Property tax stabilization program guides provided to Maine municipalities

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Property Tax Stabilization for Senior Citizens, also known as the Property Tax Stabilization Program (the “Program”), is a State program that allows certain senior-citizen residents to stabilize, or freeze, the property taxes on their homestead. An applicant must be at least 65 years old, a permanent resident of the State, and must have owned a Maine homestead for at least ten years. As long as the individual files an application and qualifies each year, the tax billed to them for their homestead will continue to be fixed at the amount they were billed in the prior tax year. Eligible residents who move may transfer the fixed tax amount to a new homestead, even if that new homestead is in a different Maine municipality.

For example, if an individual applies by December 1, 2022, and qualifies for the Program, the amount of tax billed to the individual for the April 1, 2023, tax year will be the same as the amount billed to them for the April 1, 2022, tax year. As long as the individual continues to qualify and to file timely annual renewal applications, the amount they are billed will be frozen at the amount billed for the April 1, 2022 tax year. The State will reimburse the municipalities for the difference between the amount billed the participating individual and the tax that would otherwise be due.

The law goes into effect on August 8, 2022, and applies to property tax years beginning April 1, 2023. Interested taxpayers will need to first apply with the municipality where their homestead is located on or before December 1, and then reapply each year by December 1.

Program Administration

Maine Revenue Services (“MRS”):

  • Provides applications, instructions, and guidance for participants and municipal officials.
  • Annually reviews all claims for reimbursement filed by affected municipalities and
    reimburses qualifying municipalities by January 15 for 100% of the difference between the amount billed the participating individual and the tax that would otherwise be due.
    Municipality:
  • Accepts applications to the Program.
  • Verifies eligibility and notifies applicants whether approved or denied.
  • Tracks properties in the Program, the stabilized amounts, and the tax that would
    otherwise have been assessed.
  • Retains applications for reference and for state valuation audit purposes.
  • Annually applies with MRS for reimbursement by November 1.

Eligible Individuals

To be eligible for the Program, an individual must meet all of the following as of April 1 of the property tax year for which they are requesting stabilization (so for applications due December 1, 2022, qualifications must be met as of April 1, 2023):

  • Be 65 years old or older.
  • Be a permanent resident of Maine.
  • Have owned a homestead in Maine for at least ten years. The ten-year period does not
    have to be consecutive.
  • Be eligible for a homestead exemption under 36 M.R.S. §§ 681 – 689 on the property which they are requesting stabilization.

If a homestead is owned by more than one individual as joint tenants, only one owner needs to qualify for the Program. There is no payback amount if a property is removed from the Program and there is no income or asset limits to qualify.

Eligible Property

  • Must be a “homestead,” as defined in the homestead exemption statue, 36 M.R.S. § 681(2):
    • “Homestead” means any residential property, including cooperative property, in this State assessed as real property owned by an applicant or held in a revocable living trust for the benefit of the applicant and occupied by the applicant as the applicant’s permanent residence or owned by a cooperative housing corporation and occupied as a permanent residence by a resident who is a qualifying shareholder. A “homestead” does not include any real property used solely for commercial purposes.
  • Must be owned by an eligible individual. Application Process
  • An individual must file a completed application, including any requested proof of qualification, with their local assessor by December 1.
  • The assessor will determine if the applicant qualifies for the program and will notify the applicant whether they have been approved or denied.
  • Participants must file a new application with the municipality each year in order to maintain their stabilized tax amount.
  • As long as a participant continues to qualify and apply every year, their tax bill will remain the same as it was in the year an application was first submitted.
    Program Maintenance
  • Participants must reapply with the municipality every year by December 1. 2
  • If a participant changes their homestead, they must request that the municipality of their former homestead notify the new municipality of their previous eligibility and the stabilized amount, and file a new application with the new municipality.
  • If a participant fails to timely file an application one year, the bill for that year would revert to the “normal” amount of tax. They could apply again the next year, but it would then be stabilized at the missed year’s normal tax level.
  • Participants must meet all qualifications to continue in the Program, including maintaining Maine residency and maintaining the homestead as their permanent residence.
    The text of the new law is available on the Maine Legislature’s website: legislature.maine.gov/bills/getPDF.asp?paper=SP0126&item=5&snum=130.

