USA > Massachusetts > Norfolk County > Braintree > Town annual report of Braintree, Massachusetts for the year 1954 > Part 5
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Increasing lot sizes should not be taken as a cure-all but this committee feels it is a vitally necessary step in the right direction at this time. A substantial sized lot is a good thing for the home owner as well as for the town. Survey of developments on existing lot sizes clearly shows the need of larger lot sizes particularly in view of the trend for spread-out ranch type homes with attached breezeways and garages.
It is true that the cost of developing a larger size lot will be more but in order to proceed with a development a developer will necessarily have to build good solid houses of quality construction and materials, which will be a credit to the Town and give the prospective home- owner real value. The increase in lot size will of course decrease the number of homes that will be constructed, but those that are constructed will be good homes with substantial tax valuations and will definitely result in minimizing the potential increases in the expenses re- quired for protective, educational and utility services and maintenance, thereby acting as a check on any over- bearing tax rate increase. An increase in lot size, if voted, will be applicable to undeveloped and unrecorded lands not yet subdivided.
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The Committee recommends the present 7500 square feet area requirements for dwellings in Zones B, C and Business be increased to 12,500 square feet and that the requirement in Zone A be increased to 20,000 square feet and that the area for dwellings in Industrial zones be established at 15,000 square feet.
A study of the Industrial development in the Town has been made by another committee so that we have limited our study to possible industrial expansion.
Any industrial expansion requires additional area zoned for Industry. At present the land so zoned is lim- ited and not altogether desired by potential industrial developers from whom inquiries have been received. We know that there are enterprises such as electronic re- search and light manufacturing looking for suitable loca- tions. We sorely need the tax revenue that would come from new industry and everything possible should be done to attract industry with desired locations, therefore, this committee recommends that approximately 500 acres of land as outlined on the attached zoning map may be zoned for Industry.
Respectfully submitted,
JOSEPH M. MAGALDI, Chairman WALLACE B. STRATHDEE ELMER G. DERBY GEORGE W. LUNN HERBERT J. REDMAN JOHN W. MAHAR
Voted : That the report of the Committee appoint- ed to survey the Zoning By-Law be accepted as one of progress and that the Committee be continued so that it may further study the Zoning By-Law with particular emphasis on the requirements of prospective industrial developers and said committee shall work in conjunction with the Industrial Development Commission to cata- logue existing industrial areas and do all possible toward the development of said areas. This Committee shall re- port to the next Annual Town Meeting with recommenda- tions, if any, to be inserted in the Warrant of the 1955 Town Meeting .- Unanimous vote.
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COMMITTEE REPORT ON TOWN MANAGER FORM OF ADMINISTRATION
To the Citizens of Braintree :
In accordance with a vote of the Annual Town Meet- ing of 1951, this Committee was appointed to study "a Town Manager Form of Government, keeping in mind that if at all possible our present commissions be incor- porated therein."
Studies Made
We have studied various reports of other town com- mittees, acts of legislation establishing town managers for other towns, and have held meetings to which the public were invited. We were fortunate in securing Mr. Donald Blatt, Town Manager of Stoughton, and William Deegan, City Manager of Quincy, to answer any questions as to operations. We have invited department heads, commissioners of various departments, school committee, selectmen, and others to meet with us. We now submit our report, condensed as much as possible for your con- sideration.
Statistics
There is a definite trend toward manager plans in cities and towns throughout the nation. The following towns in Massachusetts have adopted the manager plan:
Norwood
1915
Middleboro
1921
Mansfield
1921
Stoughton
1922
Saugus
1948
Arlington 1953
Danvers
1950
Holden 1952
Ipswich
1951
Amherst 1953
Wilmington
1951
Provincetown
1954
Stoneham
1951
Shrewsbury
1954
Scituate-Legislation passed but not voted on by town.
Randolph-Bill now in legislature.
This makes 21 cities and towns in Massachusetts with managers. (Statistics from Mass. Federation of Tax- payers Associations, Inc.)
The following towns had unfavorable committee re- ports or adverse action on committee reports :
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Brookline
Winthrop
Hingham
Yarmouth
Lexington
Weymouth
Marblehead
Watertown-no report
No. Andover
W. Springfield-no report
Templeton
Benefits Which May Be Expected From Manager
1. Improvement and economy in municipal services by better utilization of equipment and personnel.
2. Improvement and economy in services at Town Hall by greater utilization of personnel between depart- ments and from maintenance of records.
