新英格蘭台商會藉土地規畫讓房地產增值講座(圖片)

新英格蘭台商會副會長林海倫(左起)，Chris Argyrople，會長歐陽露，

Topic: Ways to add value to Real Estate via Land Planning and Development

Location: 90 Lincoln St, Newton Highlands, MA 02461

Speaker:
*Chris Argyrople, Triad Alpha Partners*John F. Cremmen, Denenberg Realty Advisors, www.DenenbergRealty.com

Sponsored by Jim Bain, Wells Fargo Home Mortgage, www.jimcbain.com

General Description:
The presentation will focus on what drives value in real estate and how to think about investing across the spectrum of cash flow deals, renovation projects, and land acquisition and development.  We will review the risks and potential rewards of investing in land & development projects.  Question & Answer period to follow.

​RSVP: 

https://www.eventbrite.com/e/tccne-seminar-ways-to-add-value-to-real-estate-via-land-planning-and-development-tickets-32546710086

Chris Argyrople's Bio:

Chris Argyrople is an entrepreneurial investor with 20 years of experience as an early employee and launching successful investment firms, including Acadian Asset Management, PAR Capital Management, Delta Partners, Concentric Investments, and Triad Alpha Partners.  In addition, he served as a consultant to State Street Bank to design SSGA’s initial International Investment Strategies.  His teams have a demonstrated history of generating exceptional returns for investors (averaging 20% over the past 15 years). He has helped grow three of these companies from their start-up phase to more than $2 billion in capital. 

Chris received his MS in Management from MIT’s Sloan School, and a BS in Industrial Engineering from Rensselaer Polytechnic Institute.  For the past 20 years, he has taught graduate finance courses at Boston College and Suffolk University, and he has been a CFA test prep instructor.

During his tenure at Triad Alpha Partners, Chris and his partner put together six real estate deals, primarily focusing on land acquisition and development.

John F. Cremmen

​'s​

 Bio:

John F. Cremmen has been in the Greater Boston real estate brokerage industry since 1982.  As Senior Vice President at Denenberg Realty Advisors he focuses on Investment Sales, Acquisitions and Leasing of Office & Industrial Properties. Prior to working at Denenberg Realty Advisors, Mr. Cremmen was a Senior Vice President at Jones Lang LaSalle for fifteen years and before that he was a Senior Vice President at the Peter Elliott Real Estate Company.  

In 2005 Mr. Cremmen was awarded Downtown Deal of the Year by the Commercial Brokers Association for the Crosstown Center Lease of 101,000 SF to Boston University.  For several years he has been in the Greater Boston Real Estate Board Multi-Million Dollar Club.

Mr. Cremmen has sold numerous multi-family, condominium and apartment developments in Boston including The 1850 (60 Units), D Flats (197 Units), ABC Lofts (100 Units), Signal Apartments (70 Units) and 248 Dot (33 Units).  He has also conducted multiple Non-Profit, Governmental and Institutional transactions and acquisitions in the Greater Boston area.  Mr. Cremmen has a keen understanding of Boston’s transitional and evolving markets through his extensive work throughout Greater Boston.  

Mr. Cremmen holds a Bachelor of Science degree in Business and Finance from the University of Massachusetts Amherst.  He is also on the Board of Directors of the Newmarket Business Association and the Backstreets Mayoral Advisory Committee.

Baker-Polito Administration Awards Community Investment Tax Credits to 48 Community Development Corporations

Baker-Polito Administration Awards Community Investment Tax Credits to 48 Community Development Corporations

Community Investment Tax Credits allow non-profit CDCs to leverage private investments for housing and services

BOSTON – Today the Baker-Polito Administration announced a total of $6 million in tax credit allocations to 46 Community Development Corporations (CDCs) and two Community Support Organizations under the state’s Community Investment Tax Credit (CITC) program.

The CITC program allows local residents and stakeholders to work with community development corporations, which partner with nonprofit, public and private entities to improve economic opportunities for low- and moderate-income households and communities. Since the program’s inception in 2014, CDCs across the Commonwealth have significantly increased their ability to raise funding from private investment: the CITC program has generated over $22.8 million in private investments across Massachusetts in the last three years.

“We are committed to working closely with local leaders and advocates to build stronger communities across the Commonwealth,” said Governor Charlie Baker. “This program will enable Community Development Corporations to address important local issues, build foundations for economic growth and opportunities to support those who need it most in their regions and neighborhoods.”