For more information on the Property Tax Stabilization Program, contact the Property Tax Division of Maine Revenue Services at:

MAINE REVENUE SERVICES PROPERTY TAX DIVISION
P.O. BOX 9106,
AUGUSTA, ME 04332-9106,

Tel: (207) 624-5600,
EMAIL: prop.tax@maine.gov
www.maine.gov/revenue/taxes/property-tax3.

Waldo County GOP selects McLaughlin for House District #40

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Waldo County Republicans have announced that Joseph McLaughlin, of Lincolnville, was selected as candidate for Maine House District #40 at a special replacement caucus held July 20 at the Searsmont Town Hall. A note of thanks to all who came out to participate in the caucus. FMI: contact Joe at 207-838-6695.

Vassalboro nomination papers available

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Nomination papers for the November Election will be available Monday, July 25, 2022, at the Vassalboro Town Clerks office. Candidates for office must obtain at least 25 certified signatures to qualify for placement on the November 8, 2022, ballot. The following position is available:

  • Kennebec Water District Trustee (3 year term)

All nomination papers must be returned to the clerk’s office by 12:00 p.m. (noon), September 9, 2022.

China select board postpones action on broadband expansion

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by Mary Grow

China select board members were joined by local, out-of-town and out-of-state spokespeople for broadband service at the July 18 select board meeting.

Robert O’Connor, chairman of the China Broadband Committee (CBC), had shared with select board members and town attorney Amanda Meader a proposed memorandum of agreement (MOU) with Direct Communications, based in Rockland, Idaho, and its local subsidiary, UniTel of Unity, Maine. Representatives of both telecommunications companies spoke with select board members.

Because Meader had raised questions based on her preliminary review of the document, select board members postponed action. They proposed direct discussions between Meader and a Direct Communications attorney.

Select board members decided to go ahead with a smaller project on the July 18 agenda, drafting a local fireworks ordinance that they hope to have ready to submit to voters on Nov. 8.

They do not intend to ban fireworks in town, as board chairman Ronald Breton said some Maine towns have done. They do intend to set a nightly curfew intended to benefit people who have to get up early to go to work or send children to school.

In other business, board members unanimously:

  • Appointed Nicholas French as China’s Licensed Plumbing Inspector; and
  • Renewed the pawnbrokers license for Wildwood Pawn, Inc., on Gunshop Road, off Morrill Road.

The next regular China select board meeting is scheduled for 6:30 p.m. Monday, Aug. 1.

Seek volunteers for comprehensive plan committee

China select board members are seeking volunteers for the Comprehensive Plan Implementation Committee and a Regional School Unit (RSU) 18 Cost Share Committee.

The job of the Comprehensive Plan Implementation Committee, which they decided to limit to seven members, is to review the revised town plan that voters approved at the June 14 town business meeting and decide what should be done, and by what official or committee, to carry out recommendations.

The RSU #18 Cost Share Committee, for which three China members will join representatives from the other four towns (Belgrade, Oakland, Rome and Sidney), will review the formula by which costs are divided among the five towns. Select board chairman Ronald Breton said the current formula bases cost-sharing 75 percent on each town’s property valuation and 25 percent on each town’s student enrollment.

China residents interested in serving on either committee should contact the town office.

Sheepscot Lake Assn. meeting successful, well attended

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The Sheepscot Lake Association annual meeting, held on July 21, was well attended, and successful, according to association officials. (contributed photo)

The Sheepscot Lake Association held its annual meeting on Thursday, July 21. The meeting was very successful and well attended, with Matt Scott, retired Maine fisheries biologist as keynote speaker. Matt devoted many years in working to protect our lakes and ponds through organizations such as the Maine Volunteer Lake Monitoring Program (VLMP).

The lake association also honored retiring board member, co-founder and past vice president Lynda Pound, for her more than 10 years of service to Sheepscot Lake.

If you were unable to attend and would like additional information about the Sheepscot Lake Association, or would like to renew your membership, or become a member, please visit their website: www.sheepscotlakeassociation.org. You can also reach them via email: sheepscotlakeassoc@gmail.com.

China planners agree with many solar ordinance changes

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by Mary Grow

The three China Planning Board members participating in the July 12 meeting agreed with many of Board Chairman Scott Rollins’ proposed changes in the draft Solar Array Ordinance. They scheduled others for discussion at July 19 and July 26 board meetings and at a public hearing set for 6:30 p.m. Thursday, Aug. 4, with final decisions at the board’s Aug. 9 meeting.

