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The Community Preservation Act Hadley – April 14, 2004
• The Community Preservation Coalition
• What is the CPA and how does it work?
• What does the CPA mean for Hadley?
• The benefits of the CPA
• Questions and answers
Who We Are
• Partnership of advocates for open space, affordable housing and historic preservation
• Worked for 15 years to help pass the CPA in the state legislature
• Helping communities to understand, adopt and implement CPA.
The Community Preservation Coalition
Open Space
Historic Preservation
Affordable Housing
Allows communities to establish a dedicated fund for:
The Community Preservation Act
Basics of the ActBasics of the Act
• Local adoption needed
• Establishes up to a 3% surcharge on local property taxes
• Requires 10% of monies to be spent on each of the 3 categories
• Allows flexibility for the remaining 70% in each of the 3 categories
• Establishes a Community Preservation Committee
Exemptions to the CPAExemptions to the CPA
• First $100,000 of property value – exempts the first $100,000 of residential property value from the surcharge.
• Low-moderate income – exempts any household that earns less than 80% of area median and any senior (60+) who earns up to 100% of the median.
Maximum Incomes for ExemptionMaximum Incomes for Exemption
One person in
household
Two people in
household
Four people in household
Seniors (residents over 60)
$41,580 $47,520 $59,400
Low-income residents
$33,264 $38,016 $47,520
What does that mean for the taxpayer?What does that mean for the taxpayer?
Median Assessed Home Value $250,000* With $100,000 exemption $100,000Net House Value Surcharged $150,000Municipal Tax Rate (per $1000) $ 13.11
_______Amount Subject to Surcharge $1967CPA Surcharge Rate 2%
_______Amount paid toward CPA Fund $39
Based on this scenario, $39 would be paid into the Community Preservation Trust Fund annually
Hadley CPA Revenue and Surcharge Hadley CPA Revenue and Surcharge Scenarios – Residential PropertyScenarios – Residential Property
Surcharge Cost Amount Raised
With First $100,000 Exemption
1.0% $ 20 $43,756
2.0% $ 39 $87,512
3.0% $ 59 $131,267
Without First $100,000 Exemption
1.0% $ 33 $65,676
2.0% $ 66 $131,351
3.0% $ 98 $197,027
Surcharge – Commercial PropertySurcharge – Commercial Property
Surcharge Cost
Commercial Property
Average assessment - $387,774
1.0% $50
2.0% $101
3.0% $151
Chap. 61A Property
Average assessment - $31,257
1.0% $4
2.0% $8
3.0% $12
Amending or Repealing Amending or Repealing the CPAthe CPA
• The CPA must remain in place for at least five years.
• After five years the Act can be repealed at any time using the same procedures available for passage of the Act.
• Amendments to the surcharge percentage or the authorized exemptions can be made at any time using the same procedures available for passage of the Act.
CPA HousingCPA Housing
• For families and individuals earning up to 100% of area median ($59,400 for a family of four).
• Units count under 40B so long as inhabitants earn less than 80% of median.
• Other features:- requires a permanent deed restriction- Subject to zoning- Local CPC screens and recommends
projects; legislative body makes appropriations.
Historic PreservationHistoric Preservation
Community Preservation funds may be used for acquisition, preservation, rehabilitation or restoration of a building(s) or real property that:
• has been determined by the local historic preservation commission to be significant in the history, archeology, architecture or culture of a city or town; or
• is listed or eligible for listing on the state register of historic places
Historic PreservationHistoric Preservation
• Restoration of historic municipal properties• Adaptive reuse• Capital improvements to existing sites• Reversal of historically inappropriate alterations• Environmental mitigation• Signage• Grants to private non-profit groups, or individuals with a preservation easement
Open SpaceCommunity Preservation funds may be used to purchase land, easements or restrictions to protect:
1. Existing and future water supply areas, 2. Agricultural, forest or coastal lands, 3. Frontage to inland water bodies, 4. Wildlife habitat, 5. Nature preserves, and 6. Scenic vistas.
Also, land can be purchased for :
1. Active and passive recreational uses, 2. Community gardens, 3. Trails, 4. Non-commercial youth and adult sports 5. Use of land as a park, playground or athletic field.
Open SpaceOpen Space
Community PreservationCommunity Preservation Committee Committee
• Membership: (one from each)
– Conservation Commission– Historic Commission– Planning Board– Board of Park Commissioners– Housing Authority
• Bylaw or Ordinance specifies:– Method of selection
• (elected, appointed)– Length of term – Number of members (5-9)
Commissioner of RevenueDisburses Match
(October 15th)
State Matching FundsState Matching Funds
FY 2002$17.8 Million
Match Distribution
FY 2003$27.2 Million
Match Distribution
Community Preservation Act Funding in FY 2002-2004
0
2000000
4000000
6000000
8000000
10000000
12000000
14000000
16000000
FY 2002 FY 2003 FY 2004
Recreation
Historic
Open Space
Housing