or go directly to Flickr
https://www.flickr.com/photos/steve_sherlock/sets/72157625155278049/
Sunday, February 24, 2019
Parmenter Story Walk in 2010
An explore along the nature trail and now a story walk behind the Parmenter Elementary School, in Franklin, MA. These are a sample of the views along the walk in the fall of 2010.
or go directly to Flickr
https://www.flickr.com/photos/steve_sherlock/sets/72157625155278049/
or go directly to Flickr
https://www.flickr.com/photos/steve_sherlock/sets/72157625155278049/
On this date: Feb 24, 2012 - Wadsworth Diaries
We can take a double dip back in the archives on this day, as in 2012, I had shared the entry from the diary of George Wadsworth from Feb 24, 1858.
In the 1850s, on a busy working farm in the southern part of Franklin, a man named George Wadsworth started writing in a journal about everyday events. When he filled that journal, he bought another, and filled that up too. Two dozen journals, and 27 years later, he had written about almost everything that can happen in a small New England town. His words were lost to history until 1986, when town resident Gail Lembo came across some of the journals at a yard sale.
From the Franklin Historical Museum website
http://www.franklinhistoricalmuseum.com/p/wadsworth-diaries_30.html
Wadsworth Diary - Feb 24, 1858
"Very pleasant & cold in morn, 10 below zero Grew quite warm before noon. Went after F.M. Newell in morn. Father carried Mother to Uncle Richardsons & went after her at night. I helped Jos pack ice. Wm Miller, Wm Adams, Brockway & J. Pond helped. I (we) paid our taxes, first I ever paid. Cars late, got here about 10 3/4."
In the 1850s, on a busy working farm in the southern part of Franklin, a man named George Wadsworth started writing in a journal about everyday events. When he filled that journal, he bought another, and filled that up too. Two dozen journals, and 27 years later, he had written about almost everything that can happen in a small New England town. His words were lost to history until 1986, when town resident Gail Lembo came across some of the journals at a yard sale.
From the Franklin Historical Museum website
An updated link to the diaries: http://www.wadsworthdiaries.com/
The stone remains of Wadsworth Station can be found at the intersection of the SNETT Trail and Spring St here in Franklin. The station back in its time was shown in this photo from the Historical Museum archives.
 |
| Wadsworth Station - at the intersection of the SNETT Trail and Spring St here in Franklin |
The link to the post in 2012
Saturday, February 23, 2019
Watch "The disarming case to act right now on climate change | Greta Thunberg" on YouTube
"Now we're almost at the end of my talk, and this is where people usually start talking about hope, solar panels, wind power, circular economy, and so on, but I'm not going to do that. We've had 30 years of pep-talking and selling positive ideas. And I'm sorry, but it doesn't work. Because if it would have, the emissions would have gone down by now. They haven't. And yes, we do need hope, of course we do. But the one thing we need more than hope is action. Once we start to act, hope is everywhere.
So instead of looking for hope, look for action. Then, and only then, hope will come."
Franklin Annual Report - 2018: Conservation Commission
The Franklin Conservation Commission is responsible for promoting and protecting the natural resources of Franklin and protecting the town’s watershed resources. A large part of the Commission’s attention is directed to administering Massachusetts and Franklin wetland protection laws and regulations. Those laws and regulations require Commission permits to work in or within 100 feet of a wetland, in the 100 year flood hazard zone or within 200 feet of a perennial stream.
The Commission comprises seven volunteer residents appointed for three year terms by the Town Administrator. The current members of the Commission have diverse professional experience related to environmental science, biology, engineering, and project management. Because of their different backgrounds, each commissioner is able to offer a different perspective during the review of applications for a wetland permit that ultimately benefits Franklin.
Franklin has continuously been well represented at the annual conference of the Massachusetts Association of Conservation Commissions in March, with Commissioners attending classes and workshops and talking with other Commissioners from across the state as well as lawyers, ecologists and engineers active in conservation.
The Commission continues to work on the DelCarte Area (aka the Franklin Reservoirs) off of Pleasant Street. There are a series of seven structures (six dams that had been originally used for cranberry farming and a stone wall that beavers had dammed) along Miller brook thru the 100+ acre DelCarte Area. The Commission retained the services of ESS, Inc. to undertake an ecological study to ascertain the flora and fauna viability in the pond and develop a long term management plan.
This study, completed in the winter of 2015-6 has for the first time given the town a comprehensive understanding of exactly “what is there” and has developed a management plan to help keep the area viable as a true recreational jewel. The first phase of the Plan’s recommendations, the treatment of invasive plant species was undertaken in the spring/summer of 2017 and phase two will be undertaken in the spring/summer of 2018.
