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Briarcrest Estates to be sold for $10M, but to whom?

LACONIA — A group of homeowners at Briarcrest Estates, led by former city councilor Jim Cowan, are seeking to block the sale of the manufactured housing community to a Florida corporation and have formed a cooperative to acquire it for the tenants. But, they have met with resistance from the owners of the park, Mark and Ruth Mooney, who yesterday asked the Belknap County Superior Court to approve the transaction.

On July 3, the Mooneys tentatively accepted an offer from Maple Holding and Redevelopment, LLC of Orlando, Florida, an affiliate of Hometown American Corporation, to purchase the park for $10 million. The community, which opened off Rte. 106 in 1988, consists of 241 units on 183 acres divided between Laconia and Belmont.

Within a week, in compliance with state law, the terms of the transaction were disclosed to the tenants, who have 60 days to make a counter offer by presenting a purchase and sales agreement. If a counter offer is forthcoming, the park owner is required to bargain in good faith with the tenants or their organization.

Cowan said that some tenants contacted ROC-NH, a program of the New Hampshire Community Loan Fund that has assisted and financed the conversion of 107 manufactured housing parks to cooperative ownership. After a meeting with officials of ROC-NH, on July 30 a number of tenants formed Lakemont Cooperative, with Cowan as its president.

Cowan declined yesterday to specify how many of the owners of the 232 occupied units at Briarcrest have joined the cooperative, saying only "it's in double figures."

On September 6, just two days before the deadline, Lakemont Cooperative submitted a purchase and sales agreement to acquire the park. According to the statute the cooperative has "a reasonable time beyond the 60-day period, if necessary, to obtain financing for the purchase."

Cowan said yesterday that he is especially troubled by the prospect of Hometown America, through its affiliate, acquiring the park. He said that the parent company, which is headquartered in Chicago but operates our of Orlando, has been the target of "many, many complaints."

In particular, Cowan fears for the lease agreement, which limits the annual increase in rents to the increase in property taxes and special assessments and, at the discretion of the owner, the percentage increase in the consumer price index. Furthermore, since the lease automatically renews it cannot be changed.

But, Cowan notes, a provision of the purchase and sales agreement entitles Maple Holding and Redevelopment, LLC to assign its rights in the purchase and sales agreement to one or more other entities. He expects that once acquired Briarcrest will be promptly transferred to another owner, likely another affiliate of Hometown America, which will proceed to alter the terms of the lease.

At a meeting with tenants, the Mooneys presented a letter from Thomas Stewart, general partner of Maple Holding and Redevelopment, LLC in which he assured them of "our desire and commitment to continue to operate the community at the same standards and with the same expectations as currently exist. Current Lease, Covenants and Park Rules," Stewart continued, "will be grandfathered to the current homeowners."

In petitioning the court, on behalf of the Mooneys, attorney John Giere stressed that the state statute is intended to safeguard the interests of tenants of manufactured housing parks. He explained that the owners twice polled the tenants. Initially 164 opposed a sale to the cooperative headed by Cowan and only seven favored it. When the owners of the 232 occupied units who failed to reply were subsequently polled, they claimed that 176 opposed selling to the cooperative. On the strength of the poll results, the Mooneys believe that the interests of the tenants, which the statute intends to protect, would best be served by selling to Maple Holding and Redevelopment, LLC.

The statute provides that a park owner who fails to bargain in good faith with its tenants or a cooperative may be liable to a penalty of $10,000 or ten-percent of the sale price, which in this case would amount to $1-million.

Consequently, Giere asked the court to find that the Mooney have met their obligations under the statute and that their refusal to accept the cooperative's offer would not violate the law and subject them to penalties.

Geire, who has represented a dozen cooperatives in similar transactions, said that the petition seeks to interpret the intent the statute to apply to the circumstances at Briarcrest, namely the apparent preference of a majority of tenants for the sale to Maple Holding and Redevelopment, LLC.

Giere conceded that Cowan's unease about the future of the lease arrangement should the park again change hands is "a valid concern." However, he believes that because the lease renews automatically it runs with the property and cannot be abrogated.

