Woburn City Hall
10 Common Street
Woburn, MA 01801
P: (781) 897-5800
F: (781) 897-5859
|
You are here:
Home
>
Frequently Asked Questions
|
The following is a list of questions frequently asked by citizens. You may search for specific words or phases, or shorten the list by selecting a specific category.
Assessing Department
|
|
The property characteristics the Assessors use to value you property are available for you to review online. Simply follow the link below and search for your home or business. You make look up a parcel entering its location, ownership or the parcel identification number. If you discover an error kindly notify this office so that corrections may be made.
|
|
|
No, Proposition 2.5 pertains to the total amount of monies raised by taxation also know as the tax levy. Generally speaking, the tax levy may not increase greater that 2.5 percent over the prior year's levy. However, this limitation does not pertain to individual tax bills. Your bill may increase or decrease by any amount in any given year.
|
|
|
The Fiscal Year for the City of Woburn runs from July 1st to June 30th and the effective date for taxation is January 1st. Therefore, if a house is constructed after January 1st, then it is not included on the tax bill for that fiscal year. Conversely, a property damaged or demolished after January 1st is liable of the tax for the entire fiscal year since it was in place on the assessment date of January 1.
|
|
|
The City of Woburn issues tax bills on a quarterly billing cycle. The cycle begins with the determination of the Preliminary Tax Bill. The Preliminary bill is based upon one-half of the prior year's net tax bill plus 2.5 percent. This amount is divided into two payments (Quarter 1 and Quarter2). The Third Quarter or actual bill contains the property assessment for the fiscal year and the new tax rate. Applying the tax rate to the assessment results in the total taxes for the year. The first two quarter bills (providing they have been paid) are then deducted from the total bill and this amount is in turn divided into two quarterly bills. The process is summarized below: Quarter Bill Due Date
First (Preliminary) August 1
Second (Preliminary) November 1
Third (Actual Bill) February 1
Fourth (Final Bill) May 1
|
|
|
The Assessors are required by law to send the tax bill to the owner of record as of January 1 of the tax year. The tax year is a fiscal cycle which runs from July 1st to June 30th. Therefore, if you receive a tax bill in Quarter 1 which is due August 1st and you did not own the property as of January 1st the Assessors are obligated by statute to send the bill to the owner of record as of that date. As a courtesy to new property owners, the Assessors may send the tax bill to the prior owner in care of the new owner such as: Prior Property Owner (Owner as of Jan. 1st)
New Property Owner
123 Any Street
Woburn, MA 01801 If you are a new property owner kindly contact this office so that we can make the appropriate address correction.
|
|
|
Assessors are required by Massachusetts law to value all real and personal property within their community which includes every property from single-family residences to commercial and industrial enterprises. Every three years Assessors must submit these values to the state Department of Revenue for certification. Assessors must also maintain the values in the years between certifications. This is done so that each property taxpayer in the community pays their fair share of the cost of local government – no more or less – in proportion to the amount of money the property is worth. Assessors also have responsibility for the Motor Vehicle Excise Tax bills originated by the Registry of Motor Vehicles. Assessors adjust excise bills on vehicles which may have been issued in error or where the vehicle has been traded-in or sold outright in no longer owned by the person assessed.
|
|
|
Assessors do not make the laws that affect property owners. Tax laws are enacted by the Massachusetts Legislature. Various guidelines and regulations to implement the legislation are established by the Department of Revenue. Assessors follow the procedures established by others to set the value of property. Value is actually set by buyers and sellers as they establish the worth of comparable properties through their transactions in the real estate marketplace. Assessors do not determine taxes. The level of property taxation is determined by the municipality itself, through its City Council. Similarly, Assessors do not decide who is entitled to relief on their property tax bills through exemptions; rather they follow the state law.