The Commission has requested additional Capital Improvement funds to help implement the next phases of this study in 2018-2019 as well as funds to implement the ADA recommendations under the master plan developed for DelCarte by Mass Audubon. This later plan was presented to the Commission in the fall of 2017.
The Commission will undertake improvements to the DelCarte Recreation Area in the late summer/early fall of 2018 to bring access to the trails and the water bodies up to ADA standards and the improved the overall aesthetics of the area. The Commission applied for a 2018 Recreation Trails grant to also offset the cost of ADA improvements in the DelCarte Recreation Area.
The Commission collects application fees for all permits that come before them. These fees paid for, among other things, the studies on the DelCarte recreation area and thus allowed the Commission to truly understand the issues facing the town in maintaining this area for quality recreation.
Notice of pond treatment at DelCarte
The Commission has also initiated a comprehensive study of the beaver population and associated issues within the pond area to come up with best practices to prevent irreparable damage to the pond ecosystem and surrounding private properties. The results have been received and are being evaluated by the Commission.
Since the last annual report, the Conservation Commission has received 61 permit applications to work within areas under their permitting jurisdiction.
The Commission also issued 30 certificates of completion for various projects and granted extensions to allow projects to finish.
In late April, the Commission conducted the third annual clean-up days at the DelCarte Recreation area. The event was also attended by a number of citizen volunteers who lent valuable assistance and manpower in helping to maintain this valuable town resource.
The Commission completed studies on Chapter 61, 61A & 61B parcels within the town as well as a study on all Commission-managed town-owned land. These studies can be used by the town’s decision makers to better understand the implications of purchasing or not purchasing property that becomes available and how to best manage properties or parcels already owned by the town. Recommendations on some of the parcels currently managed by the Commission have been made to the Town Council.
The Commission also completed a study of all land under its management jurisdiction. This will allow the Commission to better evaluate how to manage these parcels and to determine if any additional parcels should be under Commission jurisdiction or if some should in fact not be and to make appropriate recommendations to the Town Council.
The Commission has developed a series of standard operating procedures and educational snippets, which are posted on the Commission’s website, to help the citizenry understand some of the rationale behind the Commission’s operations and procedures.
The Commission would like to draw the attention of the Town’s residents to the many protected natural areas in the Town and the opportunities for passive recreation they enable:
Other trail areas, not under the jurisdiction of the Commission include:
Other significant streams in Franklin include Shepards Brook, Miller Brook, Uncas Brook and Bubbling Brook. Lake Populatic is part of the Charles River, the other navigable ponds in Franklin are Spring (Green’s) Pond, Beaver Pond, and Uncas Pond, the last two of which are listed as Great Ponds by Mass DEP.
The Commission would also like the town residents to be aware of the potential tax savings of M.G. L. Chapter 61 (forest land), 61A (agricultural land) and 61B (recreational land). Such programs are designed to benefit the land owner via reducing the tax burden as well as to preserving and maintaining the quality and quantity of environmentally sensitive and natural areas within the commonwealth.
Conservation Commission Members:
William Batchelor , Chair
Tara Henrichon, Vice Chair
Jeff Livingstone Staci Dooney
Paul Harrington Jeff Milne
Angela Gelineau
Respectfully submitted,
William Batchelor, Chair
You can read the full Annual Report for 2018 online
https://www.franklinma.gov/sites/franklinma/files/uploads/franklin_2018_town_report.pdf
The archive of prior year annual reports
https://www.franklinma.gov/town-clerk/pages/annual-reports
The Commission comprises seven volunteer residents appointed for three year terms by the Town Administrator. The current members of the Commission have diverse professional experience related to environmental science, biology, engineering, and project management. Because of their different backgrounds, each commissioner is able to offer a different perspective during the review of applications for a wetland permit that ultimately benefits Franklin.
Franklin has continuously been well represented at the annual conference of the Massachusetts Association of Conservation Commissions in March, with Commissioners attending classes and workshops and talking with other Commissioners from across the state as well as lawyers, ecologists and engineers active in conservation.
The Commission continues to work on the DelCarte Area (aka the Franklin Reservoirs) off of Pleasant Street. There are a series of seven structures (six dams that had been originally used for cranberry farming and a stone wall that beavers had dammed) along Miller brook thru the 100+ acre DelCarte Area. The Commission retained the services of ESS, Inc. to undertake an ecological study to ascertain the flora and fauna viability in the pond and develop a long term management plan.
