USA > Massachusetts > Plymouth County > Norwell > Town of Norwell annual report 1960-1969 > Part 38
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122
REPORT ON STATE ASSESSING SYSTEMS
4. Selling price valuation is based upon the presumption that every house could be sold at comparative prices established by very limited sales. This is not true. Obviously, the offering of more houses for sale in any community at the same time will depress all prices.
5. It assumes that selling prices are constant. This is not true. An owner may live many years in an area of declining value and pay high taxes for many years, but will obtain a low price at the time of the sale. This has happened in many areas. Many fine old homes taxed for high value for many years have finally sold at dis- count prices.
6. In effect, it creates a variable tax rate in each community. If a house in one section of the town is taxed higher than a similar property in a different location simply because it is situated in a spe- cific area, then we have a violation of the principle of equal distribu- tion of the tax burden. An owner on "B" Street should not have to pay a high tax for the use of a 20 x 30 living room than an owner on "C" Street with the same accommodations, simply because prices for homes for the time being seem somewhathigher on "B" Street.
7. It penalizes the owner protecting and improving the exterior and interior of his property, thus maintaining high resale value. It favors the careless or indifferent owner allowing his property to de- preciate, resulting in a lower resale value.
Other examples could be given to demonstrate possible inequities, by using the so-called market or selling price valuations as the prin- cipal basis of taxation. In practice, a market assessment too frequently is only a rough approximation based upon a superficial examination of a possible price estimation to be paid by an imaginary selective buyer to a fictitious seller.
The second method considered by the Department is the capitali- zation or income approach.
"This approach is based on the theory that the value of an item of real property is no more than the monetary return expected from that property when placed in its highest and best use. The problem of obtaining income data and selecting a proper capitalization rate, as well as the entrance of such variables as economic instability, manage- ment, 'good will' into the appraisal makes this approach unsuitable for mass appraisal purposes." Again, we agree with the Department in the criticism of this method for these reasons :
Suppose an owner of a business offers very satisfactory service and has good patronage, and therefore enjoys an income, and we establish his tax on this basis. Now, suppose he loses key personnel, patronage falls off-which it can, for many reasons, and he loses
123
REPORT ON STATE ASSESSING SYSTEMS
money or makes less. Do we reduce his tax ? Are we taxing proper- ties or business management ?
We have income taxes to tax the profits of these enterprises. Is an owner's share of the cost of town government proportional to his ability and willingness to serve the public, often by his own personal efforts and ability ? Must he pay a higher tax to the town because he is willing to work harder, longer and more courteously than a less profitable proprietor ? Do we examine the profits that the electric and gas companies take out of Norwell, and establish their tax according- ly ? Such a basis for the sharing of the burden of town government can hardly be considered equitable.
The third method, using replacement cost as the principal basis of value is considered most equitable by the Department of Taxation.
"The reproduction cost less accrued depreciation approach to value is best adapted to a mass appraisal program, since it is largely a factual approach. It does not depend on a large staff of highly trained appraisers and technicians, but rather on guides and standards based on such known data as labor and material costs."
Here we have the application of logic and reason, and the most equitable distribution of the tax burden, as long as we use property values as the basis of taxation. We approve of this method as it com- pares the usability of a home or any structure. It is free from the in- equities of location, variable selling prices, care and maintenance, per- sonal abilities, prejudices and impressions, and is based upon easily obtained comparative facts and uniformity of appraisal.
The principle is comparatively simple. A foundation square foot measurement of the house or building is taken, and from a table pro- vided by the Department, a per square foot cost is applied to compute the basic comparative cost of reproduction. These square foot cost tables are provided for the basic types of houses, as influenced by size, and include date for secondary structures, such as porches and garages. To this basic cost of reproduction are added unit costs for extra facilities, such as additional bathrooms, etc., and the cost of missing, basic essentials such as central heating, etc., are deducted. The total is then subjected to a depreciation factor from a provided table.
Let us take a simple example. Suppose you own a Grade B house, 30 x 22, 1-1/2 stories with basement and two-car attached 24 x 20 garage, and with one bathroom; From provided tables the
Base price for this type house in this size is $19.31 sq. ft. Insulation is an extra .41 sq. ft.
$19.72 per sq. ft.