Rollins’ goal is to present the Solar Array Ordinance, and proposed changes to two parts of the existing Land Use Ordinance, to China Select Board members at their Aug. 15 meeting. Select board members could accept the documents for inclusion in a Nov. 8 local ballot; or, if they ask for clarifications or changes, planners could re-review on Aug. 23 and resubmit to select board members on Aug. 29.

The draft solar ordinance distinguishes between commercial developments, as a principal use of a piece of land, and auxiliary arrays, ground-mounted or on roof-tops, usually intended to power a single house or business. It categorizes arrays by size, small, medium or large.

It imposes stricter limits on solar development in shoreland, stream protection and resource protection areas than in rural areas. Depending on the type of solar array and the location, either the codes officer or the planning board is empowered to review an application.

One issue left for future discussion was what types and sizes of solar development should be allowed in protected areas, and what type of review to require.

Another was how to guarantee that after a commercial solar development reaches the end of its useful life, the infrastructure will be removed and the land restored to its previous state. The question began as how to hold the developer responsible; board member Walter Bennett added that the landowner from whom the developer leased the area should also have responsibility.

Commercial solar arrays are routinely fenced to keep trespassers out. Based on their visit to an operating solar farm on Route 32 North (Vassalboro Road), board members want the ordinance to include provisions ensuring wildlife movement. At the same time, they want the solar company to be able to protect its property. Options discussed included elevating the bottom of fencing around the development so small animals can get under, leaving gaps in fences, or – especially for a large project – fencing separate sections with passages between.

The conclusion was that wildlife passage will be required, with methods appropriate to each site to be negotiated with the developer.

Audience member Brent Chesley recommended a specific change in the draft ordinance. It currently says that building owners may add solar equipment to their buildings “by right” unless both the codes officer and the local fire chief find the addition would create an “unreasonable” safety risk.

Pointing out that the codes officer and the fire chief look at different issues, Chesley recommended changing “and” to “or.” Planning board members agreed.

The May 2021 draft of the solar ordinance is on the Town of China website, china.govoffice.com, under the planning board heading. An updated version is to be posted as soon as possible after the July 26 board meeting for residents’ review before the Aug. 4 public meeting.

Planning board meetings are held at 6:30 p.m., usually in the town office meeting room, and are open to the public, in person and via LiveStream.

Vassalboro select board tackles three big projects

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by Mary Grow

Vassalboro select board members had three big projects on the agenda for discussion at their July 14 and future meetings, and resident Tom Richards proposed an even bigger fourth one.

Board chairman Barbara Redmond has been working on a draft solar ordinance, as requested by a majority of the voters who answered a non-binding question at the polls June 14. She asked for more suggestions before the draft is ready for review by the town attorney.

Redmond hopes to have an ordinance ready to present to voters on Nov. 8.

(China Planning Board members hope to present a solar ordinance to China voters on Nov. 8. According to the Town of Windsor website, Windsor Planning Board members are working on an ordinance on solar farms.)

Conservation Commission members Holly Weidner and Peggy Horner presented two proposals, to develop the new park on Outlet Stream and to try to make Vassalboro eligible for a new state grant program.

Weidner said the park proposal, on town-acquired land between East and North Vassalboro, envisions a parking lot big enough for six cars off Route 32, a crushed stone path to the stream, small fishing platforms of stone or wood on the bank and picnic tables. Vassalboro voters appropriated $20,000 for work at the park at their June 6 town meeting.

So far, Weidner said, the Vassalboro public works crew has cleared brush and removed some trees. The Conservation Commission has obtained a state highway entrance permit, and has filed an application with the state Department of Environmental Protection for work near the water.

A future issue is the extent of town maintenance, like mowing, renting a portable toilet and perhaps providing water from a well on the property. Depending on park uses, a pavilion or other shelter might be added. Weidner said the unofficial name of the property is Eagle Park, because so many eagles, ospreys and great blue herons congregate, especially when alewives are running.

Select board members encouraged Conservation Commission members to proceed.

Horner explained briefly the potential advantages of Vassalboro’s participating in the program from the Maine Governor’s Office of Policy Innovation and the Future, called Community Resilience Partnership (CRP).

The goal is to prepare Maine municipalities for effects of climate change. CRP provides “direction and grants” (from $5,000 to $50,000) to support projects that “reduce greenhouse gas emissions and make communities more resilient to the impacts of climate change.”