This study, completed in the winter of 2015-6 has for the first time given the town a comprehensive understanding of exactly “what is there” and has developed a management plan to help keep the area viable as a true recreational jewel. The first phase of the Plan’s recommendations, the treatment of invasive plant species was undertaken in the spring/summer of 2017 and phase two will be undertaken in the spring/summer of 2018.
The Commission has requested additional Capital Improvement funds to help implement the next phases of this study in 2018-2019 as well as funds to implement the ADA recommendations under the master plan developed for DelCarte by Mass Audubon. This later plan was presented to the Commission in the fall of 2017.
The Commission will undertake improvements to the DelCarte Recreation Area in the late summer/early fall of 2018 to bring access to the trails and the water bodies up to ADA standards and the improved the overall aesthetics of the area. The Commission applied for a 2018 Recreation Trails grant to also offset the cost of ADA improvements in the DelCarte Recreation Area.
The Commission collects application fees for all permits that come before them. These fees paid for, among other things, the studies on the DelCarte recreation area and thus allowed the Commission to truly understand the issues facing the town in maintaining this area for quality recreation.
Notice of pond treatment at DelCarte
The Commission has also initiated a comprehensive study of the beaver population and associated issues within the pond area to come up with best practices to prevent irreparable damage to the pond ecosystem and surrounding private properties. The results have been received and are being evaluated by the Commission.
Since the last annual report, the Conservation Commission has received 61 permit applications to work within areas under their permitting jurisdiction.
The Commission also issued 30 certificates of completion for various projects and granted extensions to allow projects to finish.
In late April, the Commission conducted the third annual clean-up days at the DelCarte Recreation area. The event was also attended by a number of citizen volunteers who lent valuable assistance and manpower in helping to maintain this valuable town resource.
The Commission completed studies on Chapter 61, 61A & 61B parcels within the town as well as a study on all Commission-managed town-owned land. These studies can be used by the town’s decision makers to better understand the implications of purchasing or not purchasing property that becomes available and how to best manage properties or parcels already owned by the town. Recommendations on some of the parcels currently managed by the Commission have been made to the Town Council.
The Commission also completed a study of all land under its management jurisdiction. This will allow the Commission to better evaluate how to manage these parcels and to determine if any additional parcels should be under Commission jurisdiction or if some should in fact not be and to make appropriate recommendations to the Town Council.
The Commission has developed a series of standard operating procedures and educational snippets, which are posted on the Commission’s website, to help the citizenry understand some of the rationale behind the Commission’s operations and procedures.
The Commission would like to draw the attention of the Town’s residents to the many protected natural areas in the Town and the opportunities for passive recreation they enable:
- The DelCarte Area, with parking off of Pleasant Street, has improved walking trails through woodlands along a series of ponds. Two canoe launches and an above-water boardwalk that completely connect the trail system have been installed;
- The town forest has access off of Summer Street and trails thru woodlands and across Uncas Brook.
Other trail areas, not under the jurisdiction of the Commission include:
- Indian Rock has good access off of both King Phillip Road and Lost Horse Trail with walking trails through woodlands near two large vernal pools and to the top of historic Indian Rock; The trails in this area were improved in the spring as part of an eagle scout project;
- The Metacomet Land Trust owns several pieces of protected land, notably the walking trails off of Bridle Path and The Lady Bug Trail near JFK school;
- The Franklin State Forest is accessible off of Grove Street and Forge Hill Road and boasts an extensive network of walking and ORV trails;
- The SNETT trail goes all the way to Douglas. There is a Town parking lot off of Grove Street. The Trail section from Prospect Street into Bellingham has been reconstructed by the Dept. of Conservation and Recreation;
- The expansive marsh near Interstate 495 exit #17 is the US Army Corps of Engineers Natural Valley Flood Storage Project, preserved to protect against downstream flooding in the Charles River basin. That marsh is along Mine Brook, the largest stream in town, draining about half of Franklin, starting at the extreme south end of Franklin, passing underneath Washington Street, Beaver Street, 495, Grove Street, West Central Street, 495 again, Beech Street, and Pond Street before finally meeting the Charles River on the Medway border
Other significant streams in Franklin include Shepards Brook, Miller Brook, Uncas Brook and Bubbling Brook. Lake Populatic is part of the Charles River, the other navigable ponds in Franklin are Spring (Green’s) Pond, Beaver Pond, and Uncas Pond, the last two of which are listed as Great Ponds by Mass DEP.
The Commission would also like the town residents to be aware of the potential tax savings of M.G. L. Chapter 61 (forest land), 61A (agricultural land) and 61B (recreational land). Such programs are designed to benefit the land owner via reducing the tax burden as well as to preserving and maintaining the quality and quantity of environmentally sensitive and natural areas within the commonwealth.
