TOWN OF SOUTH WINDSOR
MINUTES
TOWN COUNCIL WORK SESSION
COUNCIL CHAMBERS NOVEMBER 18, 2002
SOUTH WINDSOR TOWN HALL 7:00 P.M.
1. Call Meeting to Order
Mayor Aman called the meeting to order at 7:00 p.m.
2. Roll Call
Members Present: Mayor William Aman
Deputy Mayor Matthew Streeter
Councillor Barbara Barbour
Councillor Paul Burnham
Councillor Thomas Delnicki
Councillor Deborah Fine
Councillor Edward Havens
Councillor Judith Paquin
Councillor John Pelkey
Also Present: Town Manager Matthew B. Galligan
Absent: Town Attorney Barry D. Guliano
3. Public Participation – None
4. Communications – None
5. Town Manager’s Report – None
6. Items for Discussion
Revaluation Update – Charles Danna (Assessor)
The following information was presented by Mr. Danna.
The residential notices are ready to be sent out. The commercial notices will be held until such time as he is fully satisfied that they are ready, since he would like to be able to devote time to each specific area.
6. A. (Continued)
The last revaluation was done in 1994. The Connecticut State Legislature has changed the revaluation statutes—the methods and standards to be used by the assessors. The prior ten-year cycle was changed to a four-year cycle. Prior to the current statutes, there were no formal standards necessary to be maintained. Now there are specific standards—certification must be made to the State of Connecticut that all of the standards have been met as part of the revaluation, and documentation has be provided to that effect.
To become certified, Mr. Danna has to provide a revaluation plan. He said that while there has been a set procedure used in the past, it was never formalized. Now there are procedures which will have to be followed, but those standards have not been fully established and are being created as they go along.
The revaluation has been progressing in an orderly manner with an excellent response from the taxpayers. Over 8,000 exterior residential inspections of properties have been completed. In addition, full inspections have been done on all the commercial properties. They have reviewed about a quarter of all of those accounts and have done thorough interior inspections wherever necessary.
Data collection mailers went out to every property owner in Town, mainly for improvements to the property. This mailer indicated what was currently on the Town’s records, and this was to be in lieu of the interior inspections. The idea was that the Town would save money by not doing all these interior inspections and also guarantee that the taxpayer was involved and satisfied with the information being correct.
In addition to the inspections, data collections, and mailers, reviews of properties were done in the office by examining records. Field reviews were also done.
In prior years, data was gathered to come up with valuations to be used, and they tried to develop a basis or procedure to be used. The Assessor’s office had the revaluation company stop their software updates so that they could develop the programs that were needed in order to meet the standards set by the State. With that background, and the work put into it, when they took the 504 sales this year and used them in pricing
6. A. (Continued)
schedules to see how valuation would be working, the results were quite good.
Income and expense information was sent to the commercial industrial properties, and the response was excellent. A number of property owners were asked, at random, for information not normally requested, such as appraisal, expense and leasing information.
Over the last 12 months, from last October to this October, the market has slowed down in sales, but not in values. Values have increased 12 percent for the last 12 months, as compared to 13 or 14 percent the year before. The number of sales have gone down over the prior year, but the properties are selling at a higher price.
In discussing the standards, Mr. Danna said that he has to be able to explain adjustments. One of the adjustments he looked at involved sales prices, which have changed over those of a year ago; they have increased slightly less than 12 percent. Because of what is necessary to meet standards, he has to show that increase up to this point. They are looking at October 1st and the conditions which led up to that date.
Income and expense statements have to be redone; cost approach schedules have to be shown; market analyses have to be done (which have been done by class and by neighborhood); trends and pricing levels have to be shown; depreciation schedules have to be shown, as well as where they came from; and identification of criteria has to be shown. They have not had difficulty in meeting any of these requirements, and at this point are right on schedule.
They are not doing a “fee simple appraisal,” which is an exact valuation for exact property in an exact place and period of time. They are doing a “mass appraisal,” which says that as of October 1, 2002, they are looking at coming up with a value that is fair and reasonable and equitable. By State standards, they only have to be within 10 percent, plus or minus, of the average price of the property for a particular property. All of the residential properties in Town are being done, and there is no way a “fee simple appraisal” could be done.
6. A. (Continued)
According to State standards regarding the mean and median revaluation figures, we have to fall between 63 and 78 percent in order to meet their standards when comparing assessments to the relationship for current market value. We are at 67.3 for the mean and 67.4 for the median. Mr. Danna felt this was outstanding.
