impact has been materially understated
>> 
>> The preliminary financial impact presented at Town Meeting in May is not an 
>> accurate representation of the financial burden the Community Center will 
>> impose on our town:
>> 
>> ·   The 3% interest rate discussed at the time would be over 4% today. 
>> This alone would increase the debt service cost by 20%.
>> ·   The alternatives presented last year ranged between $23MM and 
>> $25.4MM. We can use $25MM to calculate the debt service. Using the updated 
>> interest rate, annual debt service would be ~$1.5MM.
>> ·   We do not want to get bogged down on this debate, but we would just 
>> note that the inflation expectations used at the time are looking very 
>> optimistic. The cost estimate increased an average 10% every year between 
>> the initial estimate of 2018 and the update in 2021, but are only projected 
>> to grow 3.5% per year over the next four despite a much higher overall 
>> inflation background.
>> ·   There was no estimation of the operating budget of this new 
>> facility. A good rule of thumb for a public building is to assume 2% annual 
>> maintenance ($500,000), on top of that we assume $100,000 in utilities 
>> expense, 0.5% insurance cost ($150,000), perhaps an additional $300,000 for 
>> 3-4 FTEs (janitors and personnel for new services provided) and another 
>> $50,000 in sundry

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Alice Waugh 
For those interested in the history of the proposed community center, the
Lincoln Squirrel has been covering the discussion over almost exactly 10
years. You can choose "community center" from the Categories dropdown menu
in the left sidebar of the Squirrel website, or cut to the chase here:

lincolnsquirrel.com/category/community-center/

Alice Waugh

Editor, The Lincoln Squirrel  and The
Lincoln Chipmunk 

lincolnsquirreln...@gmail.com

617-710-5542 (mobile)

www.watusiwords.com




On Tue, Oct 25, 2022 at 2:17 PM Seth Rosen  wrote:

> Friends and Neighbors -
>
> I've recently become more informed on this particular issue, and share a
> lot of the concerns articulated below.  The below information was compiled
> by a group of very diligent and thoughtful neighbors whose opinions I
> respect. I volunteered to send it along to LincolnTalk.
>
> *If you have feelings on this issue, and are concerned about a potential
> ~9% property tax increase to fund it, please make your voice heard on
> November 30th.  *
>
> *The Background*
>
> In May of 2022, a proposal was approved at Town Meeting to establish a
> Committee to explore the construction of a Community Center. The major goal
> for the Community Center is to house the Council on Aging, in other words,
> to operate as a senior center. At that time, the cost of this Community
> Center was estimated at $25MM. This cost would be paid from our property
> taxes.
>
> On November 14th the Committee will provide more details on the two
> designs presented in May and ask residents to approve $325,000 to hire an
> architect to finalize both designs and put them to a vote at the Special
> Town Meeting on November 30th.
>
> While we want to provide seniors with a facility that meets their needs,
> we believe the two very similar designs envisioned by the Committee are not
> the right path forward. The details are spelled out below, but basically:
>
> -   They are too expensive, out of proportion to our needs and means.
> Your property taxes will go up thousands of dollars a year, forever, making
> our town even more unaffordable for many residents.
>
> -   Town’s finances are already stretched after the completion of the
> school building and will be further compromised by unavoidable incremental
> expenses and capital investments.
>
> -   There are better and cheaper ways to achieve the same goals. They
> should be investigated before moving ahead with a final design.
>
> What can you do? First, learn more about this. *There is low awareness of
> this project and its consequences*, but in our experience when folks are
> debriefed on the matter, most agree with our take. Read below for more
> detailed information about the costs and alternatives, and please do not
> hesitate to get in touch if you have questions (email
> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting
> in the Donaldson Auditorium on November 30th at 7:30pm, and vote against
> the proposal to spend another $325,000 to fund additional work on this
> design.
>
> The current proposal is disproportionate to our needs and would make our
> town even more unaffordable for young families and retired seniors. Our
> estimate is that the construction and manning of the Center would increase
> the average property tax bill by $1,700. We can both provide our seniors
> the services they need, and avoid financial hardship in our community.
>
> *Its financial impact has been materially understated*
>
> The preliminary financial impact presented at Town Meeting in May is not
> an accurate representation of the financial burden the Community Center
> will impose on our town:
>
> ·   The 3% interest rate discussed at the time would be over 4%
> today. This alone would increase the debt service cost by 20%.
>
> ·   The alternatives presented last year ranged between $23MM and
> $25.4MM. We can use $25MM to calculate the debt service. Using the updated
> interest rate, annual debt service would be ~$1.5MM.
>
> ·   We do not want to get bogged down on this debate, but we would
> just note that the inflation expectations used at the time are looking very
> optimistic. The cost estimate increased an average 10% every year between
> the initial estimate of 2018 and the update in 2021, but are only projected
> to grow 3.5% per year over the next four despite a much higher overall
> inflation background.
>
> ·   There was no estimation of the operating budget of this new
> facility. A good rule of thumb for a public building is to assume 2% annual
> maintenance ($500,000), on top of that we assume $100,000 in utilities
> expense, 0.5% insurance cost ($150,000), perhaps an additional $300,000 for
> 3-4 FTEs (janitors and personnel for new services provided) and another
> $50,000 in sundry expenses like new capital equipment and consumables. This
> would represent a cost increase of ~$1.1MM per year, growing