Last Updated on Thursday, 12 September 2013 02:20

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Sanbornton library director Cab Vinton moving on to Plaistow

SANBORNTON — Eight-year veteran library director Cab Vinton will be departing the Public Library here to take over as the director of the Plaistow Public Library in the southeast corner of the state.

Vinton started his work with the library as a trustee in 2005 and became the librarian in September of 2006, after serving as interim director for a period of time.

"Hey you have a library degree," Vinton said he was told by the Library Trustees.

Among Vinton's accomplishments, he said Tuesday he is the most proud of completing the physical expansion of the local library.

He said the money for the expansion and renovation to the second floor was approved sometime in the 1990s. Because of various "snags" he said the groundbreaking didn't take place until 2005.

But by that time, the costs of the renovation had soared and instead of the library needing to privately raise 10 percent of the costs of the renovation, it now needed to raise two and a half times more money because the town's contribution stayed the same.

"For a small town, this community really stepped up," Vinton said.

He said the upstairs has mobile shelving handmade by volunteers that can be rolled around the room to configure it as needed.

For example, Vinton said that if all the shelves are moved to one side, there is space for 100 people to sit. The library has been used for a variety of meetings including a couple of candidates' nights.

Recently, N.H. author and humorist Rebecca Rule spoke at the Library and Vinton said all they had to do was roll the carts to one side and set up chairs for the lecture.

Vinton has also taken the library into the modern era by installing four public computers. He also wanted to thank Robert and Patricia Risley for donating six laptops in memory of their son.

When Vinton first came to the library it was still using card catalogs. "We skipped a century when in 2009 we became completely computerized," he said.
But it's the numbers that tell the story of the Sanbornton Public Library — over the past five years visits to the institution have increased by 25 percent while the checkout of items has risen 80 percent.

"We try to cater to everyone in Sanbornton — from babies to the older residents," Vinton said.

As to his impending move, he said he is excited and nostalgic at the same time.

Plaistow, he said, has a library that is about 2-to-4 times the size of the Sanbornton Library and represents a challenge to him professionally as its new director.

"But, I'm really going to miss Sanbornton," he said. "I've made some wonderful friends here."

Vinton's last day in September 13. He said Mary Algren, a Sanbornton resident and the retired director of the Hall Memorial Library that serves Tilton and Northfield will be leading the committee searching for his replacement.

Last Updated on Wednesday, 11 September 2013 03:30

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Inter-Lakes Board Approves $226,924 in Transfers from Fund Balance

MEREDITH — The Inter-Lakes School Board last night approved the transfer of $226,924 from its fund balance for several projects it deems as key priorities, including $68,000 for 118 new interior door locks which will enable doors to be locked from inside without the use of a key.
Trish Temporino, school district business administrator, said the that the new locks will address a security concern as well as comply with fire codes. The doors will also be able to be unlocked from the inside without a key.
Also approved by the board was another security related item, $21,394 for new radios with a repeater system for use in extreme emergencies which will enable both the police and fire departments to monitor communications within the school during those incidents.
Temporino said the plan had originally called for installation of more security cameras at the district's schools but it was decided that the new communications system had a higher priority.
The board also approved $65,000 for unanticipated special education placements, $37,000 for an update to the science lab, $19,000 for a underground pipe for the oil tank at Inter-Lakes High School, $10,530 for additional police coverage on Rte. 25 in front of the high school and $6,000 for human services and culinary tech tuition at Huot Center in Laconia.
Temporino explained that prior to the transfers the anticipated fund balance was approximately $476,924, the result of excess revenues of $108,477 and unexpended funds of $368,447.
The transfers will reduce the fund balance to $250,000 and the district intends to place $30,000 into an existing playground expendable trust, leaving $220,000 to be used to reduce the tax assessment for 2013.
The board also learned that it will be receiving additional funds from the Local Government Center in the form of credits for future health insurance premiums, which will reduce the amount the district will need to raise in the future.
Superintendent Mary Ellen Ormond said that the district chose to take the funds as credits because it if had taken cash it would not have been able to reimburse current teachers and retirees out of those funds.
Temporino said that the district received a $111,000 credit for 2011, of which $17,000 in credits of which went to employees and retirees and $94,000 to the school district. Next month it will receive a $275,000 credit with $240,000 going to the district and credits amounting $35,000 to teachers and retirees.
The board spent nearly an hour discussing a proposal by Sandwich Central School Principal John Hansen to use an on-line Spanish teaching program from Middlebury College's Language School at Sandwich Central School.
Hansen said that over the last five years he has hired three different Spanish teachers for the one-day a week Spanish classes for grades 1-6 at the school and has not yet been able to find a Spanish teacher for this school year.
Board member Carol Baggaley said that she would like to have parents and board members see a demonstration of the program before signing on to it.
Several parents from Sandwich expressed reservations about learning Spanish through a computer, rather than from a person, and Hansen said that he hoped to have Inter-Lakes High School Spanish students visit the school to assist in instruction.
He planned to arrange a session at which the material can be previewed in the near future.