|
|
|
In Massachusetts Valuation is based on "full and fair cash value" ("market value") which is the amount a willing buyer would pay a willing seller on the open market. Assessors must collect, record and analyze a great deal of information about property and market characteristics in order to estimate the fair market value of taxable properties in their communities. Properties such as churches and educational institutions are also valued even though they are exempt from taxation. Characteristics of land and buildings contribute to a properties’ (sp) value. Finding the "full and fair cash value" or "market value" of a residential properties involves discovering what similar properties sold for (both improved properties and vacant land), what the property would cost today to replace and what financial factors, such as interest rates, may be affecting the real estate market. Valuation techniques for commercial and industrial properties also include analysis from an investment perspective, since the purchase price the buyer is willing to pay depends in part on the return they expect to receive. Assessors do not create value, rather they have the legal responsibility to discover and reflect the changes that are occurring in the marketplace.
|
|
|
The assessed value (or assessment) is the value of property to be used for local taxation, as determined by the Assessors according to Massachusetts law and regulations set by the Commissioner of Revenue. Since assessments must be set at market value, rising real estate values in the community will be reflected in higher assessments. All properties, however, do not change in value to exactly the same degree. Many factors influence values and the value of some properties may well increase more rapidly than others.
|
|
|
Before Proposition 2.5 went into effect in Massachusetts in Fiscal Year 1982, the amount to be raised by the property tax in each community was basically determined by what the community decided to spend in the coming year. Basically, budgets were determined, and then tax rates were set to raise that amount. With Proposition 2.5 in effect, the process is reversed. The tax limitation law sets the maximum amount a community may collect from the property tax; budgets must be made to fit within that limit (or within the increased limits of any overrides adopted by the voters). The City Council adopts a budget that reflects the funds to be raised through the levy and the additional funds from other sources, such as state aid and local receipts from fees and user charges. The amount to be collected from the property tax (called the "levy") is divided among the local taxpayers in proportion to the value of their property.
|
|
|
Once the Assessors have calculated the current total valuation of property and know the amount the City Council has voted to come from the levy, the Assessors prepare a document that shows how much of the value and how much of the proposed levy would come from each of the different classes of property (residential, commercial, industrial, open space and personal). They provide this document to the City Council members (and the Mayor) who must then vote on whether to apply the same tax rate or separate rates to the different property classes. If the community officials choose to utilize different tax rates, a residential rate could, for example, be $10 per thousand of value and the commercial/industrial/personal property rate $22 per thousand of value. The tax rate is expressed in dollars per thousand of value. A tax rate of $25 per thousand then would result in a tax of $2,500 for a property valued at $100,000. Next, the Assessors prepare various documentation which is submitted to the Department of Revenue for certification of the tax rate. Once the rate is certified, the tax bills are mailed.
|
Board of Health
|
|
If you live in a One, Two or Three family household, you are entitled to a recycling bin from the City. You can come to the Board of Health during working hours to obtain one.
|
|
|
Please click on the link provided and your street is listed in alphabetical order that is coming soon.
|
|
|
Please click on the link provided and follow instruction.
|
|
|
If you are a tenant and wish to schedule a housing inspection you may call the Board of Health at (781) 932-4407. You may also send an email with your questions and request to Ounk@cityofwoburn.com or TerryJ@cityofwoburn.com.
|
Building
|
|
Ten Dollars per Thousand Dollars of estimated value (note this does not include Plumbing and Electrical Permit Fee's
|
|
|
Depending on the Application, The State of Massachusstetts Building Code has a stipulation in it for ordinary repairs which can be reviewed or a determination can be made by calling the Inspectional Services Department to see if it is required.
|
|
|
The State of Massachussetts Building Code allows for Thirty Days for review. Depending on the time of year we in Inspectional Services try to accomadate all applicants within a shorter time than allowed by State Law
|
|
|
Permitable work is anything that is not deeemed an ordinary repair under the State of Ma Building Code
|
Candidate Questions
|
|
Candidates must be registered to vote, must have been full-time residents of the city for at least one year prior to qualifying, and must not hold any other elective office.