“Encouraging community and private partnerships can spur local investment and solutions in Massachusetts’ cities and towns,” said Lieutenant Governor Karyn Polito. “The increased community development capacity this program creates will drive growth across all zip codes in the Commonwealth.”

“Our municipalities have tremendous potential that Community Development Corporations help to leverage for sustained growth,” said Housing and Economic Development Secretary Jay Ash. “This work, done across the Commonwealth, creates thriving communities with opportunities for all to participate in, and benefit from a growing economy.”

“Supporting our Community Development Corporations through the Community Investment Tax Credit helps them to help families find homes and jobs, grow businesses, and bring communities together,” said Undersecretary of Housing and Community Development Chrystal Kornegay. “This work helps our residents, supports our businesses, and grows our statewide economy.”

“We are grateful to the Baker-Polito Administration for its strong commitment to the community development field, as evidenced by this remarkable investment in Community Development Corporations across the state,” said Joseph Kriesberg, President & CEO of MACDC.  “These tax credit allocations are going to empower locally-driven, public-private partnerships that will expand economic opportunity and improve the quality of life in every corner of our state.”

The CITC program awards up to $150,000 in credit allocations to certified CDCs. CDCs apply for tax credits to support fundraising for the development and implementation of their community investment plan from the CITC program. Individuals, corporations and other entities that make a cash contribution resulting in a qualified investment to an awarded CDC will earn tax credits equal to fifty percent of the total qualified investment made by the taxpayer. CDCs were awarded credits based on the CDC’s demonstrated progress implementing its CIP and past utilization of previous credit allocations. 

2017 Community Investment Tax Credit Recipients:

ACT Lawrence: $50,000

Allston Brighton CDC: $150,000

Asian CDC (Boston): $135,000

Codman Square NDC (Dorchester): $150,000

Community Development Partnership (Eastham): $120,000

Community Teamwork Inc. (Lowell) : $129,615

Dorchester Bay EDC: $79,615

Downtown Taunton Foundation: $50,000

Fenway CDC (Boston): $150,000

Franklin County CDC (Greenfield): $129,615

Groundwork Lawrence: $150,000

Harborlight Community Partners (Beverly): $150,000

HAP Housing (Springfield): $150,000

Hilltown CDC (Chesterfield): $150,000

Housing Assistance Corp. Cape Cod: $150,000

Housing Corp. of Arlington: $129,615

Housing Nantucket: $150,000

Inquilinos Boricuas en Acción (IBA) (Boston): $129,615

Island Housing Trust (Martha’s Vineyard): $150,000

Jamaica Plain Neighborhood Development Corp: $150,000

Just-A-Start (Cambridge): $125,000

Lawrence Community Works: $150,000

Lena Park CDC (Dorchester): $50,000

Local Initiatives Support Coalition Boston: $129,615

Massachusetts Association of Community Development Corporations (Boston): $150,000