Conservation Commission Members:
William Batchelor , Chair
Tara Henrichon, Vice Chair
Jeff Livingstone Staci Dooney
Paul Harrington Jeff Milne
Angela Gelineau
Respectfully submitted,
William Batchelor, Chair
You can read the full Annual Report for 2018 online
https://www.franklinma.gov/sites/franklinma/files/uploads/franklin_2018_town_report.pdf
The archive of prior year annual reports
https://www.franklinma.gov/town-clerk/pages/annual-reports
 |
| invasive plant species visible at DelCarte |
Earth Day 2010
Activities coordinated by Dave Dobrzynski as part of the Charles River Watershed Cleanup 4/24/2010
Or go directly to Flickr
https://www.flickr.com/photos/steve_sherlock/sets/72157623798546859/
Or go directly to Flickr
https://www.flickr.com/photos/steve_sherlock/sets/72157623798546859/
On this date: Feb 23, 2011 - Long Range Financial Planning Committee meeting
I did live reporting from the Long Range Planning Committee meeting on Feb 23, 2011:
Live reporting - Long Range Financial Planning Committee
Present: Doug Hardesty, Deb Bartlett, Craig DiMarzio, Graydon Smith, Sue Rohrbach, Steve Whalen,
Absent: Jeff Nutting, Orrin Bean, John Hogan, Ken Harvey, Tina Powderly
Approval of minutes - postponed to next meeting
Action items - none
Discussion:
Metrics and benchmarking - Steve Whalen (Vice Chair, Town Council)
background, research analyst for an investment banking firm
drawn in by a comment made by J Nutting at a meeting sometime ago; "a town's budget is a reflection of their values"
started collecting data, started with a map and filled in data for the communities around us
The DOR site is a tremendous source of info, so much data is available
came up with 30 communities
walking through the info on his comparison worksheet
color coded communities by single versus split tax rate
we have a low tax rate compared to other communities with either a split or single tax rate
we are 21st in comparison on the average tax bill (of the 30)
we are 26th on relative tax burden which is a comparison of tax rate to community wealth
we rank 28th in percent of local property tax contributing to the total community revenue
we rank 1st in the percent of state aid contributing to the total community revenue
Absent: Jeff Nutting, Orrin Bean, John Hogan, Ken Harvey, Tina Powderly
Approval of minutes - postponed to next meeting
Action items - none
Discussion:
Metrics and benchmarking - Steve Whalen (Vice Chair, Town Council)
background, research analyst for an investment banking firm
drawn in by a comment made by J Nutting at a meeting sometime ago; "a town's budget is a reflection of their values"
started collecting data, started with a map and filled in data for the communities around us
The DOR site is a tremendous source of info, so much data is available
came up with 30 communities
walking through the info on his comparison worksheet
color coded communities by single versus split tax rate
we have a low tax rate compared to other communities with either a split or single tax rate
we are 21st in comparison on the average tax bill (of the 30)
we are 26th on relative tax burden which is a comparison of tax rate to community wealth
we rank 28th in percent of local property tax contributing to the total community revenue
we rank 1st in the percent of state aid contributing to the total community revenue
Continue reading about the meeting and the introduction of the community comparison
The five year forecast the Committee put together and completed (in 2012) has been updated and re-issued each year as part of the budget cycle.
The initial 2012 report:
The FY 2018-2022 version can be found here
 |
| On this date: Feb 23, 2011 - Long Range Financial Planning Committee meeting |
Friday, February 22, 2019
Franklin Annual Report - 2018: Board of Assessors
Interim Revaluation
The interim revaluation of all real and personal property in the Town of Franklin was completed Fall 2017 in preparation for Actual Fiscal Year 2018 3rd quarter tax bills. Following is a brief review of that achievement.
Data Collection
Sixteen years have now passed since we installed the real estate valuation and assessment administration software developed by Patriot Properties, Inc. Because our start-up data was from a different form of valuation system and most of our data had not been refreshed in nearly ten years, it was necessary to complete a town-wide data recollection program prior to finalizing the FY 2005 valuations. Patriot Properties was hired for this task. Over the past 13 years, our appraisal staff has performed the on-going property exterior measuring and interior inspecting for all real estate classes. Such reviews are done for the Department of Revenue (DOR) required cyclical program, as well as for building permitted changes, pre-appraisal and abatement verifications.
Field Review
In addition to individual property on-site review, field reviews are required periodically to check for obvious data accuracy and consistency. This driveby review provides another level of assurance that when valuation schedules are applied, the results will be “Fair and Equitable”.