3. Economies through centralized purchasing of all sup- plies, material and equipment, except educational supplies and books for schools and libraries.
4. Economies through consolidation of maintenance and repairs of school buildings with other town proper- ties.
5. The manager can have the responsibility of plans and supervision for all construction, reconstruction, alterations, improvement and other undertakings (subject to approval of school committee) with re- spect to plans for construction or improvement of school buildings.
6. Salary equalization benefiting those who are. under- paid without further increasing salary of overpaid positions.
7. Studies by committees appointed by moderator in accordance with motions from the floor would be re- duced to a minimum.
8. Certain offices now elective could become appoin- tive by manager, if deemed to be advantageous to. the town. These include all offices of the town ex- cept moderator, selectmen and school committee, and is known as the "Strong Manager" form of Govern- ment.
9. It would relieve the selectmen of much of the detail
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of their office, allowing them to operate in a super- visory capacity.
10. Long range planning for development of the town, which now is lacking due to short term of office of elected officials.
Disadvantages Which May Be Expected
1. The salary of the manager is the prime objection. The starting salary would probably be within $8,000.00 to $10,000.00.
2. The commissioners of the water, light and sewer de- partments would become advisory to the manager, who would have jurisdiction over those departments.
General
This report is to be considered in no way as a criti- cism of any person or department. We have tried to present advantages and disadvantages of town manager, endeavoring to keep our report short enough to encour- age reading it in full, rather than so detailed as to dis- courage interest.
It must be remembered that a Town Manager is an executive; he does not establish policies nor appropriate funds. These powers remain with the Selectmen, Finance Committee, or the Town Meeting. The form and powers of the Town Meeting would not change.
Recommendation
We realize that any form of government should be changed only after serious consideration of the advan- tages of the proposed over the present. We have, to the best of our ability, considered all the facts known to us, and recommend that the Town of Braintree proceed to take the necessary steps to adopt "Town Manager" form of Government.
We wish to express our appreciation to the citizens and employees of the town for their comments and advice, and to those outside our town who have contributed their time and knowledge.
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The degree of success and integrity in any form of government depends upon the interest and activity of the citizens of the town in its affairs.
Respectfully submitted,
LEE CISNEROS JOSEPH F. CONNOLLY ROY W. LAWSON FRED A. TENNEY ARTHUR W. MOFFATT, Chairman.
Voted: That the report be accepted as a report of progress and the committee continued.
Moved: That the Town Manager Committee be in- structed to draft a petition to the Legislature to enact enabling legislation authorizing the establishment of a Town Manager form of government in Braintree, said draft petition to be presented at a Special Town Meeting which the Selectmen are hereby requested to call for the purpose not later than October 15, 1954.
Voted : £ Indefinite postponement.
REPORT OF BRAINTREE HIGHLANDS FIRE STATION BUILDING COMMITTEE
Pursuant to the action of the 1953 Town Meeting, this Committee was appointed by the Moderator on April 15, 1953, for the purpose of remodeling the Fire Station and Library located at 1890 Washington Street, Brain- tree Highlands.
Earle B. Terry of this town was retained as Architect.
The bids received on first advertising were rejected as there were no bids within the sum allotted. Second advertising was more successful. W. Russell Brundage, the lowest competent bidder, was awarded the contract and work started within seven days.
The building was completed, accepted and occupied October 15, 1953.
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The committee feels that the successful completion of this project within the amount appropriated was due in a great part to interest and wholehearted cooperation of the Architect, Earle B. Terry and Chief of the Fire Department, Harry T. Sears.
The Braintree Highlands Fire Station and Library alterations and additions being now completed, the Committee respectfully requests its discharge.
EDWIN L. EMERSON, Chairman HARRY T. SEARS JOSEPH F. CONNOLLY MITCHELL W. GAWLOWICZ WILLIAM H. LOW, Secretary
Voted : That the report be accepted and the com- mittee discharged with thanks.