|
|
|
A potential candidate may begin raising funds at any time after filing designation of a campaign treasurer and bank designation with the City Clerk. The campaign account must be separate from any personal accounts and used only for depositing campaign funds and making campaign expenditures.
|
Code Enforcement
Conservation
|
|
A wetland is an area where water (groundwater, surface water, or ice) is present in significant enough quantity to support a dominance of vegetation that occurs in primarily saturated conditions. Commonly though of as wet meadows, marches, swamps and bogs, wetlands are transitional areas between water bodies and uplands, and are defined by their plant communities, hydrology and soils. Wetlands are areas that may be publicly or privately owned.
|
|
|
For a long time, wetlands have been dismissed as wasteland. Sadly, they have been used as dumping grounds, or filled in and channeled to "reclaim" them. Wetlands are now recognized as beautiful places with vital ecological functions and values. Wetlands play an important role in improving water quality and protecting water supply by filtering out pollutants, sediments and contaiminants. Wetlands help to prevent storm and storm water damage by storing and slowly releasing floodwaters to rivers and streams. This is beneficial because it allows water to have a place to go during heavy storm events other than flooding basements and roadways. Wetlands contain fisheries and important habitat to wildlife, providing breeding and nesting places, protective cover, food and water. Most rare animal species depend in some way on wetlands for survival.
|
|
|
An official copy can be obtained in person from DEP or at the statehouse bookstore in Boston. An unofficial copy of the Massachusetts Wetlands Protection Act can be found online at DEP's website.
Massachusetts Wetlands Protection Act
|
|
|
The Massachusetts Wetlands Protection Act identifies eight "interests" or functions and values of resource areas that are protected. They are:
1) Protection of public and private water supply
2) Protection of groundwater supply
3) Flood control
4) Storm damage prevention
5) Prevention of pollution
6) Protection of land containing shellfish
7) Protection of fisheries
8) Protection of wildlife habitat
|
|
|
Protected wetlands values identified in the Woburn Wetlands Ordinance are:
1) Public or private water supply
2) Groundwater
3) Flood control
4) Erosion and sediment control
5) Storm damage prevention
6) Fisheries
7) Recreation
8) Agriculture
9) Aquaculture
10) Historic Values
|
|
|
The Woburn Conservation Commission has jurisdiction over all earthwork proposed within a resource area and/or the 150-foot buffer zone.
|
|
|
A resource area is an area subject to protection by the Conservation Commission. In Woburn they are inland areas which include: Banks; Land Under Water Bodies or Waterways; Bordering Vegetated Wetlands; and Riverfront Areas
|
|
|
The Woburn Conservation Commission recognizes two buffer zones. The "state" buffer zone is the area within 100 feet of bank and/or bordering vegetated wetland. The "local" buffer zone is the area within 150 feet of bank and/or bordering vegetated wetland.
|
|
|
A river is any natural flowing body of water that empties into any ocean, lake, or other river and that flows throughout the year. The definition includes all perennial rivers, including streams and brooks that flow throughout the year. Rivers end where they meet the ocean, a lake, or pond. Intermittent streams are not subject to the Rivers Protection Act.
Explaination of the Rivers Protection Act
|
|
|
In Woburn, the riverfront area is the area between the river's mean annual high-water line and a parallel line located 200 feet away measured horizontally outward from the river.
|
|
|
The Massachusetts Department of Environmental Protection (DEP)is a state agency responsible for protecting human health and the environment. DEP's Wetlands Program administers and enforces the Wetlands Protection Act.
Massachusetts DEP website
|
|
|
The U.S. Environmental Prtotection Agency (EPA) is a federal agency whose stated mission is to protect human health and to safeguard the natural environment - air, water, and land - upon which life depends. EPA's Office of Water is responsible for the Agency's water quality activities including the development of national programs, technical policies, and regulations related to drinking water, water quality, ground water, pollution source standards, and the protection of wetlands, marine, and estuarine areas.