Commercial/Industrial/Apartment Valuations
Annually there are analyses of sales data as well as income & expense market data. The Board contracted Patriot to work with our Director to establish an income approach to value for each property. All requirements of the Massachusetts Department of Revenue were met through final approval of the FY 2018 valuations.
Sales Analysis
The majority of the sales analysis was completed by September 2017, and the interpretation of sales continued through the next two stages of valuation. The town-wide program resulted in a valuation system that was applied uniformly throughout the town, while reflecting all the adjustments warranted individually and by neighborhood, to result in “Full and Fair Cash Values” as per Massachusetts General Law.
Value Generation
A system of valuation was established based on valid property sales and where applicable the income approach to value. These schedules concluded from the market were then uniformly applied to all taxable and exempt real property.
Final Value Review
Final reviews were completed in preparation for the DOR review. These include studies of various computer-generated reports to check for value consistency, final field checks required, and for DOR documentation and its analyses.
DOR Review & Final Approval
Any on-site and statistical reviews by the DOR took place from April to September 2017. The appraisal staff provided files, generated property records, answered questions and addressed any concerns. At the conclusion of the DOR review, we were granted approval authorizing public disclosure.
Public Disclosure
The DOR approved valuations were available for disclosure to the property owners. While the administrative staff provided property record cards and general data reviews, the appraisers conducted informal hearings on valuations.
Personal Property
Business assets and those of utilities are reviewed for valuation as taxable Personal Property. For seventeen fiscal years we have engaged the specialized services of Real Estate Research Consultants (RRC) in the discovery and valuation of these accounts. These services have served us well, resulting in DOR approval and consistently defendable valuations. Also, considerable new growth has been certified annually. Additionally, the RRC Personal Property Software installed in our office has benefited us. The personal property valuation formulas are very straightforward, and the administrative capabilities have met our needs.
Classification Hearing & Tax Commitment
Following some discussion and a few presentations relative to single versus split tax rates, the Council approved a single tax rate at $14.65 per $1,000 of taxable value as calculated by the Board for all property classes. The tax commitment and mailing were timely for an actual 3rd quarter tax bill.
Abatement Reviews
Upon mailing of the tax bills and on or before the due date of the first actual bill, property owners have an opportunity to file an Abatement Application on the basis of overvaluation or misclassification. 61 abatements applications were filed of 11,524 taxable accounts, or just under 6/10ths of 1%. Generally those with merit were resolved through our conducting a complete on-site exterior measuring and interior inspection. Usually a valuation discrepancy is the result of a data error or as a result of an inspection appointment not being arranged and thus the property data having been “estimated”.
Technology Improvements
In addition to our state-of-the-art software for the valuation and administration of both real and personal property, Cartographic Associates, now CAI Technologies of Littleton, NH has continued to maintain the digital/GIS-mapping program it first completed for us for FY 2005. Following aerial photography and planimetric (physical features) mapping, CAI constructed cadastral tax maps (depicting parcels) through the use of over 5,000 plans and over 15,000 deeds. These new maps are continuously in our process of reconciliation with our property records for consistency in both parcel inventory and land area. With the support of Town Administrator Jeff Nutting and the Town Council, we have capacity in our Patriot software to link and utilize the maps with our assessment data file. In addition, for the past thirteen years we have provided our tax maps on the web for the benefit of both the Town staff and the general public.
Appraisal & Administrative Staffing
The use of automation has minimized the former heavy burden of traditional data processing. Due to this and numerous other office improvements, the Town approved our Staff Restructuring Plan. We have adjusted our administrative support staff to Board Secretary Anne Covell who is responsible for continuing to improve our service to the public at the counter and by phone. She focuses her efforts on providing and reviewing public records, Motor Vehicle Excise Tax Commitments and Abatements, Exemption Applications, the general and specific support to the Appraisal Staff and any other assignments as required. She continues to train in various administrative duties and computer applications. We thank Anne for her diligence in 38 years of service to the Board. The Appraisers have made special efforts in the development and implementation of usable written instructions for the assessing office procedures and for MUNIS financial software applications. These instructions were developed consistent with all Mass. General Law and DOR requirements.
Appraisers
We thank Kevin W. Doyle, Director of Assessing for his diligence especially as Director beginning following his first two years here. He has overseen the completion of all our work these past seventeen fiscal years, six full revaluations and eleven interim years of market adjustments. We also acknowledge the support work of Appraiser David Ruberti since July 2005 and of Appraiser Peter Mooney since August 2004. Our Director received his Massachusetts Accredited Assessor (MAA) in 1990 and the MAAO Wilson Award in June 2013. Within the past eleven years both Appraisers completed their designation required education and experience, being granted their MAA designations and maintaining the periodic recertification required.