124
REPORT ON STATE ASSESSING SYSTEMS
You have 660 sq. ft. (30 x 22) at $19.72 = $13,015.20
480 sq. ft. garage 3.32 = 1,593.60
Oil Burner 364.00
Fireplace 189.00
Tiling in Bathroom
270.00
Cost of Reproduction 15,431.80
Less 20% Depreciation 3,086.36
( If ten years old )
Comparative taxable value $12,345.44
With such basic reproduction costs, subject to additions, deductions, depreciation and possibly some secondary consideration of selling prices, we can expect equity.
Record cards are available to record the necessary data on each property and office clerks can carry out the computations. Here we have uniformity, factual comparisons and complete comparative re- cording.
Land is valued in a similar manner. All general types and classes of land are assigned unit costs determined by land values in the area. Then each plot is valued by multiplying the area by the classification unit cost and an addition is made for frontage footage on accepted roads. Record cards are also available for land valuations.
The towns we visited were approximately our size and all but one of these used this system with simplifying modifications. The State cards and tables include considerable specific details to provide for any preferred degree of valuation refinement. All, however, retained the fundamental principle involving the type of structure, size, basic unit costs witn additions and deductions, and all found such consider- ations within the capacity and competence of their Assessors. The sys- tem seems most satisfactory to the taxpayers, even when reduced to its simplest form, as there were few complaints and very few requests for abatements in any of the towns we visited.
The Town of Rehoboth is an example of its effectiveness. Recently the town experienced a revaluation program by a reputable company and their methods and record cards were very similar to those recom- mended by the State Department of Taxation. There were very few requests for abatement and now the town has a complete record of every property, assessed and valued uniformly. New properties can be brought back to the same unit costs as were used during the re-
125
valuation program and the problem of assessing should be quite simple for the near future. They need only to be concerned with the changes made in the older properties and the assessment of the comparatively few new ones. This leaves the Assessors free to reconsider specific problem cases and rapidly changing land values and to perfect the techniques of continuity.
We recommend that our Assessors accept and use the general prin- ciples and procedures of the State Assessing System if this is possible, considering the condition of our own records, and for the following reasons :
1. The assessing section of the Department of Taxation is in the development state. Without question it shall be expanded and its services in the future should prove beneficial.
2. A state system can develop uniformity in assessing, wherein all towns can profit from the experience, accomplishments and mis- takes of other communities. The system becomes a common de- nominator.
3. It can arrange for the appraisal of properties beyond the knowledge of the usual town Assessors, such as an industry, public utilities property or any unusual situation.
4. It eliminates the prejudices and weakness of any individual Assessor as the rules for appraisal are established and need only to be applied and not created.
5. It provides continuity uninfluenced by changes in elected of- ficials as it is an established system of operation.
6. This division of the Department of Taxation can become the central agency for the distribution of accumulated experience in- formation and from such information can advise, examine, improve, test and recommend any needed changes in our procedure.
7. The actual cost of participating in the State System is low, and the acceptance and use of the System's valuation methods should preclude any need of costly, overall revaluation programs by local Assessors or professional organizations.
CHESTER A. RIMMER, Chairman WILLIAM B. SOUTHWORTH THOMAS BARSTOW PAUL LYONS JOHN O'L EDMONDS ROBERT B. SANDERSON
Norwell Town Government Study Committee
126
LICENSES
DOG LICENSES ISSUED IN 1962
290 Males at $2.00
$580.00
64 Females at $5.00
320.00
236
Spayed Females at $2.00
472.00
15 Kennels at $10.00
150.00
2 Kennels at $25.00
50.00
1 Kennel at $50.00
50.00
608
Total Collected
$1,622.00
Less Fees
152.00
Amount Paid to Treasurer
$1470.00
FISH AND GAME LICENSES ISSUED IN 1962
71 Resident Citizen Fishing
at $4.25
$301.75
75 Resident Citizen Hunting
at
4.25
318.75
29 Resident Citizen Sporting
at
7.25
210.25
9 Resident Citizen Minor Fishing
at
2.25
20.25
i 1 Resident Citizen Female Fishing
at 3.25
35.75
2 Resident Citizen Trapping
at
7.75 15.50
2
Duplicates
at
.50
1.00
3 Archery Deer Stamps
at 1.10
3.30
9 Resident Citizen Sporting
FREE
211 Total Collected
$906.55
Less Fees
49.55
Paid to Department of Fisheries and Game
$857.00
GASOLINE STORAGE RENEWAL PERMITS ISSUED BY TOWN CLERK - 1962
Jenney Manufacturing Company, Main Street, Norwell
Herbert E. Joseph, So. Side Main St., Norwell
Elmer G. and John A. MacDonald, Washington Street, Norwell
Hilltop Service Station, Main Street, Norwell
Richard A. and Wilder A. Gaudette, Washington Street, corner Grove St., Norwell
Nellie L. Sparrell, North Side Main Street, Norwell
Raymond J. and Margaret M. Miller, Washington Street, Norwell
Fredrickson Bros., Washington Street, Norwell
Shell Oil Co., Washington Street, Norwell
Adeline A. Still, Northeast Side Washington Street, Norwell James J. Malatesta and John L. DeMarchi, Washington St., Norwell Francis E. MacFarlane, South Side Main Street, Norwell
127
HIGHWAY SURVEYOR
1962 REPORT OF THE HIGHWAY SURVEYOR
To the Citizens of Norwell :
I submit my Annual Report for the year of 1962 concerning the activities of the Highway Department.