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Mary Crowe 
You make a lot of good points Sara !

On Tue, Oct 25, 2022 at 5:10 PM Sara Mattes  wrote:

> Simple question-why would we approve the $325,000 to *finalize designs* if
> we questioned the financial wisdom of the final investment of $25 million?
> Regards,
> Sara Mattes
> --
> Sara Mattes
>
>
>
>
> On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
>
> Friends and Neighbors -
>
> I've recently become more informed on this particular issue, and share a
> lot of the concerns articulated below.  The below information was compiled
> by a group of very diligent and thoughtful neighbors whose opinions I
> respect. I volunteered to send it along to LincolnTalk.
>
> *If you have feelings on this issue, and are concerned about a potential
> ~9% property tax increase to fund it, please make your voice heard on
> November 30th.  *
>
> *The Background*
>
> In May of 2022, a proposal was approved at Town Meeting to establish a
> Committee to explore the construction of a Community Center. The major goal
> for the Community Center is to house the Council on Aging, in other words,
> to operate as a senior center. At that time, the cost of this Community
> Center was estimated at $25MM. This cost would be paid from our property
> taxes.
>
> On November 14th the Committee will provide more details on the two
> designs presented in May and ask residents to approve $325,000 to hire an
> architect to finalize both designs and put them to a vote at the Special
> Town Meeting on November 30th.
>
> While we want to provide seniors with a facility that meets their needs,
> we believe the two very similar designs envisioned by the Committee are not
> the right path forward. The details are spelled out below, but basically:
>
> -   They are too expensive, out of proportion to our needs and means.
> Your property taxes will go up thousands of dollars a year, forever, making
> our town even more unaffordable for many residents.
>
> -   Town’s finances are already stretched after the completion of the
> school building and will be further compromised by unavoidable incremental
> expenses and capital investments.
>
> -   There are better and cheaper ways to achieve the same goals. They
> should be investigated before moving ahead with a final design.
>
> What can you do? First, learn more about this. *There is low awareness of
> this project and its consequences*, but in our experience when folks are
> debriefed on the matter, most agree with our take. Read below for more
> detailed information about the costs and alternatives, and please do not
> hesitate to get in touch if you have questions (email
> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting
> in the Donaldson Auditorium on November 30th at 7:30pm, and vote against
> the proposal to spend another $325,000 to fund additional work on this
> design.
>
> The current proposal is disproportionate to our needs and would make our
> town even more unaffordable for young families and retired seniors. Our
> estimate is that the construction and manning of the Center would increase
> the average property tax bill by $1,700. We can both provide our seniors
> the services they need, and avoid financial hardship in our community.
>
> *Its financial impact has been materially understated*
>
> The preliminary financial impact presented at Town Meeting in May is not
> an accurate representation of the financial burden the Community Center
> will impose on our town:
>
> ·   The 3% interest rate discussed at the time would be over 4%
> today. This alone would increase the debt service cost by 20%.
> ·   The alternatives presented last year ranged between $23MM and
> $25.4MM. We can use $25MM to calculate the debt service. Using the updated
> interest rate, annual debt service would be ~$1.5MM.
> ·   We do not want to get bogged down on this debate, but we would
> just note that the inflation expectations used at the time are looking very
> optimistic. The cost estimate increased an average 10% every year between
> the initial estimate of 2018 and the update in 2021, but are only projected
> to grow 3.5% per year over the next four despite a much higher overall
> inflation background.
>
> ·   There was no estimation of the operating budget of this new
> facility. A good rule of thumb for a public building is to assume 2% annual
> maintenance ($500,000), on top of that we assume $100,000 in utilities
> expense, 0.5% insurance cost ($150,000), perhaps an additional $300,000 for
> 3-4 FTEs (janitors and personnel for new services provided) and another
> $50,000 in sundry expenses like new capital equipment and consumables. This
> would represent a cost increase of ~$1.1MM per year, growing at the rate of
> inflation.
>
> A $2.6MM annual expense would represent an increase of approximately 9%
> versus the FY22 tax levy, $1,700 in incremental property tax for the
> average property owner. This is simply unacceptable at a time in our town
> when we are

