This land is your land, this land is my land

Warwick voters to decide Tuesday on Community Preservation Fund Next Tuesday, voters throughout Warwick will decide on an issue that has had the town’s attention for many years: Community Preservation. In an election season with the landscape dotted with the usual political signs, it is the green and white ones with the big red check mark saying, “Community Preservation Vote Yes Nov. 7,” as well as the bright red and white ones that simply read, “Vote No Real Estate Transfer Tax!” that have garnered the most discussion. If approved by the voters on Tuesday, this would establish a 0.75 percent transfer tax on real estate transactions within the town. There are exemptions. The first $100,000 of the selling price of a home would not be subject to the tax. The first $50,000 of the price of land would be exempt as well. A home that sells for $400,000 would be taxed on $300,000 with the exemption. It would cost the buyer $2,250, which would then go into the Community Preservation Fund. Many town leaders — both elected and otherwise — have worked hard to get this Community Preservation proposition on the ballot since 2003. That summer, a contingent of residents from Warwick and three other towns went to Albany in the hope of getting a Home Rule request granted, which would allow local voters to decide on whether to impose a real estate transfer tax on all properties sold in those communities. The session ended with no action taken, which killed the request. But the group did not give up. Two years later, in July, 2005, the state voted to allow Warwick to go to its voters to decide on the issue. Those in favor of the fund say it would help to preserve Warwick’s rural character. The money raised through the fund, just like those funds raised through the Purchase of Development Rights referendum in 2000, would go toward preserving open space throughout the town. So far, with federal, state, and local Purchase of Development Rights funding, Warwick has bought the development rights to more than 1,200 acres of land and has commitments from landowners for 1,100 more. In August, the town created a plan which includes properties that are eligible for preservation. None of the properties are mandated to participate. A copy of the plan is in the town clerk’s office for review and can be found on the town’s Web site www.townofwarwick.org. Properties listed include open space, trails, aquifer recharge areas, recreation areas, historic sites, and agricultural sites. The plan was devised by Supervisor Michael Sweeton, Conservation Board member Bill Olsen, Councilman Leonard DeBuck, the Orange County Planning Department and the town’s planners, Ted Fink and Maryann Johnson. Those against the move say it will put Warwick out of reach to middle-class homebuyers. With some of the highest closing costs in the nation here in New York, adding an additional three-quarter of one percent tax will make it more difficult for an owner to sell his or her home, say opponents. And while the legislation says that the tax would be paid by the buyer, opponents say everything is negotiable and that this tax will become a burden to current homeowners. There is passion on both sides of the issue. Those in favor feel preserving Warwick’s open space will make it more attractive to buyers and help protect the natural resources here in Warwick, including water and open space. Those on the opposite side feel it will slam the door on those wanting to come in.