We started our maintenance work by cleaning the catch basins, gutters and waterways, and cleaning sand off corners and road- ways. This work is done under Chapter 81, and a breakdown follows this report. I would like to say that we have had a great deal of sand to clean up because of the hard winter we had. This all takes time because we do not have a machine to do the work. Therefore we can only plan on picking up the sand where we are going to do surface treating, and of course the corners. If the towns- people wish to have a more complete removal of sand, more money will have to be included in the Budget. It has not been included in this year's Budget.
The Chapter 81 work is completed and was done under the direction of the Department of Public Works at the Middleboro office, as is all highway construction in Norwell, including the South- east Expressway. It was through their cooperation that Norwell was able to reopen River Street after traffic had been detoured around Stetson Road since Spring.
It appears that by late Summer of 1963 the Southeast Express- way will be opened and this will leave us with two dead-end roads, Stetson and Pine. We will then have a Stetson Road and Pine Street running off River Street too. I mentioned in my 1961 report that it was my hope that either the service roads or the dead-end roads be renamed to avoid confusion, in case of an emergency. To date I know of no action on this matter. These roads, upon completion of the Expressway, will be turned over to the Town and included in our road system.
The Chapter 90 project on Main Street, that was scheduled to start at the Hanover town line at Jacobs Lake, never did mater- ialize. It has been held up in the layout stage. The State was also delayed because of this trouble. This should be cleared up and on the drawing board as soon as we get the approval.
As you can see the year of 1963 will be a busy one for the Highway Department. The Chapter 90 funds for 1962 and 1963 will complete the reconstruction of Main Street from the Hanover line to South Street, barring any unforeseen delays. We will again
128
HIGHWAY SURVEYOR
have the expert help of the Department of Public Works at Middle- boro, along with the Plymouth County Commissioners who drew up the plans. The plans show all lots, lines of Public Ways, and is a plan that the Town couldn't have had done for less than $5,000.
The special Articles that were approved at the last Annual Town Meeting were carried along as far as possible, with the money ap- propriated.
The sidewalk in Norwell Center was hot-topped.
The mix-and-place jobs of 2 1/2" were completed. River Street was completed from the W.B. Ford residence to the Wyllie resi- dence - a distance of 2,205 feet. The surface on Prouty Avenue, 900 feet, and Duncan Drive, 1,500 feet, were completed in July. This year I am asking for funds to finish Wendall Avenue, Douglas Avenue and Leigh Road. This would complete the resurfacing of Jacob's Lake Shores roads, taking a total of three years. I am also asking for funds to complete River Street from the W.B. Ford resi- dence to Norwell Center. The damage caused by the installation of water mains would be taken care of by this work, and we would also widen the road surface in front of the First Parish Church.
We took delivery on a new loader and backhoe last May and are very pleased with the machine. It has done more work for the Drainage Committee and the Water Department than it has for the Highway Department, but with a long Winter ahead I'm sure it will prove its value to the Highway Department. It will load sand, clear heavy snow and do just about any other job that might come our way. This machine has helped us put in approximately thirty- five water services for the Water Department. Wealso removed about 430' of pipe from the Pleasant Street Bridge section of the Southeast Expressway. The Highway Department and the Water Superinten- dent did this by working nights and Sundays while the Expressway contractors weren't there. We stockpiled the pipe for future use. I would like to mention here that having a Water Superintendent is a step in the right direction towards further departmental coopera- tion.