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Sara Mattes 
Simple question-why would we approve the $325,000 to finalize designs if we 
questioned the financial wisdom of the final investment of $25 million?
Regards,
Sara Mattes
--
Sara Mattes




> On Oct 25, 2022, at 2:17 PM, Seth Rosen  wrote:
> 
> Friends and Neighbors - 
> 
> I've recently become more informed on this particular issue, and share a lot 
> of the concerns articulated below.  The below information was compiled by a 
> group of very diligent and thoughtful neighbors whose opinions I respect. I 
> volunteered to send it along to LincolnTalk.
> 
> If you have feelings on this issue, and are concerned about a potential ~9% 
> property tax increase to fund it, please make your voice heard on November 
> 30th.  
> 
> The Background
> 
> In May of 2022, a proposal was approved at Town Meeting to establish a 
> Committee to explore the construction of a Community Center. The major goal 
> for the Community Center is to house the Council on Aging, in other words, to 
> operate as a senior center. At that time, the cost of this Community Center 
> was estimated at $25MM. This cost would be paid from our property taxes.
> 
> On November 14th the Committee will provide more details on the two designs 
> presented in May and ask residents to approve $325,000 to hire an architect 
> to finalize both designs and put them to a vote at the Special Town Meeting 
> on November 30th.
> 
> While we want to provide seniors with a facility that meets their needs, we 
> believe the two very similar designs envisioned by the Committee are not the 
> right path forward. The details are spelled out below, but basically:
> 
> -   They are too expensive, out of proportion to our needs and means. 
> Your property taxes will go up thousands of dollars a year, forever, making 
> our town even more unaffordable for many residents.
> 
> -   Town’s finances are already stretched after the completion of the 
> school building and will be further compromised by unavoidable incremental 
> expenses and capital investments.
> 
> -   There are better and cheaper ways to achieve the same goals. They 
> should be investigated before moving ahead with a final design.
> 
> What can you do? First, learn more about this. There is low awareness of this 
> project and its consequences, but in our experience when folks are debriefed 
> on the matter, most agree with our take. Read below for more detailed 
> information about the costs and alternatives, and please do not hesitate to 
> get in touch if you have questions (email lincolnccquesti...@gmail.com 
> ). Second, come to the Special Town 
> Meeting in the Donaldson Auditorium on November 30th at 7:30pm, and vote 
> against the proposal to spend another $325,000 to fund additional work on 
> this design.
> 
> The current proposal is disproportionate to our needs and would make our town 
> even more unaffordable for young families and retired seniors. Our estimate 
> is that the construction and manning of the Center would increase the average 
> property tax bill by $1,700. We can both provide our seniors the services 
> they need, and avoid financial hardship in our community.
> 
> Its financial impact has been materially understated
> 
> The preliminary financial impact presented at Town Meeting in May is not an 
> accurate representation of the financial burden the Community Center will 
> impose on our town:
> 
> ·   The 3% interest rate discussed at the time would be over 4% today. 
> This alone would increase the debt service cost by 20%.
> ·   The alternatives presented last year ranged between $23MM and 
> $25.4MM. We can use $25MM to calculate the debt service. Using the updated 
> interest rate, annual debt service would be ~$1.5MM.
> ·   We do not want to get bogged down on this debate, but we would just 
> note that the inflation expectations used at the time are looking very 
> optimistic. The cost estimate increased an average 10% every year between the 
> initial estimate of 2018 and the update in 2021, but are only projected to 
> grow 3.5% per year over the next four despite a much higher overall inflation 
> background.
> ·   There was no estimation of the operating budget of this new facility. 
> A good rule of thumb for a public building is to assume 2% annual maintenance 
> ($500,000), on top of that we assume $100,000 in utilities expense, 0.5% 
> insurance cost ($150,000), perhaps an additional $300,000 for 3-4 FTEs 
> (janitors and personnel for new services provided) and another $50,000 in 
> sundry expenses like new capital equipment and consumables. This would 
> represent a cost increase of ~$1.1MM per year, growing at the rate of 
> inflation.
> 
> A $2.6MM annual expense would represent an increase of approximately 9% 
> versus the FY22 tax levy, $1,700 in incremental property tax for the average 
> property owner. This is simply unacceptable at a time in our town when we are 
> discussing

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Andy Wang 
Just to clarify the statement "On November 14th the Committee will provide
more details on the two designs presented in May and ask residents to
approve $325,000 to hire an architect to finalize both designs and put them
to a vote at the Special Town Meeting on November 30th."