The application process requires a self-evaluation of potential hazards and ways to try to mitigate them and choosing from a long list of possible projects, followed by a “community workshop” to review the evaluation and prioritize the projects. Horner said the Conservation Commission cannot do the evaluation; she suggested a small group of well-informed residents could put it together in a few hours.

Town Manager Mary Sabins’ reaction was, “Why not?” Select board members agreed trying to make a fall 2022 grant application deadline was not realistic; the spring 2023 round would be more feasible.

More information is on the CRP website, Maine.gov/future/climate/community-resilience-partnership.

Richards proposed that town officials look into acquiring and replacing the bridge over Seven Mile Stream on Cushnoc Road, the southernmost section of old Route 201 (Riverside Drive). State officials have limited loads on the state-owned bridge to the point where Vassalboro’s larger public works trucks and fire trucks cannot use it and businesses using heavy equipment are inconvenienced.

There is no firm information on state intentions; the expectation among meeting participants was that the state will continue to reduce the weight limit and eventually close the bridge. Richards sees closure as a major safety issue for Cushnoc Road residents.

Sabins said an engineer had given an informal cost estimate, based on another similar project, of one million dollars.

Board members intend to carry on with just-retired chairman Robert Browne’s idea of a visioning/planning session, a special meeting to consider long-range, large-scale issues, and will likely have the CRP and perhaps the Cushnoc Road bridge on the agenda. The special meeting is tentatively to be in October.

Also postponed, perhaps to that meeting, was discussion of use of the rest of the town’s American Rescue Plan Act (ARPA) money. Sabins’ figures show a balance of $463,206.05.

Board member Chris French asked whether the China Lake outlet dam needed work that ARPA funds might cover. Sabins replied that Maine’s dam inspector, Tony Fletcher, had looked at the dam recently and found no big issues.

Fletcher did recommend clearing grass from the top of part of the dam and putting in crushed stone, she said. The grassy area is in mid-stream; Sabins is confident the public works crew will find a way to move crushed stone out to it.

In other business July 14, in a series of unanimous decisions, select board members:

  • Reappointed John Phillips as a planning board member (his name was accidentally omitted from the June 23 list) and appointed Kenneth Bowring to the Trails Committee and Daniel Bradstreet as the alternate planning board member.
  • Authorized Road Foreman Gene Field to contract for this summer’s paving, with the understanding that if the budget cannot cover all proposed work, the end of Cook Hill Road will remain gravel.
  • Waived the town procurement policy and authorized Field to negotiate with O’Connor Auto Park, in Augusta, for a new town public works truck, facing the possibility of a budget-busting price increase.
  • Extended contracts with current trash haulers for a year, at higher prices, as expected and budgeted for.
  • Reviewed, with appreciation, Transfer Station Manager George Hamar’s suggestions for a Quonset hut type covering for the new compactors at the transfer station, but postponed a decision.

Vassalboro select board members meet only once a month in July and August, instead of every other week. Their next regular meeting is scheduled for 6:30 p.m. Thursday, Aug. 11, in the town office meeting room.

VASSALBORO: Routine application turns into review of requirements

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by Mary Grow

What started as a simple application to the Vassalboro Planning Board at the July 12 meeting turned into a review of application requirements, a topic board members intend to pursue.

They also approved the application, for Ashley Breau to open a Med Spa, at 909 Main Street, in North Vassalboro, in one of the two single-story buildings Ray Breton owns on the east side of the street.

Breton, representing Breau at the July 12 meeting, said she has a similar business in Topsham and plans to open another in southern Maine. A web search found Breau’s name as owner of CosMEDIX & Cryo MedSpa, at 127 Topsham Fair Mall Road. Services offered include “Face and body makeup, permanent makeup, dysport, Botox, Dysport injections.”

Breau’s business will be next door to Amber French’s eyelash extension business, approved by board members at their May 3 meeting. Breton said it is busy.

“Two businesses that I’ve never heard of before,” board chairman Virginia Brackett commented.

Because Breau’s business is moving into an existing building and she plans no construction or exterior changes, she had answered most questions about environmental and neighborhood effects on the application form with “N/A” (not applicable).

Board member and former codes officer Paul Mitnik objected that the answers were not adequate – the applicant should give explanatory information, and planning board members should use her information, not their own knowledge.

For example, the building now has no buffers – bushes or trees to control water run-off and screen the building from neighbors. Breau plans no change. Breton said there is no space for a buffer, because of the street in front, properties on both sides and the soccer field he has provided in back.