About one quarter of the houses had interior inspections because that was all that were necessary in order to meet the guidelines. The decision was made that $70,000 in costs of the revaluation could be saved by not requiring the revaluation company to do an interior inspection of every property. Wherever there was a question with regard to a property, an attempt was made to view the interior, and wherever a taxpayer requested an interior inspection, one was made.
Condominiums did not change at the same rate as other single-family homes. In 1994, one complex unit sold for $38,000, and this past year it sold for $77,000. The assessments are going to reflect the current market value. The Assessor’s job is to come up with 70 percent of the current market value and what will be stressed is uniformity, equity and proper application of values, given the required guidelines.
The cost of the revaluation was $379,000 and is included in the budget.
Although not currently prepared to discuss commercial industrial properties, Mr. Danna said that in the marketplace today, compared to eight years ago, it has been relatively flat. He felt that the Town would be seeing changes in assessments, 30 percent up, 30 percent down and 30 percent the same; but the overall average would be slightly higher than that which it was, but not going at the same rate as the average for residential.
The notices for commercial industrial should be going out by the end of the month, and estimates will be available once the hearings have taken place.
The law requires a full revaluation this year, meaning revaluing all of the real estate in the Town of South Windsor, whether it be residential, commercial industrial, vacant land, or whether it be tax exempt or not. All 10,000 properties are going to have new values assigned to them. The same general guidelines apply to all properties.
6. A. (Continued)
The old assessments, compared to current market value, “are all over the place,” the reason being because what has changed the most is land values and how they are applied.
Mr. Danna stated that, what traditionally happens as a result of a revaluation, as far as the tax burden share goes, is that about one-third of the properties’ share of the tax burden (their assessment in relation to the rest in Town) remains at about the same level.
When asked if different Towns had various options of choosing different structures, such as staying with a ten-year structure, Mr. Danna said that no one had a choice, and there will be no waiving of any revaluation for the four-year cycle. The next revaluation will occur four years from now.
The Work Session was recessed in order for the Regular Meeting to be called to order, and the Work Session was then reconvened.
Notices are provided so that the residents understand what their new valuations are. As a result, the Assessor’s office comes up with a preliminary assessment (the initial assessment applied to the property as a result of revaluation). They will review any and all necessary changes and make any adjustments which might be required. A telephone number is provided to allow taxpayers who have questions or concerns to call and make an informal appointment to meet with the revaluation company and discuss their assessments. The revaluation company will be able to provide them with the background information and a lot of the detail which is not included on the notice.
Every taxpayer has the right to appeal the assessment put in place by the Assessor. Once the grand list is signed on January 31, then normal judgment changes can not be made to the assessments. He can correct for errors and omissions, but not for judgement changes. That would fall on the Board of Assessment Appeals. By statute, they will meet during the month of March, and possibly into the month of April should it become necessary. If he signs the Grand List on January 31st, then the taxpayers have a 20-day window of opportunity to file a written request for a formal hearing with the Board of Assessment Appeals. That request is
6. A. (Continued)
to be mailed to the Assessor’s office, and hearings will be scheduled. By statute, those appeals occur during March, or in April if an extension is necessary.
If the Assessor does not complete his duties by January 31st, then he requests an extension, normally a 30-day extension, but during a revaluation, it can be extended to 60 days. If that becomes necessary, the Board of Assessment Appeals has an option to extend their hearing dates as well.
If the average taxpayer has a concern regarding his assessment, he has the right to appeal informally to the revaluation company. If not satisfied, he has the right to appeal to the Board of Assessment Appeals in a formal hearing. The Board will make a decision as to whether changes should be made, and the taxpayer will be notified regarding the change. If the taxpayer decides to pursue it further, he has the right to appeal to court. That has to take place, normally, within ninety days of the time that notice of the change is received, but the courts have said that it will be ninety days from the time the Board completes its duties. By statute, letters have to be postmarked between February 1 and February 20, for the formal Board of Appeals. If an extension occurs, then
that period can be extended.
The Work Session was recessed once again in order to present a Proclamation at the Regular Meeting. Following the presentation, the Work Session was reconvened.
B. Naming of Kelly/Waldron/Willard Property
(Requested by Councillor Delnicki)
Councillor Delnicki prefaced his comments by stating that this item was requested on behalf of SWALPAC, the Inland Wetlands Agency/Conservation Commission and the South Windsor Chamber of Commerce. He said that this discussion is not about naming the entire property, it is about naming a portion of the property to recognize the activities of Sherwood Waldron.