Town Revenue Enhancements
In addition to meeting all state requirements as well as daily office oversight, the Director and Appraisers have achieved many additional improvements to benefit the Town taxpayers. One such is the efficiencies built into the Motor Vehicle Excise Tax Commitment and Abatement processes in conjunction with the new MUNIS tax software installation. These excise taxes represent about 5 million dollars in locally raised annual revenue, or about 6.3% of locally raised tax revenue. We assure the citizens that like real and personal property, taxes on these are assessed and abated appropriately and uniformly for the maximum benefit of all. Registry of Motor Vehicles’ automation aided the Director and Appraisers to further enhance revenue in assessing dealer and repair plate registrations. As well, with the automation improvements of the Environmental Police, this professional staff successfully developed a new annual revenue stream in the identification and assessment of excise taxes on boats principally situated in the Town of Franklin.
On-site Periodic Property Reviews
Because we have initiated the cyclical property remeasurement and re-inspection program acceptable to the Massachusetts DOR, we continue to make various public information efforts to assure property owners have advance information about this on-going program. Briefly, please note that the purpose of these property visits is to verify that the correct data is being used in the determination of valuations to achieve “full and fair cash value” in accordance with Mass. General Law Chapter 59. The Board appreciates the general public’s cooperation in its efforts to serve all property owners of all property types to assure fair and uniform values.
Your Elected Board of Assessors
Before entering the performance of his/her duties, each Assessor upon election has taken the oath of office specific to assessors. Massachusetts General Law has provided that because the DOR Commissioner of Revenue has regulatory oversight of assessing in every city and town, the Commissioner likewise determines the training requirements for the assessors and any assistants. At this time, the Commissioner has determined Course 101, including the Classification Training Workshop, meets the minimum requirements. All three assessors have completed these and have been certified as such by the Commissioner of Revenue. The Board looks forward to continuing education opportunities offered by the MA DOR and the professional associations, the Massachusetts Association of Assessing Officers (MAAO) and the International Association of Assessing Officers (IAAO). The assessors have attended seminars and workshops to broaden and reinforce their understanding of property tax law.
In particular, the Board has focused on current and possible future tax relief and deferral options for Franklin’s elder citizens. To that goal following meetings of the Town Senior Outreach Committee, last fall the Board, its Staff and the Office of the Council on Aging continued a broad-based effort to reach seniors. This resulted in successfully providing tax relief (exemption) information to additional seniors who owned and occupied their homes. Also, with the valued assistance of Veterans’ Agent Dale Kurtz, special efforts were made to identify veterans and their surviving spouses entitled to state exemptions, much of it reimbursable to the Town. We look forward to continuing to work with him in supporting our veterans.
All these efforts are consistent with the Board of Assessors commitment to meet its challenges as key Town Financial Team members to the benefit of all the citizens of the Town of Franklin. The Assessing Department is now officially a part of the Franklin Finance Division headed by newly hired Finance Director Christopher Sandini who also serves as Comptroller, replacing Susan Gagner who we wish well in her retirement. Also retiring was Treasurer-Collector Jim Dacey with whom we worked cooperatively over these past 2 decades and we wish him well in his retirement. We welcome Kerri Bertone as the new Treasurer-Collector and look forward to cooperative and productive work with Kerri into Franklin’s future.
As we write, the Board of Assessors and its Staff are preparing to finalize the Real and Personal Property Appraisal files for the Fiscal Year 2019 Interim Year Update subject to DOR review and Final Approval.
Respectfully submitted,
W. Ken Norman, Chairman of the Board
Christopher K. Feeley, Assessor, Clerk
Donna Greenwood, Assessor, Member
Franklin Board of Assessors
You can read the full Annual Report for 2018 online
https://www.franklinma.gov/sites/franklinma/files/uploads/franklin_2018_town_report.pdf
The archive of prior year annual reports
https://www.franklinma.gov/town-clerk/pages/annual-reports
The interim revaluation of all real and personal property in the Town of Franklin was completed Fall 2017 in preparation for Actual Fiscal Year 2018 3rd quarter tax bills. Following is a brief review of that achievement.
Data Collection
Sixteen years have now passed since we installed the real estate valuation and assessment administration software developed by Patriot Properties, Inc. Because our start-up data was from a different form of valuation system and most of our data had not been refreshed in nearly ten years, it was necessary to complete a town-wide data recollection program prior to finalizing the FY 2005 valuations. Patriot Properties was hired for this task. Over the past 13 years, our appraisal staff has performed the on-going property exterior measuring and interior inspecting for all real estate classes. Such reviews are done for the Department of Revenue (DOR) required cyclical program, as well as for building permitted changes, pre-appraisal and abatement verifications.