After discussion, the other members present agreed Mitnik was correct. They also agreed, and persuaded him, that Breau’s application should be approved based on their knowledge and Breton’s information.

Brackett and Codes Officer Ryan Paul then added a statement about the lack of space for buffers at 909 Main Street. Board members added other information.

In the future, Paul will give applicants more guidance on what information to provide. For example, board members said, the application should include a description of the nature of the business, proposed hours of operation and copies of any required state or other licenses.

Board members also talked about evidence of right to use the property (Breton said he does not sign leases with his tenants, and satisfied the requirement by writing a note saying he is letting Breau open her business in his building), parking plans and other information, partly in relation to a pending application that was not on the July 12 agenda.

That application, from Rosalind Waldron to open a medical office at 991 Main Street, was originally on the board’s June 7 agenda. Paul said it is now on the board’s Aug. 2 agenda. Brackett and other board members listed information that should be added to Waldron’s current draft.

Attending the July 12 meeting were new select board member Rick Denico, Jr., and Waterville codes enforcement officer Daniel Bradstreet, son of state Representative Richard Bradstreet, of Vassalboro. Denico participated in reappointing planning board members at his first select board meeting June 23. He said select board members would appoint Bradstreet the new alternate planning board member at their July 14 meeting; they did.

Denico said Vassalboro voters created the planning board at a March 7, 1957, town meeting. No one was aware of any charter, ordinance or other regulation, then or since. The state’s manual for planning board members is “very legalistic,” Denico commented.

PHOTOS: Former Vassalboro Methodist Church is dismantled

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Before… (photo by Eric W. Austin)

Steeple (photo by Eric W. Austin)

Before… (photo by Jason Lucas)

…During… (photo by Jason Lucas)

…After… (photo by Eli Cates)

…Now. (photo by Eric W. Austin)

China TIF committee discusses pending project at China Village boat launch

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by Mary Grow

Members of China’s Tax Increment Financing (TIF) Committee approved a funding application, discussed a pending project and heard updates on on-going ones at their June 29 meeting.

The committee’s job is to make recommendations to the select board and voters for spending revenue in the TIF Fund. The money comes from taxes on Central Maine Power Company’s north-south line through town and the company’s substation in South China. Recommendations are within the limits set in the TIF plan, approved by town voters and by state regulators.

China Community Days asked for $10,000 for fireworks and other purposes for this summer’s celebration, scheduled for Friday, Aug. 5, through Sunday, Aug. 7. TIF Committee members unanimously approved.

The pending project is doing something about the China Lake boat landing in South China Village, which has limited access, shallow water, erosion problems and undefined lot boundaries. The first step is to define the lot lines; new committee chair Brent Chesley said Town Manager Rebecca Hapgood is seeking a surveyor.

Depending on how much land the town owns, options include providing more parking and maintaining a full-service boat landing; limiting parking and allowing hand-carry (canoes and kayaks) launches only; or discontinuing use as recreational lake access. If the area were no longer a boat landing, committee members discussed ongoing access by town firefighters.

Resident Scott Pierz, executive director of the China Region Lakes Alliance, reported briefly on four major programs, partly TIF-funded, aimed at improving water quality in China Lake and other area water bodies:

  • The Courtesy Boat Inspection program is intended to keep invasive plants out of local waters by inspecting boats before they are launched. The program currently has too few employees to cover all boat landings, Pierz said.
  • The Gravel Roads Rehabilitation Program helps road associations make environmentally sound improvements to camp roads.
  • The LakeSmart Program, run in cooperation with the Maine Lakes Society and the local China Lake Association, helps shoreland property owners minimize runoff into water bodies.
  • The Youth Conservation Corps employs local young people to work on environmental improvement projects.

Four Seasons Club President Tom Rumpf reported on work done on trails in town and on plans for continued work. He discussed state grant possibilities and revised state regulations and oversight. Misuse of ATV trails, including incidents like the recent vandalism to bee hives in Albion (which had nothing to do with Four Seasons Club trails, Rumpf said), discourages landowners from allowing trails on their property and increases state involvement.

After electing Chesley TIF Committee chairman, succeeding Tom Michaud who declined to continue in the position, committee members elected James “J. J.” Wentworth vice-chairman.

The next committee meeting is tentatively scheduled for Wednesday evening, Aug. 24.