COMMITTEE REPORT TO FORM UNION HEALTH DEPARTMENT
The Committee "to investigate possible advantages to the Town in joining with one or more nearby Towns to form a Union Health Department as provided by Chapter 662 of the Acts of 1949" appointed by the Moderator in 1951 and continued by votes of the Annual Town Meet- ings of 1952 and 1953, present this final report.
Chapter 662 of the Acts of 1949 was repealed July 1, 1953 by Chaptaer 600 of the Acts of 1953, an Act which permits municipalities to form Regional Health Districts, sets up the machinery for the formation of such Health Districts and specifies the duties of such Districts. Formation of regional districts is permissive, not com- pulsory.
While the Committee feels that at some future time it might be advantageous to the Town of Braintree to participate in a Regional Health District, the Committee makes no recommendation in that respect as it knows of
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no nearby town interested in joining with the Town of Braintree in the formation of such a District.
The Committee requests that it be discharged
RICHARD W. FARNSWORTH
HUGH B. SNOW B. JOSEPH RIZZO CHARLES M. COPELAND NAHUM R. PILLSBURY
Voted: That the report be accepted and the com- mittee discharged with thanks.
COMMITTEE REPORT ON PLAYGROUND SITES
In the town meeting of two years ago the Moderator appointed a committee to investigate the need for addi- tional playground sites and to recommend new play- ground areas.
In this year's Warrant the committee is recommend- ing in Articles 23 and 24 two areas as proposed play- ground sites. We would like to point out at this time that to obtain perfect areas which meet with the approval of everybody and incorporate all desirable features is practically impossible. The Town has built up to the point that we are faced with the situation of trying to obtain the best that is available, and as each year goes by the problem becomes increasingly difficult as choice areas become fewer and fewer. It is the committee's opinion that the Town should not postpone action on obtaining playground sites as proper playground facili- ties are important in the development and health of our children. The committee regrets that due to the pressure of business requirements it is not in a position to devote the necessary time for continued study on this important matter and respectfully requests that the committee be discharged and the Moderator appoint a new committee.
CALVIN E. YOUNG E. M. WELLS EDWARD J. ROSE EARL R. HOLLIS ROGER J. LEONARD
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Voted: That the report be accepted and the com- mittee discharged with thanks.
REPORT OF COMMITTEE APPOINTED TO STUDY ASSESSING DEPARTMENT
The Annual and Special Town Meetings in session for the year 1953 adopted the following two resolutions :
Article 2: Mr. Janssen moved: The adoption of the following resolution :
"That the committee appointed by the Modera- tor in 1951 for the study of the Assessors Office be dismissed with thanks for the study submitted at the 1952 Town Meeting and a new Committee of five be appointed to continue the study and report at the next Annual or Special Town Meeting."- So Voted.
Article 2: Mr. Noyes moved: "That a Com- mittee of five be appointed by the Moderator to study thoroughly the existing situation in the As- sessing Department with specific reference to the work load and compensation of the officials and clerks and to report their recommendations to the next Town Meeting, either Special or Annual, in- serting if necessary, an article in the Warrant for that meeting."-So Voted.
In accordance with the above resolutions the com- mittee appointed by the Moderator proceeded under the direction of said resolutions.
Several conferences were held with the Board of Assessors and a spot check of records as maintained in the office was accomplished.
The following matters were more particularly ex- amined and the Committee's report thereon follows:
1. Assessors (Elected)
2. Office Personnel
3. Office Equipment
4. Office records of property values
5. Valuation adjustments and resulting tax abate- ments
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6. Procedure followed in the valuation of new con- struction
7. Valuation of remodelled or altered properties.
1. The Board of Assessors comprises three mem- bers, elected by the voters of the Town, one each year, who serve with an annual salary of $1200.00.
The Board meets monthly and on such other occa- sions as the demands of the office require.
The meetings held in the early months of each year are primarily devoted to problems incident to the valua- tion of assessable properties for the ensuing year.
Subsequent to the receipt of tax bills, claims for abatement are received which require and consume many evenings for consideration by the Board.
In this latter category there exists certain Statutory Exemptions from Poll, Personal Property and Real Prop- erty taxes, which the Assessors are required to consider.
