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Open Space Trust Fund Frequently Asked Questions (FAQ’s)
The voters passed the open space public question in November, 2006. What are the next steps?
The Township Committee should set up an Open Space Advisory Board. The Open Space Advisory Board should be composed of a cross-section of residents and be actively interested in preserving open space in Wyckoff (in other words, it cannot be a “do-nothing” body). The Open Space Advisory Board should begin its work by creating an inventory of open space in Wyckoff.
Do I really need another tax?
The Wyckoff open space tax will cost the average Wyckoff homeowner only $39 per year. When one considers the cost of adding still more residential development to our town (see Do We Need More Ratables?), it is well worth it. Wyckoff's open space fund may only be spent in Wyckoff. An open space trust fund will show that Wyckoff is serious about saving some of it remaining open space. If we vote to assess this tax ourselves, we can double our Green Acres funding--from 25 to 50% of the purchase price. With its own open space trust fund, Wyckoff becomes eligible for up to 75-90% funding from state and county programs, so it greatly enhances our buying power. Tax money we pay now for the county open space fund and state Green Acres fund is going to other towns.
Is the $230,000 the tax will raise really enough to buy anything?
A relatively small amount actually means quite a lot. First, the money accumulates. Second, and more important, having and using an open space trust fund increases our access to state and county funds. In many cases, towns fund 25% or less of the cost of land purchased for open space. Comparable open space taxes in other towns have attracted up to 10 times the amount collected in grants from other sources.
What are some of the benefits to having an open space trust fund?
With an open space trust fund we can:
- preserve some of the remaining open space for passive recreation (hiking, bird-watching, and simply enjoying nature)
- improve our existing parks
- protect and maintain the quality of our drinking water
- enhance our local property values and quality of life
- maintain the beauty of our community
The tax cannot be diverted to other purposes, even when elected officials change.
Isn't Wyckoff essentially a developed community?
There is undeveloped land available for purchase, including Russell Orchards
and Maple Lake. The fact that this land is privately owned and could be
subdivided does not mean it can’t be preserved as open space. Property
owners sell their land on a voluntary basis and open space funds are used
to give owners the fair market value of their property. Overall,
we have nearly 100 acres of undeveloped land. Once this land is built,
it will be lost forever.
I’ve heard that Maple Lake is currently zoned as affordable housing and therefore can't be preserved as open space. Is that the case?
No. Wyckoff can put its state-mandated affordable housing wherever it
chooses. This can be construction on existing open space, or on sites
that can be redeveloped. The A&P/Walgreens
shopping center, now vacant, could be one such site. Other parcels in
the township are in the process of redevelopment, and these could be considered
as well. Russell Orchards is not zoned for affordable housing, and Wyckoff
is currently petitioning the state to remove affordable-housing zoning
for the 25-acre Maple Lake tract.
What do members of the Township Committee need to do to make this work?
The members of the Township Committee will need to support the acquisition of open space for Wyckoff to receive state and county funds. This funding is rarely given without such support.
Do other towns have open space taxes and trust funds?
More than 200 New Jersey towns have open space taxes. These include Allendale, Fair Lawn, Ridgewood, Midland Park and Oakland. Franklin Lakes has issued bonds to purchase open space, and has an open space tax on its ballot this November.
How long will the tax be in effect?
The tax will be in effect for five years, at which time it must be re-approved by the voters of Wyckoff if it is too remain in effect. We recommend that the fund be in place until all significant open space in Wyckoff is purchased or developed. After that, the open space tax can be discontinued.
Have Wyckoff residents ever voted on an open space tax?
Yes. In 1998 Wyckoff voters approved a county open space tax (2,728 votes for, 1,375 votes against) and an increase in this tax (currently the tax is one cent per $100 of valuation) in 2003 (1829 votes for, 1,024 votes against).
Isn't the Green Acres fund running out of money?
The Green Acres fund must be replenished from time to time. Each time a referendum has been put before New Jersey voters to fund Green Acres since it was established in 1961, it has passed. It is expected there will be such a referendum in 2007.
What do you mean by smart growth?
Smart growth takes account of a community's need for open space, and
preservation of its greenery and historical roots. Rezoning commercial
sites for a mix of residential and commercial development is also smart
growth.
Have a question we didn't answer? Send it to info@friendsofwyckoff.org.