EPA website
|
|
|
Copies of the Massachusetts Wetlands Protection Act, the Regulations under the Act, and state forms are available from the Massachusetts Department of Environmental Protection www.state.ma.us/dep, or the State House Bookstore.
|
|
|
Yes. The Applicant is required to notify (by mail or in person) immediate abutters when a submission is made to the Conservation Commission that requires a Public Hearing.
|
|
|
No. Since wetlands change over time, a wetlands map would need to be continually re-assessed and revised. The City does have topographic mapping, aerial photographs, and floodplain maps, which can be useful tools in making a general determination of the possible presence of wetlands. To make a determination of the precise boundaries of a wetland, the area in question would need to be flagged by a botanist or wetland scientist. The wetland delineation should be surveyed onto a plan. The Conservaiton Commission will make a formal determination through a Public Hearing process after teh plan and appropriate forms have been filed with the Commission.
|
|
|
For new filings –
The filing deadline is 12:00 Noon, ten business days prior to the meeting. For Continued Public Hearings –
The deadline to submit additional information is 12:00 Noon, five business days prior to the date to which the Hearing is continued.
|
|
|
Unless otherwise posted, Conservation Commission Meetings are held in the City Council Chambers at City Hall. Meetings are open to the public.
|
|
|
The Engineering Department in City Hall has the groundwater protection district map, and can provide copies for a fee.
|
|
|
Federal floodplain maps are on display at City Hall (outside the Conservation Commission office). Floodplain maps are available for purchase by contacting FEMA (Federal Emergency Management Agency) at (617) 223-9561 or online at www.fema.gov. These maps are generally used for flood insurance purposes. These maps indicate the areas of possible inundation during 100 and 500-year storm events. They are limited to specific areas studied, so there may be areas that experience flooding which are not shaded on the map. A Professional Land Surveyor and/or Professional Engineer can make a precise determination.
|
|
|
No. The City of Woburn has an Ordinance prohibiting the feeding of wild waterfowl. Feeding wild animals is harmful to them and to humans. Feeding wild waterfowl can spread disease, and contaminate water supplies. For more information, ask for the brochure "It’s not good to feed wild waterfowl… here’s why" which is available from the Conservation Commission office.
|
|
|
Many people use the terms "conservation land" and "wetlands" interchangeably, but they actually have different meanings.
Conservation land refers to land that is publicly owned, and generally preserved as open space to protect our natural resources. In some cases conservation land may be used for passive recreation, or it may be kept natural to protect wildlife habitat, wetlands, riverfront areas and/or land subject to flooding. Conservation land may or may not contain wetlands.
A wetland is an area that may be publicly or privately owned. It is an area where water (groundwater, surface water, or ice) is present in significant enough quantity to support a dominance of vegetation that occurs in primarily saturated conditions. Commonly thought of as wet meadows, marshes, swamps, and bogs, wetlands are transitional areas between water bodies and uplands, and are defined by their plant communities, hydrology, and soils.
|
|
|
Woburn’s main conservation lands with passive recreation are: the Horn Pond Area, Shaker Glen Conservation Area, Rag Rock Conservation Area, Battle Road Woodlands, and the Cranberry Bog Conservation Area. Maps of the City showing the location of Conservation Areas, and trail maps for some areas are available from the Conservation Commission office.