The Highway Department is still storing its equipment in a wood- en building, 32' x 36', on Cross Street. We are paying $600 a year for the use of this building. As much as space will allow, we keep all our tools and equipment there. It is very difficult to have equip- ment and materials stored in about six different places around the town, but because of the space problem it has to be done. The High- way Department does not even have a place of its own to store books, plans and other equipment. If and when we ever get a Town Garage I would suggest that it be located somewhere near the geographical
129
HIGHWAY SURVEYOR
center of Norwell so that we may serve all sections of Norwell at the least possible cost.
I wish to express my sincere thanks for the cooperation of all the Town Officials, the various committees and Departments, and to the citizens of Norwell with whom and for whom I've had the pleasure of working this past year.
Respectfully submitted,
E. ARNOLD JOSEPH Highway Surveyor
130
CHAPTER 81 FINAL REPORT FOR THE YEAR 1962 Town of Norwell, Chapter 81 Preliminary Estimate, Allot. $20,400, State $14,025, Town $6,375
Road
Classi- fication
Miles Surface Dirt
Scrape or
Drain age
Grav- el
As- phalt
Feet New
Sign
Misc.
Previous Expend
Total
1 Summer
SBM
1.52
100
25
50
2
Grove
SBM
3.41
150
50
50
250
660
125.
3
High
SBM
1.24
25
25
25
50
670.
4
Prospect
SBM
2.32
100
25
25
100
420
175.
6
Bowker
SBM
1130.
0.86
150
75
75
100
680
10
Circuit
SBM
1.85
100
75
100
360
1.74
150
100
150
150
720
13
Cross
410.
16
Forest
1.13
0.52
150
50
50
50
50
100
0.66
25
25
50
1.92
100
25
50
100
360
SBM
20
Main
SBM
200.
4.91
75
25
50
50
21
Mount Blue
SBM
175.
22 Norwell Avenue
SBM
0.80
50
25
50
50
24 Parker
M
0.80
25
25
50
26
Pleasant
SB
2.07
100
100
150
200
430
1.54
100
25
75
200
390
100
27
Pine
0.58
25
25
75
125.
28
Pond
90
50
29
River
SBM
3080.
90
3.32
150
400
100
250 2130
30
School
SB
0.60
100
50
100
420
31
South
SBM
0.79
100
50
100
300
25
100
32
Stetson
250.
33
Tiffany
1025.
36
Winter
535.
38
Mount Hope
M
0.59
75
50
50
100
210
60
Old Oaken Bucket SBM
250.
1.55
75
50
50
75
Secondary Streets
0.03
7.31
410
200
250
400
1950
TOTAL
1.16 49.76
150 2735 1350
1725
50 3275 10740
375
20400.
75
50
75
210
450.
17
Green
100.
18
Jacob's Lane
635.
90
870.
2.62
100
50
100
570
50
HIGHWAY SURVEYOR
100
0.94
25
50
25
50
.
1.57
150
50
75
150
600
50
90
3210.
No. Road
Tar
Bit. 100
330
90
50
1210.
90
25
1.20
100
50
8
Central
50
90
635.
1270.
1.12
Lincoln
100.
980.
790.
670.
550.
175.
SB
1.41
50
Patch Surface Treatment
G R.
Bit. Drag
G &S
Brush
605.
131
REPORT OF PLANNING BOARD
REPORT OF THE PLANNING BOARD
Board of Selectmen Norwell, Massachusetts
Gentlemen :
The Planning Board has had an active year. In March, Theo- dore R. Love was elected to fill the vacant five year term and Ri- chard A. Housley to fill the remainder of the term of Gilman Wales who resigned. George E. Joseph, Chairman, resigned from the Board on October 1, 1962. Ralph H. Coleman was elected Chairman and at a joint meeting with the Selectmen, Janice A. Litchfield was ap- pointed to fill the remainder of Mr. Joseph's term which expires in 1963.
Subdivisions and the Subdivision Control Law
During the year the Planning Board has examined and endors- ed approximately forty-five individual lot plans which were not subject to the subdivision control law. We have examined, revised, and in cooperation with other Boards and Committees, passed upon three preliminary plans of subdivisions. We have arranged and held public hearings, examined final definitive plans, and, working with other Boards and Committees having jurisdiction, have acted upon three subdivisions which have passed from the preliminary to the definitive stage during the year. Of these, two have been given final approval and one will have a public hearing in January.
There is now in the Town one subdivision containing fifty-three lots which is still in the preliminary stage; seven subdivisions con- taining 282 lots for which the final definitive plans have been ap- proved and which are in various stages of construction; and one subdivision containing 22 lots, submitted for final approval in January.