Madison Park CDC (Roxbury): $150,000

Main South CDC (Worcester): $125,000

NeighborWorks (Quincy): $129,615

NewVue Communities (Fitchburg): $150,000

Neighborhood of Affordable Housing (East Boston): $150,000

North Shore CDC (Salem): $129,615

Nuestra Comunidad (Roxbury): $150,000

Oak Hill CDC (Worcester): $129,615

Quaboag Valley CDC (Ware): $129,615

Revitalize CDC (Springfield): $150,000

Southern Middlesex Opportunity Council (Framingham): $150,000

Somerville Community Corp.: $150,000

South Boston NDC: $79,615

Southwest Boston CDC (Hyde Park): $60,000

The Neighborhood Developers (Chelsea): $150,000

Urban Edge (Roxbury): $150,000

Valley CDC (Holyoke): $150,000

WATCH CDC (Waltham): $129,615

WHALE (New Bedford): $129,615

Worcester Common Ground: $150,000

Worcester East Side CDC: $100,000

三大基金會主管5/3晚討論波士頓2030遠景

IMAGINE BOSTON 2030 TO HOLD SECOND ''FORUMS ON THE FUTURE" DISCUSSION

BOSTON - Tuesday, May 2, 2017 - As part of Imagine Boston 2030's ongoing engagement efforts, tomorrow Imagine Boston 2030 will host the second "Forums on the Future," a series of panel discussions designed to engage panelists on how Boston has changed as a city, the role philanthropy has played in shaping its evolution and future, and how residents can help shape its future. The topic for Wednesday's discussion is "The Role of Philanthropy in the Future of Our City" and will be moderated by Sacha Pfeiffer of the Boston Globe. The panel discussion is free and open to the public, but registration is requested. Learn about event details and registering. WHEN:       Wednesday, May 3                    6:00 p.m. - 8:00 p.m.                    Doors open at 5:30 WHERE:     Faneuil Hall,                     Great Hall    WHO:           Featured panelists include: Sacha Pfeiffer, Moderator, Boston Globe reporter, former WBUR/NPR host Jim Canales, Barr Foundation Paul Grogan, The Boston Foundation Jocelyn Sargent, Hyams Foundation The final panel is "How Academic Institutions Play a Role in Boston's Future" on Tuesday, May 9 at the Boston Public Library, Copley Square. For more details, please visit forumsonthefuture.eventbrite.com

FOUR INDIVIDUALS CHARGED IN CONNECTION WITH OPERATING AN ORGANIZED ILLEGAL GAMING AND MONEY LAUNDERING SCHEME

FOUR INDIVIDUALS CHARGED IN CONNECTION WITH OPERATING AN ORGANIZED ILLEGAL GAMING AND MONEY LAUNDERING SCHEME

Illegal Gaming Company Allegedly Laundered More than $1 Million in Proceeds

SALEM – Four individuals have been charged in connection with operating an illegal gaming and money laundering scheme through a North Andover company, Attorney General Maura Healey announced today.

The company, Four Star Vending, Inc., and its owners, William Morley, age 62, and his wife Bonnie Morley, age 53, both of Middleton, were arraigned in Essex Superior Court today on the charges of Keeping a Place for Registering Bets (one count), Organizing and Promoting Gambling (one count), Unlawful Operation of a Gaming Device (one count), Money Laundering (one count) and Conspiracy (three counts).

            At the arraignment, the Morleys pleaded not guilty to the charges and were released on personal recognizance. They are due back in Essex Superior Court for a pretrial conference on June 5. Four Star Vending and the Morleys were indicted by a Statewide Grand Jury on March 27.

Authorities allege that the Morleys, through Four Star Vending, were distributing illegal gaming devices – which can be described as video slot and poker machines played for cash payouts – to bars, social clubs and other such establishments throughout Massachusetts and into New York. Authorities allege that employees of Four Star regularly traveled to these establishments to collect the proceeds from the slot machines and shared the profits from the gaming machines with the owners of the establishments that housed the machines. 

                “We allege the owners and employees of this gaming company used their business as a front to illegally launder over a million dollars for their own profit,” AG Healey said. “The charges today are the culmination of a months-long joint investigation with our partners in law enforcement, and we will continue to work with them to investigate and prosecute those who commit these crimes and operate schemes using unregulated and illegal gambling machines.”

            Four Star Vending employee Richard Calhoun, age 50, of Peabody, was previously indicted by a Statewide Grand Jury on March 27 on the charges of Keeping a Place for Registering Bets (one count), Unlawful Operation of a Gaming Device (one count), and Conspiracy (two counts). He will be arraigned in Essex Superior Court at a later date. 

            Anthony Mazzola, age 56, of Newton, a manager at one of the social clubs operating Four Star gaming machines, was also indicted by a Statewide Grand Jury on March 27. He was charged with Keeping a Place for Registering Bets (one count), Unlawful Operation of a Gaming Device (one count), and Conspiracy (two counts). He will be arraigned in Essex Superior Court on May 9.

“These illegal gaming devices, placed in social clubs and other locations, allowed the defendants to pick the pockets of countless unsuspecting patrons,” Essex District Attorney Jonathan Blodgett said. “Along with our law enforcement partners, we will hold these defendants and any others who engage in illegal gaming accountable.”

“Illegal gambling siphons revenue from legitimate, regulated games like those offered by the state Lottery,” Treasurer Deborah B. Goldberg said. “Our Lottery operates under strict rules of transparency and delivers its profits to every city and town across the Commonwealth in the form of unrestricted local aid. I stand with the Attorney General in rooting out any unsanctioned activities or fraudulent machines that put consumers and state revenues at risk.”

“I thank the men and women of the Massachusetts State Police, the Essex County District Attorney’s Office, and the Attorney General’s Office for their diligence throughout the investigation that led to today’s indictments,” said Michael Sweeney, Executive Director of the Massachusetts State Lottery. “Inherently, illegal gambling is predatory gambling and the Lottery is glad to have played a role in removing these machines and protecting consumers and business owners alike.”

