I highlighted a couple of things.
"With more than 71,000 visitors to the senior center last year,"
I thought it was 64,000? That's what the Town Website stated under the Senior Center header towards the bottom of the page.
What are the true numbers? Nobody knows, because they didn't hold a public hearing to get that information out to the public, like they are supposed to when using CDBG funds.
"The move to Kings Park could eventually save the town some money. Heyman points to snow plowing as one cost saving measure as the town will not be responsible for snow removal there. She also said the town would save on taxes as they would be paid by the landlord."
Is the snow plowing deal included in the Common Area Maintenance (CAM) agreement?
Is it a flat rate or variable rate CAM?
What is included in the CAM?
Nobody knows, because they didn't hold a public hearing to get that information out to the public, like they are supposed to when using CDBG funds.
A landlord may include a wide range of expenses simply listed as “CAM Fees” or “Administrative Fees” on the basis that these are expenses the landlord pays for the benefit of all tenants. If CAM fees are not clearly listed or explained in a lease, you could be paying for:
# Security systems or salaries or other costs associated with on-site security personnel;
# Permits, taxes, insurance, or any legal costs;
# Advertising, signs, or other general overhead expenses incurred by the landlord for operating or promoting the building (i.e., salaries or benefits for on-site or even off-site employees);
# Repair and renovations of the property maintenance of the property, including landscaping additions or redesigns, exterior painting, exterior or parking lot lighting fixtures, paving or resurfacing, roofing, or repairs and upgrades to central plumbing, electrical, sewer, and HVAC systems; or
# Utilities, rent, or any other costs of maintaining separate leasing office spaces either on- or off-site.
Is this a "Triple Net Lease"? Are they paying for maintenance, taxes, and insurance in this lease?
That's the worst lease of them all.
Again, nobody knows because they haven't seen the lease agreement and all the details of this lease.
For all we know, part of the lease agreement is taxes and maintenance (plowing) are included in the $18,000 a month rent the Town is using our tax dollars for. CAM rates could fluctuate greatly.
# CAM is an acronym for “Common Area Maintenance.”
# CAM expenses are allocated to tenants on a pro rata basis: the more square footage a tenant rents, the greater percentage of CAM expenses it must pay.
# CAM fees are paid by the tenant (lessee) to the owner (lessor) to help cover the cost of overhead and operating expenses and landlords may try to include a wide variety of their expenses as CAM fees.
# Common areas generally include space accessed, used, benefited by, or shared by all tenants, and almost always include hallways, elevators and stairwells, lobbies, and public restrooms.
# CAM fees can also be charged for external spaces, like sidewalks and parking lots, and, in some cases, even for off-site facilities.
# Administrative fees may be charged, based on a percentage of the CAM fee rate, for operating and maintenance costs associated with non-common areas or salaries – things that are not truly common expenses and expenses most tenants will object to contributing to.
# Not all landlords charge CAM fees, but most still do, especially in commercial industrial space and retail leases.
Does anyone have any clue what the CAM agreement is on the lease for Kings Pork?
I've seen the proposal, and it's not good!
"Heyman says proposed move to Kings Park isn’t something she just pulled out of a hat."
It certainly wasn't her hat that she pulled it out of.