The Nov 14th meeting (State of the Town, Night 1) is meant to provide
additional details, it's informational. The vote at Special Town Meeting on
Nov 30th is to approve the $325,000 for professional services to finalize
the designs.  We're not actually voting on spending any more money than
that (at this point).  That might be what you meant, but just wanted to
clarify the distinction and where we are in the movie.  However, if neither
of the two existing designs you believe are acceptable, then a vote of 'no'
would not allow that to go forward.

*The proposed schedule presented Mar 26, 2022 (reference here
)
*
Nov 2022: Approve funds for Professional Service
Dec 2022: Hire Professionals and Develop Schematics
Nov 2023: Town Meeting Selects Preferred Option
Mar 2024: Town Meeting Vote for Project Funds
Dec 2024: Design & Documents
Mar 2025: Bidding & Award
Jun 2025: Begin Construction
Dec 2026: Complete Construction

Note, I'm not advocating for or against this at this point.  Seth makes
some good points (and some iffy ones I'll debate with him privately).
Either way, get informed and vote your mind.

- Andy




On Tue, Oct 25, 2022 at 2:17 PM Seth Rosen  wrote:

> Friends and Neighbors -
>
> I've recently become more informed on this particular issue, and share a
> lot of the concerns articulated below.  The below information was compiled
> by a group of very diligent and thoughtful neighbors whose opinions I
> respect. I volunteered to send it along to LincolnTalk.
>
> *If you have feelings on this issue, and are concerned about a potential
> ~9% property tax increase to fund it, please make your voice heard on
> November 30th.  *
>
> *The Background*
>
> In May of 2022, a proposal was approved at Town Meeting to establish a
> Committee to explore the construction of a Community Center. The major goal
> for the Community Center is to house the Council on Aging, in other words,
> to operate as a senior center. At that time, the cost of this Community
> Center was estimated at $25MM. This cost would be paid from our property
> taxes.
>
> On November 14th the Committee will provide more details on the two
> designs presented in May and ask residents to approve $325,000 to hire an
> architect to finalize both designs and put them to a vote at the Special
> Town Meeting on November 30th.
>
> While we want to provide seniors with a facility that meets their needs,
> we believe the two very similar designs envisioned by the Committee are not
> the right path forward. The details are spelled out below, but basically:
>
> -   They are too expensive, out of proportion to our needs and means.
> Your property taxes will go up thousands of dollars a year, forever, making
> our town even more unaffordable for many residents.
>
> -   Town’s finances are already stretched after the completion of the
> school building and will be further compromised by unavoidable incremental
> expenses and capital investments.
>
> -   There are better and cheaper ways to achieve the same goals. They
> should be investigated before moving ahead with a final design.
>
> What can you do? First, learn more about this. *There is low awareness of
> this project and its consequences*, but in our experience when folks are
> debriefed on the matter, most agree with our take. Read below for more
> detailed information about the costs and alternatives, and please do not
> hesitate to get in touch if you have questions (email
> lincolnccquesti...@gmail.com). Second, come to the Special Town Meeting
> in the Donaldson Auditorium on November 30th at 7:30pm, and vote against
> the proposal to spend another $325,000 to fund additional work on this
> design.
>
> The current proposal is disproportionate to our needs and would make our
> town even more unaffordable for young families and retired seniors. Our
> estimate is that the construction and manning of the Center would increase
> the average property tax bill by $1,700. We can both provide our seniors
> the services they need, and avoid financial hardship in our community.
>
> *Its financial impact has been materially understated*
>
> The preliminary financial impact presented at Town Meeting in May is not
> an accurate representation of the financial burden the Community Center
> will impose on our town:
>
> ·   The 3% interest rate discussed at the time would be over 4%
> today. This alone would increase the debt service cost by 20%.
>
> ·   The alternatives presented last year ranged between $23MM and
> $25.4MM. We can use $25MM to calculate the debt service. Using the updated
> interest rate, annual