In addition to distributing illegal slot machines, Four Star was also supplying and servicing ATMs, jukeboxes, vending machines, and other amusement devices to its customers. The company allegedly used this part of its business as a means for laundering the illegal gaming proceeds.

A joint investigation into Four Star Vending by Massachusetts State Police troopers assigned to AG Healey’s Office and the Massachusetts State Lottery, as well as the Essex County District Attorney’s Office, yielded considerable evidence of the company’s illegal gaming and money laundering operation including 200 gaming machines, approximately $1.4 million in illegal proceeds and 11 vehicles used to facilitate the criminal activity.

These charges are allegations and defendants are presumed innocent until proven guilty.

            This case is being prosecuted by Assistant Attorneys General Gina Masotta and Thomas Caldwell of AG Healey’s Gaming Enforcement Division along with Special Assistant Attorney General Phil Mallard of the Essex County District Attorney’s Office. Essex County Assistant District Attorney Frank MacDonald is handling the asset forfeiture component of the case. The investigation was conducted by troopers and civilian investigators assigned to the Massachusetts State Police Gaming Enforcement Division, the Massachusetts State Lottery, Special Service Section, Essex County District Attorney’s Office, Gang Unit and Technical Surveillance Unit, Financial Investigator Krista Roche and other investigators assigned to the Massachusetts Attorney General’s Office Gaming Enforcement Division, the Essex County District Attorney’s Office, the Alcohol and Beverage Control Commission of the Massachusetts Treasurer’s Office, and the Attorney General’s Cyber Crime Lab. The investigation received support and assistance from the Investigations and Enforcement Bureau of the Massachusetts Gaming Commission. 

Baker-Polito Administration Proposes Bill To Update Wiretap Law, Crack Down On Violent Crimes

Baker-Polito Administration Proposes Bill To Update Wiretap Law, Crack Down On Violent Crimes

Statutory revisions would update wiretap law to fit the current criminal landscape

BOSTON – The Baker-Polito Administration today filed legislation to substantially update the Commonwealth’s wiretap statute to recognize the major evolution in communication technologies over the past 50 years and provide law enforcement with better resources to pursue violent and heinous crimes, including gang-related homicides and rape.  By making modest adjustments to a statute written in 1968, drafted with the assistance of the Attorney General’s Office, this bill will give law enforcement and the courts the ability to solve more cases and was announced at a State House press conference with the support of the Attorney General, District Attorneys and members of the law enforcement community.

“Our priority is to keep our communities safe, and this bill is aimed at modernizing state law to give law enforcement more tools to investigate and prosecute some of the most heinous crimes, such as murder and human trafficking,” said Governor Baker.  “As several state judges have noted, overhauling this law to address 21stcentury technology will help law enforcement better protect the people of Massachusetts.”

“This legislation overhauling our wiretap laws is a commonsense proposal to ensure investigators have the tools to solve some of Massachusetts’ most difficult crimes,”said Lt. Governor Karyn Polito. “Just as law enforcement officers must adapt to evolving situations, our statutes should adapt to address the range of crimes being committed.”   

Attorney General Maura Healey acknowledged the importance of updating the statute to assist law enforcement with criminal investigations while protecting privacy rights.

“This legislation has been a priority of my office for years, as we have long recognized that we need updated statutes and tools to match the organizations we face and to fight the most violent and egregious crimes in the 21st century,” Attorney General Maura Healey said. “I want to thank our partners in law enforcement, EOPSS, and the Governor’s Office for their commitment to this issue by filing this bill today, and to my team for their work in shaping the language reflected in today's revisions.”

The existing language of the state wiretap statute provides that electronic surveillance may only be employed when an offense is committed “in connection with organized crime,” phrasing which has dramatically restricted the Commonwealth’s ability to solve difficult cases. Massachusetts Supreme Judicial Court (SJC) justices in two different cases have noted in their written opinions that amendments to the wiretap statute could have avoided the supression of critical evidence.