(a) Real Estate Statutory Exemption Clause 22, filed by a Disabled Veteran
(b) Real Estate Statutory Exemption Clause 17, filed by a Widow-Aged or Minor person
(c) Clause 18 statutory exemption for Poll, Person- al Property, or Real Property, filed by Aged, Infirm or Indigent
(d) Claims for abatement of Personal Property Tax
(e) Claims for abatement of Real Estate Tax
(f) Claims for abatement of Motor Vehicle Excise Tax by Manufacturer-Dealer-Repairman- Farmer
(g) Claims for abatement of Motor Vehicle Excise Tax
In the year 1952 there were received by the Board of Assessors 507 claims for abatement of taxes within the above stated categories of which 455 were allowed and 52 denied. In each instance where a claim is filed the Board is required to examine into the facts involved which, on a part time basis, is obviously time consuming.
2. Office Personnel. As constituted comprises three full time employees.
(a) Senior Clerk-Annual Salary $2834.00
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(b) Two Junior Clerks-Annual Salary (each) $2493.40
In addition to the full time employees listed the Board employs, part-time, an individual connected with the Engineering Department of the Town at an average cost of $750.00 a year.
On these facts compensation paid to employees of the department total $8571.80 a year.
3. Office Equipment. The equipment as used in this department is of average condition and used for the pur- pose of which it was intended, however, it is the opinion of this Committee that there could be a considerable time and expense saving if more modern equipment were ac- quired. This latter factor is elaborated on more fully in the recommendations of the committee.
4. Office Records. In the year 1949 the Town caused a complete survey of taxable real estate (non-manufac- turing) by the Clemenshaw Company.
This company compiled records of each parcel of non-manufacturing property and installed in the office a card record of each parcel on which is contained per- tinent facts on which the recommended assessed value was determined for the year 1950.
Examination of these records indicate that they have not been maintained, on the contrary the Office has an- other complete set of cards, on which values are recorded, in many instances in pencil.
Comparison of the Clemenshaw record and that used by the Assessors reflects many changes, usually down- ward, in values as set by the survey.
Considering the fact that the Clemenshaw Company proceeded on a scientific basis to equitably value all non- manufacturing property so that each property owner would share his proper portion of Town operating costs and inasmuch as all aggrieved individuals were afforded an opportunity to appear before the Clemenshaw Com- pany representatives before a final determination of the value of their property, it would appear consistent that the values as determined by this survey should be ad- hered to and the records installed in the office on which
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the results of said survey are incorporated should be brought up to date and used for valuation purposes.
5. Valuation Adjustments. During the years 1950 and 1951 the Board of Assessors increased the valuation of many non-manufacturing properties over that recom- mended by the Clemenshaw Company with the result that the property owners filed for abatements which in most cases were allowed.
During the same period the Board of Assessors in- creased substantially the valuations of business manu- facturing properties over that recommended by an ap- praiser employed by the Town at a substantial fee, re- sulting in abatement claims and a subsequent allowance of reductions.
For example: The tax rate for any given year is de- termined as follows:
First the Assessors presumably determine the as- sessable value of all taxable property within the Town.
Secondly the Assessors determine their estimate of the value of properties on which they will be obliged to allow abatements of assessed taxes. The causes of abate- ments are those which allow property owners abate- ments by Statutory requirements over which the Board has no control and also abatements resulting from over- valuation of effected property. To provide for this contingency the Board annually includes in its estimate of funds essential to meet the Town's obligations, an item termed "Overlay".
For years 1951 and 1952 the estimated amount re- quired and included in each respective year's levy has been insufficient to provide for the purpose intended due to the fact that abatements allowed have exceeded the Overlay fund. For example at December 31, 1952 the deficiency in this fund totalled $86,063.31 made up of a 1951 deficiency of $29,159.10 and a 1952 deficiency of $56,904.21.
A spot check of the factors entering into this con- dition leads to the opinion that many increased property valuations were placed without any sound reason there- for.
For example, eight representative pieces of business (manufacturing) properties were assessed for a total of
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$3,176,330.00 in 1950; $4,569,130.06 in 1951 and in 1952. Abatements were allowed in 1951 and 1952 on these properties totalling $2,45,680.00 resulting in some in- stances at the reduced values being less than those ex- isting before the increases of 1951.
