MONSON BOARD OF SELECTMEN
MONDAY, DECEMBER 1, 2003
A Special Meeting for the purpose of holding a Public Hearing to discuss the tax classification rate was convened at 6:00 p.m. in the Conference Room at 110 Main Street. In attendance were James R. Manning and Kathleen C. Norbut. Richard E. Guertin arrived at 6:15 p.m. Also present were the Town Administrator and the Media. Town Counsel did not attend this meeting.
David Royce, the Town Assessor, approached the Board of Selectmen. Mr. Royce said the first of three items requiring a vote is the shift of the tax rate. This allows the taxes to shift the burden from the residential to the commercial, industrial, personal property, or shift from commercial, industrial, personal property to residential. Mr. Royce said if everything is approved by the Department of Revenue, which he believes will be, Monson’s new tax rate will be $15.99 per thousand. This is a drop in our tax rate from last year’s rate of $17.99. An adjustment is made, as required based on sales, if there is more than a 10% adjustment between our assessed values and the market values on parcels. People will not see big savings on their tax bills, as it is just a higher value against a lower tax rate.
People will be able to see their assessments beginning tomorrow, December 2, 2003, in the Assessors Office. A book of values will also be available in the library. This is not available on line as yet. The average increase is about 20%. Dollar wise, the average increase is approximately $50.00 to $60.00.
If a shift were done to the commercial property, a 1% shift would make the residential tax rate go down to $15.97, but the commercial industrial goes up to $16.41. Ninety-two percent of all Monson’s value is residential. This rate could be shifted all the way up to 1.75%, which would give a residential rate of $14.66, but a commercial rate of approximately $28.00. The average value of a house in Monson right now is $162,000.00.
Ms. Norbut made a motion to not shift the tax burden among residential to commercial, industrial, personal property or shift from commercial, industrial, personal property to residential. Mr. Guertin seconded and it was so VOTED.
Mr. Royce said the second vote needed is, does the town want to adopt a residential exemption. This is a mathematical formula devised by the state that gives up to a 20% residential exemption to owner occupied houses. This means the owner must live in the house in order to get the exemption. It does not apply to residential rental property where the owner doesn’t live on the premises or land.
Mr. Guertin made a motion to not utilize the residential exemption of up to 20%, only among owner occupied residential parcels with the burden going to other residential class parcels only. Ms. Norbut seconded and it was so VOTED.
Mr. Royce said the third and last vote needed is the newest exemption, which is called the small commercial exemption. Under this exemption, an exemption of up to 10% may be granted to commercial property owners if they meet certain criteria. They have to not only own the business, but also must actually work there. They have to have ten employees or less and the evaluation has to be less than one million dollars. Currently, Monson only has twenty-two parcels that would be eligible for this exemption. If they were given the maximum amount of the exemption, they would only save an average of $369.00 per parcel. If this exemption is approved, this increases the tax rate of $15.99 to $16.41 to all of the other commercial, industrial parcels that do not qualify.
Mr. Guertin made a motion to not allow the small commercial exemption of up to 10% to qualify eligible parcels with the burden going to the remainder of non-qualified parcels within the commercial class of property. Ms. Norbut seconded and it was so VOTED.
Mr. Royce said there is a new item which allows the state to tell the town what its levy limit is. According
to Proposition 2 ½, the town can raise up to $8,369,000.00. When the re-cap sheet is done to make the tax rate come out to a round number, the Selectmen must be informed of the excess levy capacity. Monson has $4,676.56 that is available and not being used. This stays here and becomes available next year. If the tax rate were set at $16.00 times the value, this would place Monson over the levy limit, so Monson is as close as we can get without going over. What is done is last years levy is added to 2 ½%, then new growth is added with the tax value of new homes and a dollar amount is arrived at. The Board of Selectmen signed a letter stating they have been informed of the levy amount.
In other business to come before the Board of Selectmen, Ms. Neggers said she received a memo from Chip Lapointe, the Building Inspector, dated today, seeking the temporary appointment of the Electrical Inspector and Alternate Electrical Inspector until the town is able to post a permanent position. Mr. Lapointe is requesting Gerald Weston be temporarily appointed as the Electrical Inspector and provide coverage to inspect Mr. Weston’s work, Mr. Lapointe is requesting William Sutcliffe, the Alternate Inspector from Wales, be appointed as the temporary Alternate Electrical Inspector.
Ms. Norbut made a motion to appoint, on a temporary basis, Gerald Weston, our current Alternate Electrical Inspector to the position of Town Electrical Inspector and to appoint William Sutcliffe as the temporary Alternate Electrical Inspector, effective immediately to January 31, 2004. Mr. Guertin seconded and it was so VOTED.
Ms. Neggers said she also had a request from the PVPC to transfer $18,000.00 from Program Income to the Housing Rehab Program. This is to complete an on going project that will not be completed without this transfer. Ms. Norbut said she would feel more comfortable knowing more of the details of this and it was agreed to discuss this further in Executive session.
At 6:35 p.m., Ms. Norbut made a motion to adjourn from Open session to go into Executive session for the purpose of discussing the CDBG. Mr. Guertin seconded and it was so VOTED.
Open session reconvened at 6:45 p.m., at which time Mr. Guertin made a motion to adjourn from open session. Ms. Norbut seconded and it was so VOTED.
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Kathleen C. Norbut, Clerk
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