Field Review
In addition to individual property on-site review, field reviews are required periodically to check for obvious data accuracy and consistency. This driveby review provides another level of assurance that when valuation schedules are applied, the results will be “Fair and Equitable”.
Commercial/Industrial/Apartment Valuations
Annually there are analyses of sales data as well as income & expense market data. The Board contracted Patriot to work with our Director to establish an income approach to value for each property. All requirements of the Massachusetts Department of Revenue were met through final approval of the FY 2018 valuations.
Sales Analysis
The majority of the sales analysis was completed by September 2017, and the interpretation of sales continued through the next two stages of valuation. The town-wide program resulted in a valuation system that was applied uniformly throughout the town, while reflecting all the adjustments warranted individually and by neighborhood, to result in “Full and Fair Cash Values” as per Massachusetts General Law.
Value Generation
A system of valuation was established based on valid property sales and where applicable the income approach to value. These schedules concluded from the market were then uniformly applied to all taxable and exempt real property.
Final Value Review
Final reviews were completed in preparation for the DOR review. These include studies of various computer-generated reports to check for value consistency, final field checks required, and for DOR documentation and its analyses.
DOR Review & Final Approval
Any on-site and statistical reviews by the DOR took place from April to September 2017. The appraisal staff provided files, generated property records, answered questions and addressed any concerns. At the conclusion of the DOR review, we were granted approval authorizing public disclosure.
Public Disclosure
The DOR approved valuations were available for disclosure to the property owners. While the administrative staff provided property record cards and general data reviews, the appraisers conducted informal hearings on valuations.
Personal Property
Business assets and those of utilities are reviewed for valuation as taxable Personal Property. For seventeen fiscal years we have engaged the specialized services of Real Estate Research Consultants (RRC) in the discovery and valuation of these accounts. These services have served us well, resulting in DOR approval and consistently defendable valuations. Also, considerable new growth has been certified annually. Additionally, the RRC Personal Property Software installed in our office has benefited us. The personal property valuation formulas are very straightforward, and the administrative capabilities have met our needs.
Classification Hearing & Tax Commitment
Following some discussion and a few presentations relative to single versus split tax rates, the Council approved a single tax rate at $14.65 per $1,000 of taxable value as calculated by the Board for all property classes. The tax commitment and mailing were timely for an actual 3rd quarter tax bill.
Abatement Reviews
Upon mailing of the tax bills and on or before the due date of the first actual bill, property owners have an opportunity to file an Abatement Application on the basis of overvaluation or misclassification. 61 abatements applications were filed of 11,524 taxable accounts, or just under 6/10ths of 1%. Generally those with merit were resolved through our conducting a complete on-site exterior measuring and interior inspection. Usually a valuation discrepancy is the result of a data error or as a result of an inspection appointment not being arranged and thus the property data having been “estimated”.
Technology Improvements
In addition to our state-of-the-art software for the valuation and administration of both real and personal property, Cartographic Associates, now CAI Technologies of Littleton, NH has continued to maintain the digital/GIS-mapping program it first completed for us for FY 2005. Following aerial photography and planimetric (physical features) mapping, CAI constructed cadastral tax maps (depicting parcels) through the use of over 5,000 plans and over 15,000 deeds. These new maps are continuously in our process of reconciliation with our property records for consistency in both parcel inventory and land area. With the support of Town Administrator Jeff Nutting and the Town Council, we have capacity in our Patriot software to link and utilize the maps with our assessment data file. In addition, for the past thirteen years we have provided our tax maps on the web for the benefit of both the Town staff and the general public.
Appraisal & Administrative Staffing
The use of automation has minimized the former heavy burden of traditional data processing. Due to this and numerous other office improvements, the Town approved our Staff Restructuring Plan. We have adjusted our administrative support staff to Board Secretary Anne Covell who is responsible for continuing to improve our service to the public at the counter and by phone. She focuses her efforts on providing and reviewing public records, Motor Vehicle Excise Tax Commitments and Abatements, Exemption Applications, the general and specific support to the Appraisal Staff and any other assignments as required. She continues to train in various administrative duties and computer applications. We thank Anne for her diligence in 38 years of service to the Board. The Appraisers have made special efforts in the development and implementation of usable written instructions for the assessing office procedures and for MUNIS financial software applications. These instructions were developed consistent with all Mass. General Law and DOR requirements.