Re: [LincolnTalk] Impending Real Estate Tax Increase and the Proposed Community Center

2022-10-25 Thread Joanna Owen Schmergel via Lincoln 
Hi Seth,
I would need to hear the other side before choosing a position. 
That being said, it is clear that you did some serious homework, put a lot of 
thought into it, and presented it in a thoughtful, respectful way.
Kudos.
Joanna 



Sent from Yahoo Mail for iPhone


On Tuesday, October 25, 2022, 2:17 PM, Seth Rosen  wrote:


Friends and Neighbors - 

I've recently become more informed on this particular issue, and share a lot of 
the concerns articulated below.  The below information was compiled by a group 
of very diligent and thoughtful neighbors whose opinions I respect. I 
volunteered to send it along to LincolnTalk.

If you have feelings on this issue, and are concerned about a potential ~9% 
property tax increase to fund it, please make your voice heard on November 
30th.  

The Background

InMay of 2022, a proposal was approved at Town Meeting to establish a 
Committeeto explore the construction of a Community Center. The major goal for 
theCommunity Center is to house the Council on Aging, in other words, to 
operateas a senior center. At that time, the cost of this Community Center 
wasestimated at $25MM. This cost would be paid from our property taxes.

OnNovember 14th the Committee will provide more details on the two 
designspresented in May and ask residents to approve $325,000 to hire an 
architect to finalize both designs and put them to a vote at the Special Town 
Meeting onNovember 30th. 

Whilewe want to provide seniors with a facility that meets their needs, we 
believethe two very similar designs envisioned by the Committee are not the 
right pathforward. The details are spelled out below, but basically:

-  They are too expensive, outof proportion to our needs and means. Your 
property taxes will go up thousandsof dollars a year, forever, making our town 
even more unaffordable for manyresidents.

-  Town’s finances are alreadystretched after the completion of the school 
building and will be furthercompromised by unavoidable incremental expenses and 
capital investments.

-  There are better and cheaperways to achieve the same goals. They should 
be investigated before moving ahead with a final design. 

What can you do? First, learn more about this. Thereis low awareness of this 
project and its consequences, but in our experiencewhen folks are debriefed on 
the matter, most agree with our take. Read belowfor more detailed information 
about the costs and alternatives, and please donot hesitate to get in touch if 
you have questions (email lincolnccquesti...@gmail.com).Second, come to the 
Special Town Meeting in the Donaldson Auditorium onNovember 30th at 7:30pm, and 
vote against the proposal to spendanother $325,000 to fund additional work on 
this design.

Thecurrent proposal is disproportionate to our needs and would make our town 
evenmore unaffordable for young families and retired seniors. Our estimate is 
thatthe construction and manning of the Center would increase the average 
propertytax bill by $1,700. We can both provide our seniors the services they 
need, andavoid financial hardship in our community. 

Its financial impact has been materially understated

Thepreliminary financial impact presented at Town Meeting in May is not 
anaccurate representation of the financial burden the Community Center 
willimpose on our town:

·  The 3% interest ratediscussed at the time would be over 4% today. This 
alone would increase thedebt service cost by 20%.

·  The alternatives presentedlast year ranged between $23MM and $25.4MM. We 
can use $25MM to calculate thedebt service. Using the updated interest rate, 
annual debt service would be ~$1.5MM.

·  We do not want to get boggeddown on this debate, but we would just note 
that the inflation expectationsused at the time are looking very optimistic. 
The cost estimate increased anaverage 10% every year between the initial 
estimate of 2018 and the update in2021, but are only projected to grow 3.5% per 
year over the next four despite amuch higher overall inflation background. 

·  There was no estimation ofthe operating budget of this new facility. A 
good rule of thumb for a publicbuilding is to assume 2% annual maintenance 
($500,000), on top of that weassume $100,000 in utilities expense, 0.5% 
insurance cost ($150,000), perhapsan additional $300,000 for 3-4 FTEs (janitors 
and personnel for new servicesprovided) and another $50,000 in sundry expenses 
like new capital equipment andconsumables. This would represent a cost increase 
of ~$1.1MM per year, growingat the rate of inflation.

A$2.6MM annual expense would represent an increase of approximately 9% 
versusthe FY22 tax levy, $1,700 in incremental property tax for the average 
property owner.This is simply unacceptable at a time in our town when we are 
discussingoptions of how to reduce the financial burden for seniors living on a 
fixedincome. Lincoln families already pay the third-highest property tax bills 
inMassachusetts.