·        In 2011, the SJC suppressed recordings of incriminating statements made by a suspect in a Brockton shooting homicide, after ruling that the murder had not been committed “in connection with organized crime.”[1]

·        In 2014, the SJC suppressed recordings of the suspect in a New Bedford shooting homicide admitting his role in the murder “without indication of remorse or even regret,” again because the murder had not been committed in connection with organized crime.[2]

“Making these changes to the current law is a necessary step that will allow law enforcement to effectively address crimes that are driving up violence in our neighborhoods,” said Boston Police Commissioner William Evans. “These updates will support our mission in addressing gang violence, reducing crime and improving the quality of life in our communities.”

“We are grateful for the leadership of the Governor and the Attorney General on the first reform of this statute since 1968,” said Cape & Islands District Attorney Michael O’Keefe. “The state’s district attorneys unanimously support this measure which brings our statute into the 21st century while continuing to safeguard privacy rights by restricting electronic surveillance to certain narrowly drawn offenses and only under judicial supervision.”

The Baker-Polito Administration’s proposal calls for expanding the list of “designated offenses” that may be investigated with a wiretap when they are committed in connection with organized crime: the illegal use, possession, theft, transfer or trafficking of firearms, including machine guns, or of silencers; money laundering; enterprise crime; certain illegal gambling offenses; violations of the Intimidation statute; and crimes involving the manufacturing or dissemination of child pornography.

The bill also specifically defines some of the most serious crimes as designated offenses even when they are not committed “in connection with organized crime,” including murder or manslaughter, rape, human trafficking, drug offenses involving trafficking, manufacture or distribution,  trafficking in weapons, civil rights violations causing bodily injury, intimidation of witnesses, and use or possession of explosives or chemical, radiological or biological weapons. The plot to carry out the Boston Marathon bombing, for instance, would not have been susceptible to a wiretap investigation under existing law, but would be under these revisions.

Additional aspects of the governor’s proposed legislation:

·        Makes explicit that the Superior Court has the authority to issue a search warrant to monitor modern wireless and computer-facilitated electronic communications, and not merely traditional land-line telephones;

·        Allows the Superior Court to authorize monitoring for up to 30 days prior to the submission of a renewal application, consistent with longstanding federal practice; and

·        Allows a Massachusetts court to grant the authority to investigate a conspiracy to commit a designated offense in the Commonwealth, even if the conspirators themselves may be outside the Commonwealth when they are communicating (e.g., two individuals in New York plotting to import heroin into Massachusetts).   

“In crafting this proposal we made sure it would bolster and modernize electronic surveillance law while still protecting individual privacy,” said Secretary of Public Safety and Security Dan Bennett.

The bill retains the requirement that the employment of electronic interception technology for the content of communications is allowed only as a last resort, when a prosecutor can satisfy a neutral judge that no lesser means will allow them to gather evidence of the crime. This requirement, referred to as “exhaustion,” requires that an applicant for a wiretap search warrant run down every other possible lead before filing their application with the court.  Unlike other search warrants, only a Justice of the Superior Court is authorized to issue this type of warrant, and an application can be made only with the personal authorization of the elected District Attorney or the Attorney General of the Commonwealth. 

​Boston ​Educators Host Week of Action in Show of Support for Undocumented Students and Families

​Boston ​

Educators Host Week of Action in Show of Support for Undocumented Students and Families

Educators organize workshops, lesson plans and activities for immigrant students and families

BOSTON — This week, on Monday May 1st through Friday, May 5th, over 40 schools in Boston are participating in a Sanctuary Schools Week of Action dedicated to making our schools safe spaces for immigrants from the ground-up. Educators are sharing workshops, lesson plans and positive relationship-building activities for families and students. These events are organized by the Boston Teacher Union's immigrant rights group, Unafraid Educators.

The Week of Action's goal is to send a message to students, staff, and families that our undocumented students & families are welcome and will be supported in our schools. This is a week for schools to declare and defend our undocumented students’ right to an education and build a safe and inclusive environment at our schools.

"Our undocumented students and families are bombarded daily with messages of hate and fear from our current administration and the media

​. 

This has

​ a​

 tangible effects on our students every day

​

,

" said Maya Taft-Morales, an elementary school teacher in Boston Public Schools.

​ "​

But, ever since the Plyler v. Doe ruling in 1982, states have not had the right to deny students a free public education on account of their immigration status. We, as educators, are both legally obliged and morally compelled to welcome, respect, cherish and protect our undocumented students and families. When we do this, our schools become sanctuaries for our undocumented students

​."

 

Educators encourage all interested to access lesson plans, workshops, flyers and more resources at the BTU-sponsored website, www.unafraideducators.org.