Open space tax hike on the ballot again

On Nov. 4, voters will decide whether Upper Freehold Township should increase the open space tax for farmland preservation by two cents.

At the Sept. 18 Township Committee meeting, Open Space Committee (OSC) Chairwoman Liz Kwasnik gave a presentation to make the case for the referendum, which would increase taxes for the average homeowner, with a property assessed at $400,000, by $80 per year if approved.

The township currently has 7,543 acres of preserved land and 10,300 acres of farmland assessed properties that could be preserved. Kwasnik provided the benefits of more open space preservation, including connecting residents with the natural world and providing tranquil, noise-free islands amid the hustle and bustle of daily life. She also said preservation ensures the health and diversity of wild animals and plants, lessens air and water pollution and maintains New Jersey's outdoor tourism industry.

The practical reasons Kwasnik outlined for preservation were keeping the costs associated with development, such as the cost of education, in check. She said building a new middle school puts a large tax burden on residents, and noted the school district budget makes up nearly 75 percent of the property tax bill. She said the current open space tax makes up 2.41 percent of the tax bill.

Kwasnik cited a 2002 American Farmland Trust study that found 83 communities in 19 states generate enough taxes and other revenues from farm, ranch and forest landowners to cover their public service costs.

In Upper Freehold, the development to cost ratio is 1:4.69. Kwasnik said this means that for every dollar the township collects from developed land it spends $4.69 on public services.

The farmland revenue to cost ratio in the township is 1:.16, meaning that for every dollar the township collects from farms it spends 16 cents on public services.

More tangible reasons for preservation cited in the presentation were reducing the public costs for flood protection and water supply quantity and quality and improving bond ratings. Kwasnik also said that while paying the costs that stem from development, such as school and infrastructure costs, is never-ending, paying off preservation bonds is finite. The presentation also noted that home values may increase as a result of open space.

Kwasnik said that she and many other residents moved to Upper Freehold for its rural atmosphere, a statement that was borne out later in the meeting during a public hearing on commercial zoning changes. She also said that local conservation funding is the foundation of any long-term land conservation effort, and the only preservation funding the township has control over.

"Competition for external funding is fierce and may not be reliable due to everchanging state and federal budget circumstances," the presentation stated, noting that 30 New Jersey towns will have open space tax referendums on the ballot this year.

Kwasnik said she would like to give the OSC presentation to homeowners, associations and other community groups in the township. To arrange for a presentation, contact Township Administrator Barbara Bascom at bbascom@uftnj.com.

Contact Jane Meggitt at examiner@gmnews.com.