Last Updated on Wednesday, 11 September 2013 03:30

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80s Tribute Band Rubix Kube at Laconia High School Friday Night

LACONIA — Billed as ''the Galaxy's Most Original '80s Tribute Band'', Rubix Kube will be at Laconia High School Friday night at 8 p.m. to present a free Putnam Fund concert.
The group is led by a by a male and female dynamic duo of karma chameleons, able to transform in the-blink-of-an-eye into the voice and character of any 1980s icon.
Cherie Martorana, frontwoman for the group, hails from Reading. Mass., and is the fourth in a clan of six kids. She credits her sister, Susan, for turning her on to music at a young age, when she gave Cherie her first vinyl Pat Benatar record.
At first an untapped "shower" singer, Cherie embarked on a successful career as a board game developer /puzzle book author until 2006. When she took her mom's "It's never too late advice" she then moved to New York City where her career as a professional performer took flight.
Cherie's first gig as a singer was doing back-ups for the legendary "World Famous Live Rock & Roll Karaoke Band" at Arlene's Grocery, where she was dubbed "Cherie-oke," The Rock 'n' Roll She-Devil. Soon after, Rubix Kube was formed and Cherie quickly moved up the ranks to frontwoman. On the side, she is also a back-up vocalist for The Little Death, an original Rock & Blues band featuring the Grammy-nominated artist MOBY and vocal powerhouse Laura Dawn.
Frontman Scott Lovelady is just a small-town boy, yet born and raised in the not-so-tiny town of Manhattan, N.Y. The son of a master puppeteer who worked on "The Muppets," Scott was destined to a life of grand performance and theatrics. He made his stage debut at the tender age of 6 months as Baby Snow White and later went on to model for Capezio and Sears.
A matrix of careers in puppeteering, animatronics, medieval armory, sound design, songwriting, and acting followed. Yet it was singing that became his calling, when in the 1990s he began fronting the infamous NYC rock band Fat Bastid. Stints also in Legion of Decency and Silverboy garnered him chops and notoriety in the music scene.
When the seeds were planted for Rubix Kube, Scott was an obvious choice for lead male vocalist with his wide range and diversity of styles and tones. His uncanny ability to simulate a multitude of 80s stars in voice, dress and body movement, along with a high-energy, quirky stage presence make him a perfect fit in The Galaxy's Most Original Eighties Tribute Band.
Their supporting sidekicks, including Steve Brown of the million-selling Rock band TRIXTER and David Z from The Trans-Siberian Orchestra, John LaSpina on drums, who has shared the stage with former/current members of Twisted Sister, Billy Joel, and Dave Chappelle's backing band, and Mike Pieck on Keyboards/Keytar, an MIT grad who moved to NYC and quickly became part of downtown's most high energy backing bands, including The Material Boys, The Vanities, and The Full Muscular Band.
Admission to the concert is free for all ages with the first to arrive the first to be seated.

Rubix Kube will perform Friday night at Laconia High School in a Putnam Fund sponsored free concert. (Courtesy photo)

Last Updated on Wednesday, 11 September 2013 03:20

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