2 - Town of Colchester

Perceived Open Space
The PA-490 program (CGS 12-107) allows a Town to assess land as farm, forest, or open space, reducing the tax burden
on those parcels. While the program does not permanently preserve open space, the program removes the local property
tax burden as a reason that property might be developed and, in that way, it can spread development out over time and
maintain the perception of open space in Colchester. The program can also provide additional time to find ways to
preserve the property as dedicated open space.
About 45 percent of all land in Colchester currently participates in the farm and forest components of the PA-490
program. While farm or forest land is designated by the assessor, only land holdings that exceed 25 acres in size are
eligible. On the other hand, the open space component of PA-490 can be applied to parcels of any size provided:
• the eligible land is identified in the Plan of Conservation & Development, and
• an Open Space Plan has been adopted by the legislative body (Town Meeting in Colchester).
Properties that are converted out of the PA-490 program within ten years of designation pay a “recapture” fee for the
reduced assessment.
Some communities recommend that any portion of a residential parcel that exceeds the minimum lot size for the zone is
eligible for the open space assessment provided that the area that receives the assessment is greater than the minimum lot
size for the zone. Land that is used for business or utility purposes is typically excluded. Some communities require reapplication
for PA-490 designation as part of any revaluation (thereby restarting the ten-year recapture provision) while
other communities allow the designation to continue once granted.
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