To further amplify this condition which occurred in the 1951 and 1952 determination of a tax rate which had a material effect on the 1953 rate and succeeding years the following fact appears.
In setting up the 1951 estimate of available funds and estimated requirements for the operation of Town affairs the Assessors provided for anticipated abatements in amounts of $42,000.00 in 1951 and $49,000.00 in 1952. Abatements were allowed in these two years totalling approximately $177,000.00 resulting in a deficit at De- cember 31, 1952 of $86,063.31. Included in this group is an Industrial property which in 1950 was assessed for $638,100.00, in 1951 for $1,765,340.00 and in 1952 for $1,765,340.00. Abatements were allowed in 1951 total- ling $965.340.00, in 1952 totalling $915,340.00 and for the year 1953 an agreement entered into whereby this property would be assessed $1,250,000.00 or about $665,- 000.00 less than the 1952 value as appearing on the orig- inal assessment. It should be noted that the total reduc- tions on this property was $2,545,680.00, which at the 1951 and 1952 rates resulted in a reduced revenue from that originally estimated of approximately $119,600.00 or about $3.00 on the 1953 tax rate. To obviate the total effect on the 1953 rate there was appropriated from the Town free funds $200,000.00 without which the 1953 rate would have been about $60.00 instead of the 1953 rate of $53.00
This committee has not determined the purpose in- tended to be accomplished by this latter fact, however it does appear at least an inconsistent condition to which the 1953 rate increase may be attributed in part.
In connection with residential properties there were over 100 abatements allowed after the values were de- termined by the Clemenshaw Company. The revenue loss to the Town on these residential properties approximate $15,000.00 each year thereafter.
The revenue reduction for the years 1951 and 1952 in connection with abatements allowed on manufacturing
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properties approximates $70,000.00 hence it can readily be ascertained that approximately $85,000.00 was of ne- cessity included in the 1953 tax levy or about $2.00 per thousand.
Considering all factors in connection with this con- dition it would appear that the Town, having engaged experienced organizations for the purpose of determining scientific and equitable values for all taxable property within the Town that the values so determined should stand as they have in the great majority of cases.
As regards office records, it was noted that the As- sessors take formal votes on many issues which are re- corded in a Minute Book. All votes appear to be unani- mous, but the names of the members present are not shown and as a fact no minutes have been signed by the Clerk since February 1953.
It is an obvious conclusion that all three members are not present at every meeting, hence it is suggested that proper formal records of meetings be maintained.
6. Procedure followed in the valuation of new con- struction. Upon the issuance of a permit for the con- struction of new residential property or for the exterior alteration of an existing structure, a notice of such permit is forwarded to the Assessing Department from the Building Inspector.
The Assessing Department forwards such notice to an employee of the Engineering Department who ex- amines the property, and makes a report thereof, on which is included the location, measurements of the structure, type of construction on a prescribed scale, and an estimate of value.
This condition actually results in pertinent factors upon which a value should be determined in the control of one not within the ordinary jurisdiction of the Asses . sors.
The members of the Board being business men are presumed to occupy a part-time office, hence it cannot be expected of them to view each and every piece of property in the Town for purposes of placing a value thereon, therefore while the procedure followed may be considered inconsistent it probably is the best available method under existing circumstances.
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7. Valuation of Remodelled or Altered Non- Manu- facturing Properties. In instances where a one-family structure is changed into a two-family unit, with addi- tional bath and kitchen facilities being installed, but no exterior changes, it appears that the Board of Assessors receive no notice of such changes, consequently no change is made in valuation of a two-family unit previously as- sessed as a one-family unit.
In such cases it is understood that inspections are made by interested Town Departments.
It is suggested that the various Town departments having the duty of Inspection make a report to the As- sessors of additions to facilities and changes essential to accomplish the stated alterations with an estimated cost thereof.
Recommendations
Other comparable Municipalities visited have one full time male employee, whose duties are the administra- tion of office detail, the maintenance of a permanent card record of each parcel of assessable property, the viewing of new construction and compilation of all pert- inent data relative thereto from which the Assessors are enabled to place a value. Concerning the matter of abate- ment claims, this individual assembles all data essential to the consideration thereof and interviews many of the applicants, thereby relieving the Assessors of that obliga- tion.
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