This detail work, coupled with preparation, execution and re- lease of covenants, construction agreements, and performance sure- ties for active subdivisions has occupied about three-quarters of the time available during the regular weekly meetings.
School Sites
The annual pre-school census and the accelerating growth of the Town show the need for additional classrooms at the rate of four or more per year, which must be met by additions to existing schools or by the construction of new schools. The only elementary school expansion presently feasible is the addition of six rooms at the Cole
132
REPORT OF PLANNING BOARD
School which would be outgrown before it could be completed. A new school site is mandatory and has been given the highest priority.
Several potential sites have been scrutinized to the best of our ability. Working with the School Committee and the Permanent Building and Maintenance Committee we have settled upon a site which we will present to the annual Town Meeting.
The General Plan calls for additional school sites which should be acquired in anticipation of need. We will continue to study and compare the predicted and actual growth of the town and will en- deavor to present additional proposed school sites in the near future.
Town Garage Site
The Planning Board is of the opinion that whatever direction the development of the present Town Center may take, the presence there of the Town Garage will add nothing to it. It is a necessary adjunct to Town Government which would probably be objectionable wherever located unless sufficient space is provided for proper screen- ing. One solution for this recurring problem will be presented to the annual Town Meeting.
Zoning By-Laws
Review of the Zoning By-Laws and their relation to the best interests of the Town must be made regularly. We are preparing for inclusion in the Warrant for the Annual Town Meeting articles which, based on experience to date, appear to be needed to clarify the Zoning By-Laws.
General
Other well-recognized needs of the town are plans for the acquisi- tion of land for other town departments; enlargement or development of the present Town Hall and its parking area; and sites for recrea- tional purposes.
The present growth of the town is by individual construction on present streets and by scattered subdivisions with no planned rela- tionship, one to the other. This type of growth, replete with dead-end and non-connecting streets may be inevitable but should not be accepted without some study and attempted guidance.
Layouts for new connecting streets should be studied, layouts of County Roads should be made and objectionable curves in pre- sent roads should be eliminated on paper, though not necessarily on the ground, before the possibility for such planning is blocked or made inordinately expensive by new construction.
133
REPORT OF PLANNING BOARD
These and other problems demand the continuing attention of the Planning Board.
Respectfully submitted,
RALPH H. COLEMAN, Chairman CHARLES W. BAYLEY, JR. RICHARD A. HOUSLEY JANICE A. LITCHFIELD THEODORE R. LOVE, Clerk
134
CIVIL DEFENSE
Annual Report of the Civil Defense Agency
During the past year we were again alerted to a war scare which proved once more how inadequately we are prepared in Norwell for a serious war or natural disaster situation. With the exception of the Civil Defense Headquarters area in the basement of the Ele- mentary School, which through the courtesy of the School Depart- ment is now being enlarged, we have no adequate public shelter areas.
Given any advance warning, the plans call for the immediate evacuation of the schools. Time not permitting the use of busses, the pupils are to head for home over the shortest route possible. This inevitably leads to the fact that individual homes should be prepared for emergency care of the family for a period of at least two weeks. Efforts have been made over the past few years to supply home owners with information as to adequate provisions being made tor "home care." The food reserves in the Town are very limited as Norwell has no large stores. Our Civil Defense Medical Unit is being brought up to date but the supply of doctors and nurses in town during any emergency would be very limited. Efforts are be- ing made to improve our "in-town" communications set-up which would have to operate from C.D. headquarters as the Communica- tions Center in the Town Hall might well have to be abandoned because of inadequate shelter. Also, the Police and Fire network is County-wide and is very overcrowded during emergency situations.
The Auxiliary Police continue active in training programs and have assisted the Police and Fire Departments on many occasions during the past year.
The ambulance is proving a valuable asset to the Town and has made seventy-five runs during the year as well as having been called on a stand-by basis on numerous other occasions. The finan- cial returns, to date, have proved slightly higher than the costs. "We are most grateful to Mr. Frank MacFarlane for permitting us to keep the ambulance in his garage on Main Street for the past year. "
The Communications Center has again had a very active year and the operators have handled all emergency calls most expedi- tiously and capably. There can be no doubt of the tremendous value of this operation to the residents of Norwell as well as to many non-residents who have had accidents or illnesses in our Town. We are all greatly indebted to the operators who are doing such an excellent job, night and day, in maintaining this most vital service.
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