|
|
|
Rules for the use of Conservation Areas are stated in title 12-40 of the municipal code. They are written below. As conservation areas are meant to be preserved in their natural state for their environmental value, their aesthetic importance and the public enjoyment, the following rules and regulations are established for the areas under the control of the Woburn Conservation Commission: A. These regulations apply to all areas in the city under the control of the Woburn conservation commission either by deed provision, city ordinance, or formal arrangement with other officials or departments. B. Signs designating the areas to be Woburn conservation lands are to be posted at normal entrances to each area. C. The city conservation areas are open without charge or special permit (unless otherwise noted) to the general public in conformity with these regulations. D. The following are expressly prohibited: 1. The use of firearms. Fishing is allowed in accordance with state and local regulations. Hunting and trapping is allowed with the express permission of the Conservation Commission, the Chief of Police and the Superintendent of Public Works and in accordance with state law and local regulations; 2. Open fires; 3. Any form of littering or dumping; 4. The use of motor vehicles, including off-the-road vehicles such as trail bikes and snowmobiles, except for authorized city vehicles; 5. The cutting, removing, damaging or defacing of any plant life, animal life, rocks or soils, except by the written permission of the conservation commission; 6. The defacement, destruction or removal of conservation commission signs and property or other structures such as dams, walls, fences, gates, etc., except by the written permission of the conservation commission; 7. Posting of unauthorized signs, selling or giving away of goods or circulars, or engaging in commercial activities of any nature; 8. The making of loud or disturbing noise. E. The conservation commission alone may authorize trails being cut or marked, dams to be built or any structure such as a bridge, tower or handrail to be constructed, or any other change or addition on conservation land. F. Dogs or other pets must be fully controlled at all times, either by leash or verbal control. G. Overnight camping in designated areas is allowed only by written permit of the conservation commission to be obtained in the office of the chief of police. H. The conservation commission cannot assume for itself or for the city any liability of any kind for injuries to persons or damage done to their property while on conservation lands; persons entering thereon do so at their own risk. I. These rules supplement applicable state and other local regulations. J. Visitors to conservation areas are urged to leave them cleaner than they were found, and to report violations of these rules to the conservation commission and the Woburn police. K. Vehicles commonly known as ski-mobiles are excluded from all areas under the control or direction of the recreation commission, and the conservation commission. (C.2-1971.) L. Violations of these regulations may be punishable by a fine of fifty dollars. (Prior Ch., sec. 9-A 5).
|
|
|
The Community Gardens are located at the Horn Pond Conservation Area. They are accessible from a gravel roadway off Lexington Street. Limited parking is available by permit (issued to gardeners only).
|
|
|
First preference is given to returning gardeners who rented a garden plot the previous year. Garden sign-ups are held in the spring. Garden plots may be available after the initial registration period through the Conservation Commission office. Returning gardeners will be notified of the registration date(s) by mail. If you are interested in becoming a new gardener, mail a postcard with your name address and telephone number to the Conservation Commission office (Attn.: Community Gardens).
|
|
|
A copy of Rules for the Community Gardens will be available at the garden plot registration. A copy of the rules will be given to all gardeners who are assigned a plot.
|
|
|
Conservation Day is an annual community event organized and run by the Commission at various Conservation lands in the City. Each Conservation Day, the Conservation Commission, Department of Public Works, City Officials, local business organizations, service clubs, scout troops, students and scores of volunteers come together to work on projects and clean up the Conservation Areas. In past years projects have included: building and repairing bridges, clearing trails, spreading and raking woodchips, planting and pruning trees, painting signs, gates, and bridges, and general cleanup removing trash and debris. Conservation Day is held on the first Saturday in May. All are welcome to join us.
|
|
|
For a long time, there was a belief that because there was such an abundance of natural resources, the supply would never run out. We are discovering, however, that there is not an endless supply of resources. We have to face the reality of possible shortages in our lifetime and the lifetime of our children. But beyond the problem of shortages, the depletion of our natural resources has also caused other problems. The over-exploitation of our natural resources has led to the destruction of habitat, the extinction and threatened extinction of species of flora and fauna, and the pollution of our air, soils, and water. Sadly, our continent has lost much of its natural wealth and ecological stability. By conserving our natural resources, we are preserving our world not only for ourselves, but also for our children. The first step is to realize the importance of our environment. It is easy to take for granted the delicate ecosystems that make life on our planet possible. This is true both globally and locally. The Conservation Commission recognizes our wetlands and waterways, in particular, as a very precious resource, for without them life cannot persist.
|
|
|
• Teach your children to value and protect the environment.
• If possible, leave some of your land in a natural condition. Avoid disturbing steep slopes and stripping vegetation.
• Minimize the use of pesticides, herbicides, and fertilizers.
