Whitneyville Municipal District

Below you will find information about the proposed Whitneyville Municipal District as well as Municipal Districts in general. We’ve also created an email list to keep you informed.

The first of several information sessions is set to take place on Tuesday, May 16th. Please see our events page for more information.

What is a Municipal District?

Decades ago, the Connecticut Legislature had the wisdom to recognize that areas of distinctive local character and identity might want better municipal services than their town governments would or could offer. Because of this, Connecticut law allows residential associations and neighborhood groups to create public entities commonly known as “Municipal Districts.” [Ch.105 CT General Statutes]

Municipal Districts are essentially “towns within towns,” created and run by the people who live there. They are focused exclusively on the welfare of the District’s neighborhoods and have the legal authority to provide significant financial and community benefits for their residents. These Districts are powerful tools for neighborhood preservation and rehabilitation.

How does a Municipal District operate?

A Municipal District is governed directly by the voters of that District, but its day-to-day activities are administered by an elected 7-person Board of Directors, consisting of Officers (President, Vice-President, Clerk, and Treasurer) and 3 “at-large” members. District Officers and Directors are elected annually for one-year terms.

The Board has the ability to suggest an annual budget for approval by the voters. The Board also enjoys limited legislative power—it may enact specialized ordinances that do not conflict with Town ordinances or State or Federal law. A District does not have the power of eminent domain.

A Municipal District is created at a special Public Meeting petitioned for by voters and then “called” by the Town for residents to discuss and vote on the concept. Although voters in Whitneyville have filed a valid petition requesting a Public Meeting and the Town has agreed to call it, to date, the Legislative Council has not scheduled that meeting. When the Legislative Council schedules the Public Meeting, the time and place will be published on this website and elsewhere. We will also be sending email notices and reminders about the Public Meeting and any information sessions via our email list.

Why does Whitneyville need a District?

Whitneyville’s infrastructure and streetscapes are in decline. The landscape of our community is becoming more ragged every year. Nearly every block has one or more homes where trash abounds, vehicles are illegally parked, etc. Each year we are left with fewer mature, living street trees. Our sidewalks have become difficult to navigate, and our curbs are crumbling or non-existent. Zoning, parking, and other regulations are not being enforced.

These blighted conditions communicate to the world that many neighbors do not care, and that the Town’s “quality of life” laws cannot be enforced. In light of these conditions, it’s really not surprising that we have recently experienced a spike in gang activity and youth mischief. Of greatest concern, however, is the possibility that we are quickly approaching a “tipping point,” beyond which blight becomes the norm and our neighborhood’s decline becomes irreversible.

These trends spell trouble for housing values and quality of life, and can only be addressed effectively through cooperative, comprehensive, grass-roots activity. Given the Town’s own financial woes, we can’t expect that Hamden’s tax revenue will magically begin to be directed toward Whitneyville. The Mayor’s proposed 2006 budget confirms that we will see fewer municipal services in the coming years.

The existence of a Municipal District will give residents of Whitneyville legal authority over all public matters that fall outside the care or concern of the Town. This will give residents more effective tools to address their quality of life concerns. A Municipal District is also an incredibly efficient way to fund neighborhood enhancement projects. Essentially, it allows such projects to be funded through a small property tax levied upon properties within the District.

Districts in other Connecticut towns have seen significant increases in property values by providing similar services. This makes perfect sense; dollars invested in visible infrastructure and beautification pay direct dividends in the real estate market. This effect is even more certain (and dramatic) when these changes are abrupt and widespread. Housing values will rise almost immediately when the market senses that Whitneyville is on the “upswing” and no longer “in decline.”

How much District Tax might I pay?

Much less than you might imagine!

A district’s actual budget is determined annually by a direct vote of the District’s electorate. However, for purposes of analysis, consider a hypothetical annual budget for the Whitneyville District of $40,000.00. With that money, the District could

• purchase and plant 100 mature (2½") trees throughout the District ($16,000.00);
• employ a part-time “watchman” to clean up litter, regulate parking and zoning violations, and monitor gang activity ($16,000.00); and
• re-sod, landscape and irrigate the Branch Library and Pocket Park ($3,000.00).

The remainder of the funds ($5,000.00) would be required to pay for the district’s overhead expenses such as legal fees, insurance, audits, a website, and necessary printing & mailing. Below is a breakdown of the percentages.

This hypothetical $40,000 budget produces a mill rate for the District of only be 0.13, meaning that the real cost to a majority of Whitneyville homeowners would be less than $20 a year.

We can keep the District tax rate so low because the proposed District tax base is quite large. Projects can be tackled that are beyond the scope, scale or means of individual homeowners and the District can benefit from “economies of scale” (i.e. the per-property cost of many improvement projects will be significantly less if contracted District-wide than if undertaken by individual homeowners).

In addition, commercial property owners will contribute a substantial share of the District’s budget. The total non-exempt Grand List for the proposed Whitneyville District is approximately $304 million. Approximately 42% of that List ($127 million) is composed of “commercial” properties. So homeowners will be responsible for only 58% of the District’s budget, even though they are the primary beneficiaries of the District’s activities.

Finally, District taxes are tax-deductible by individuals in the same manner as Town taxes, making the true cost for homeowners even less. For instance, the average homeowner who pays $21.60 to the District in taxes and is in a 30% federal/state income tax bracket would only be paying about $15 after taking deductions.^**

Why would I ever want to pay more taxes?

This will be the most productive money you’ll ever spend! Residents in other Municipal Districts in Connecticut have seen dividends paid in increased property values and improved quality of life as a direct result of the services and efficiencies provided by their Districts.

Town taxes are certainly a bitter pill for homeowners to swallow. And, unfortunately, there is little we can do to change that situation. However, if by spending only a few pennies more we can enjoy a dramatically better quality of life and begin to see positive physical improvements in our neighborhood, then we can feel that our money has gone toward something truly productive.

To put things in perspective, consider the following: Even if a District is not created, Town taxes on the average Whitneyville home will be $4,684 (under the Mayor’s proposed 2006 budget). If a District were created (assuming the hypothetical year budget, above), total taxes (Town plus District) on that same house would be $4,699. The question then becomes: would you rather pay $4,684 and possibly witness further decline in the neighborhood, or pay $4,699 and enjoy a very visible, positive change in the community?

How can we ensure that District taxes stay low?

Residents have control over how high or low the District’s taxes are, simply by playing a part in the democratic process—by voting at the District’s Annual Meeting. A Municipal District is a true democracy. Its Officers and Directors are elected each year and no District project gets funded unless it is approved by a direct vote of residents at the Annual Meeting!

What about low-income households?

Because a Municipal District is locally governed, it decides how to tax itself. This means that low-income households could be eligible for a waiver (total or partial) of the District tax. The amount of the waiver, based on need, would ultimately be established by the voters in the District’s Charter.

Can we make changes to the District after it’s formed?

Changes can be made to the District after its establishment. For example, if the community wants to expand the boundaries of the District, then the Public Meeting voting process is repeated for any new areas that are proposed to be added.

Changes to the mill rate, budget and other operating issues are addressed and voted on at the District’s required Annual Meeting.