6. B. (Continued)
The following correspondence was then referenced by Councillor Delnicki:
Letter from the South Windsor Chamber of Commerce (attached Exhibit A).
Memo from Open Space Task Force (attached Exhibit B).
Memo from Inland Wetlands Agency/Conservation Commission (attached Exhibit C).
Memo from Barry D. Guliano (attached Exhibit D).
Letter from John Samsel (attached Exhibit E).
He noted previous discussions concerning honoring a past Town Clerk, Charles Enes, by naming something in Town and the fact that nothing has been accomplished in that regard. He felt that in naming a portion of property after Sherwood Waldron, it might “act as a propellant” toward the accomplishment of the same for honoring Mr. Enes.
Betty Warren, Chairperson of the Inland Wetlands Agency/Conservation Commission, spoke on behalf of proceeding along these lines. She said the initial suggestion was for a portion of the Kelly/Waldron/Willard property to be named after Sherwood Waldron, and that perhaps the meadow portion could be designated as “Waldron Pasture.” She said that she had spoken with Mrs. Waldron concerning that suggestion, as well as the one of naming the nature observation platform after Mr. Waldron, and Mrs. Waldron felt that he would have been pleased by either. Mrs. Warren said that the observation platform is now in place and looks very nice.
While stating that he felt naming the meadow after Mr. Waldron would be appropriate, Mayor Aman said it would be saving future Councils from having similar problems by setting up general criteria for naming such areas. He added that the entire parcel should be named as well and that “Podunk River Park” had been previously suggested.
The Mayor suggested that a temporary committee of Councillors be designated to review this matter and return to Council quickly with a
6. B. (Continued)
general set of guidelines. Deputy Mayor Streeter suggested that the committee have a list of individuals both living and deceased who have contributed greatly to the community, and not set a precedent of naming parcels of land after individuals who have recently passed away. He volunteered to serve on the committee if one is formed, and he also spoke of the need to name the entire parcel. He said the Council was waiting to hear from the Town Historian and that one of the suggestions had been to use the name Stoughton—one of the original families in Town who owned a part of that parcel and who was a signer of the Fundamental Orders. He felt that the Podunk name has been overused in recent years.
Councillor Pelkey said that sometimes you know something is right without seeing things on paper, and he volunteered to serve on the committee.
Councillor Delnicki wished to make it clear that the discussion was for a portion of the parcel to be named after Sherwood Waldron, not the entire parcel. He felt that this decision could be made without having a committee formed, but he did feel that the committee is necessary for future considerations.
Councillor Barbour, suggested the idea of having a “Volunteer Memorial Park” with areas within the park memorializing various individuals.
Councillor Havens expressed his agreement with regard to the formation of a committee and volunteered to serve as a member.
Mayor Aman noted that volunteers for a committee now included Deputy Mayor Streeter and Councillors Delnicki, Havens and Pelkey. He asked that a resolution be prepared regarding the immediate question, as well as a suggestion for the overall name of the parcel. He said guidelines would also be necessary for naming areas within a park. The committee was asked to prepare a report to be presented to the Council during the month of December, including a resolution to be set forward. It was also noted at this time that a name is still needed for the Barton property.
6. B. (Continued)
Andrew Hildebrand, 40 Ordway Drive, felt that honoring someone was not setting a precedent, and honoring someone is not about creating committees. He stated that honoring someone is wanting to do something for a person for what they have done for the community and then recognizing that person. He made reference to areas of South Windsor which are not named after individuals.
Dick Kelley asked that something more be done in honor of Sherwood Waldron than naming a piece of land in his honor. He offered to participate in the donation of a bench, to be located (possibly) by the pond on the property being discussed. He suggested that a plaque be included with information about him.
Next Mr. Kelley addressed the topic of the sign for Major Michael Donnelly and said he would like to see something more done than just placing it on Sullivan Avenue. He suggested a wall with shrubs, a bench and a plaque. He said he would like to participate in that as well.
Peter DeMallie, 35 Petersen Way, spoke in support of honoring Mr. Waldron.
7. Executive Session – None
8. Adjournment
A motion to adjourn was made by Councillor Delnicki. It was duly seconded and was unanimously approved.
Respectfully submitted,
Merlyn P. Guild
Assistant to the Clerk of the Council
Attachments
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