• Limit the use of salt for ice-control, and consider using environmentally friendly ice-control products.
• Don’t dump debris (including landscaping debris) into a wetland or water body.
• Set up a compost pile away from wetland areas.
• Never dump oil, chemicals or waste of any kind down a storm drain.
• Don’t litter.
• Pick up after your pets.
• Participate in Woburn’s recycling program.
• Conserve energy by turning of lights and appliances when they are not needed, and use energy efficient products. Look for products with the EPA’s Energy Star. www.energystar.gov
• Conserve water by turning off water faucets when not in use. Hire a plumber to fix leaky faucets, and inquire about installing water saving devices.
• Plant trees.
• Volunteer at Conservation Day.
|
Council on Aging
|
|
Our SHINE (Serving Health Information Needs of Elders) volunteer offers appointments every Monday and Friday to assist seniors and their family members with health insurance questions and concerns. Call 781-937-7899 to request an appointment
|
|
|
An attorney donates time at the Senior Center every month to offer half-hour appointments, free of charge, to seniors seeking answers to legal questions. In addition, seniors are encouraged to contact the Boston Bar Association free public service lawyer referral service at 617-742-0625 or 1-800-552-7046.
More...
|
|
|
A good place to start is to attend our open Council on Aging meeting, which meets the first Monday of the month at 10am. The following Thursday at 10am, our "Friends Helping Seniors" group meets to discuss volunteer opportunities and charitable work. All are welcome to attend these meetings or to drop by the Senior Center for a tour.
|
|
|
Call Nancy Mondello at 781-935-2239 or Minuteman Senior Services at 781-272-7177.
More...
|
|
|
A first step is to contact Minuteman Senior Services, located at 24 Third Ave., Burlington MA. 781-221-7079 or visit their website at www.minutemansenior.org. The Information Center can provide further details as to eligibility and services available. In addition, a free weekly lecture series meets every Wednesday at 10:30am at the Woburn Senior Center, focusing on health care topics such as - caregiving, health issues and related topics. Staff at the Senior Center are available to speak via the telephone, office and/or home visits to provide appropriate resources and contacts.
More...
|
Engineering
|
|
There are several methods of obtaining a plot plan. The Engineering Department house numerous plot plans for the individual lots in the city. The
Building Department may also have a copy in their records, the registry of
deeds in Cambridge, MA. Or you can hire a professional land surveyor to
prepare a certified copy.A partial list of Engineers and Surveyors can be obtained in the Engineering
Department.
|
|
|
The Engineering Department has all of the Assessor maps in digital format on a computer at the counter and on CD. Residents can come in and specify the information that is desired and custom maps can be printed.
|
|
|
To determine if you are in a flood zone, you will need to have a Land
Surveyor perform a survey and complete and elevation certificate delineating the areas of the property which may be in a flood zone.
|
|
|
The Engineering Department has record locations of the water and sewer mains within the right of way and individual house service connections. Water service locations can also be obtained from the Water Department at the Department of Public Works.
|
|
|
The only way to accurately determine is a fence or any other structure may or may not be on your property is to hire a registered land surveyor. The will conduct an instrument survey and determine what is on your land.
|
|
|
If you think that a tree is within the city right of way, you can contact the Superintendent of Public Works/Tree Warden. If the location is to close to determine by visual inspection, the Engineering Department will take field measurements to determine its location. A written determination will be sent to the Superintendent of Public Works/Tree Warden for further action.
|
Finance
Historical Commission
|
|
The Historical Commission is primarily concerned with the preservation and restoration of historic buildings. We normally do not get involved in genealogy, unless it has some bearing on the social history of a particular property we are reviewing. Wesuggest you visit http://www.YeOldeWoburn.net and the Woburn Public Library which has genealogical resources. You can also view all our old maps online at http://www.WoburnMaps.com.
|
|
|
Currently we will copy and digitize all photos and other records that you might have; then return the originals to you. We plan on keeping these on CD-ROM and on the Internet for future historical researchers.
|
Human Resources
|
|