Appraisers
We thank Kevin W. Doyle, Director of Assessing for his diligence especially as Director beginning following his first two years here. He has overseen the completion of all our work these past seventeen fiscal years, six full revaluations and eleven interim years of market adjustments. We also acknowledge the support work of Appraiser David Ruberti since July 2005 and of Appraiser Peter Mooney since August 2004. Our Director received his Massachusetts Accredited Assessor (MAA) in 1990 and the MAAO Wilson Award in June 2013. Within the past eleven years both Appraisers completed their designation required education and experience, being granted their MAA designations and maintaining the periodic recertification required.
Town Revenue Enhancements
In addition to meeting all state requirements as well as daily office oversight, the Director and Appraisers have achieved many additional improvements to benefit the Town taxpayers. One such is the efficiencies built into the Motor Vehicle Excise Tax Commitment and Abatement processes in conjunction with the new MUNIS tax software installation. These excise taxes represent about 5 million dollars in locally raised annual revenue, or about 6.3% of locally raised tax revenue. We assure the citizens that like real and personal property, taxes on these are assessed and abated appropriately and uniformly for the maximum benefit of all. Registry of Motor Vehicles’ automation aided the Director and Appraisers to further enhance revenue in assessing dealer and repair plate registrations. As well, with the automation improvements of the Environmental Police, this professional staff successfully developed a new annual revenue stream in the identification and assessment of excise taxes on boats principally situated in the Town of Franklin.
On-site Periodic Property Reviews
Because we have initiated the cyclical property remeasurement and re-inspection program acceptable to the Massachusetts DOR, we continue to make various public information efforts to assure property owners have advance information about this on-going program. Briefly, please note that the purpose of these property visits is to verify that the correct data is being used in the determination of valuations to achieve “full and fair cash value” in accordance with Mass. General Law Chapter 59. The Board appreciates the general public’s cooperation in its efforts to serve all property owners of all property types to assure fair and uniform values.
Your Elected Board of Assessors
Before entering the performance of his/her duties, each Assessor upon election has taken the oath of office specific to assessors. Massachusetts General Law has provided that because the DOR Commissioner of Revenue has regulatory oversight of assessing in every city and town, the Commissioner likewise determines the training requirements for the assessors and any assistants. At this time, the Commissioner has determined Course 101, including the Classification Training Workshop, meets the minimum requirements. All three assessors have completed these and have been certified as such by the Commissioner of Revenue. The Board looks forward to continuing education opportunities offered by the MA DOR and the professional associations, the Massachusetts Association of Assessing Officers (MAAO) and the International Association of Assessing Officers (IAAO). The assessors have attended seminars and workshops to broaden and reinforce their understanding of property tax law.
In particular, the Board has focused on current and possible future tax relief and deferral options for Franklin’s elder citizens. To that goal following meetings of the Town Senior Outreach Committee, last fall the Board, its Staff and the Office of the Council on Aging continued a broad-based effort to reach seniors. This resulted in successfully providing tax relief (exemption) information to additional seniors who owned and occupied their homes. Also, with the valued assistance of Veterans’ Agent Dale Kurtz, special efforts were made to identify veterans and their surviving spouses entitled to state exemptions, much of it reimbursable to the Town. We look forward to continuing to work with him in supporting our veterans.
All these efforts are consistent with the Board of Assessors commitment to meet its challenges as key Town Financial Team members to the benefit of all the citizens of the Town of Franklin. The Assessing Department is now officially a part of the Franklin Finance Division headed by newly hired Finance Director Christopher Sandini who also serves as Comptroller, replacing Susan Gagner who we wish well in her retirement. Also retiring was Treasurer-Collector Jim Dacey with whom we worked cooperatively over these past 2 decades and we wish him well in his retirement. We welcome Kerri Bertone as the new Treasurer-Collector and look forward to cooperative and productive work with Kerri into Franklin’s future.
As we write, the Board of Assessors and its Staff are preparing to finalize the Real and Personal Property Appraisal files for the Fiscal Year 2019 Interim Year Update subject to DOR review and Final Approval.
Respectfully submitted,
W. Ken Norman, Chairman of the Board
Christopher K. Feeley, Assessor, Clerk
Donna Greenwood, Assessor, Member
Franklin Board of Assessors
You can read the full Annual Report for 2018 online
https://www.franklinma.gov/sites/franklinma/files/uploads/franklin_2018_town_report.pdf
The archive of prior year annual reports
https://www.franklinma.gov/town-clerk/pages/annual-reports
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| Franklin Annual Report - 2018: Board of Assessors |
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