Economy
bolstering open space programs
By Freda R. Savana, Intelligencer, March 10, 2009
Lack of builders' interest and cheaper land rates add up
to land preservation.
Although it's hard to draw a direct parallel between the
battered economy and land preservation, planners say it does pose an unexpected opportunity to snatch up open space.
In a number of municipalities, preservation efforts that
have been in the pipeline for some time are coming under agreements of sale and interest is growing in conservation easements,
one of the techniques for preserving open space, said local officials.
Plumstead recently signed an agreement to preserve 59 acres
with road frontage on four of the community's main streets for $13,500 per acre - or $796,500.
With help from Bucks County and state preservation money, a horse farm on Groveland Road is also under an agreement of sale, protecting another 50 acres that are contiguous
with 100 acres of other preserved open space in the township.
"I think the economy has something to do with it," said
Louis Fineberg, the township's planning and land use director. "We're not competing with developers."
Tom Gilbert, a member of Buckingham's agricultural preservation
committee, agreed but said that hasn't led to a drop in prices, yet.
While other parts of the country are watching real estate
prices fall, many Bucks County
municipalities are holding steady, said Gilbert.
"It's not like easement values are declining," he said.
Buckingham historically has paid between $15,000 and $25,000 per acre for easements, depending on a variety of factors. All
properties wanting to be preserved have to be appraised by the township.
Montgomery County's
planning director painted a different picture, saying his office is seeing a dip in land prices.
"There's been a lowering of prices," said Ken Hughes. "The
more recent (appraisals) are lower than a few years ago. It will help our money go further."
As the economy slipped into recession and the once relentless
drive for housing slowed to a mere trickle, land once considered prime for development is up for grabs.
In fact, said Feinberg, "They're (developers) selling their
land, if they can."
Michael Roedig, a planner with the Bucks County Planning
Commission, said the historic drop-off in housing plans is a shock to an area once inundated with development.
"We never thought we were ever going to see this," he said
at a recent commission meeting. "The market just doesn't seem to be there for these homes."
In 2008, the commission reviewed plans for just 826 housing
units, a decrease of about 54 percent from 2007 and the lowest level since 1970.
But what is bad news for home builders can be a shot in
the arm for preservationists.
"I think of it as a checkerboard, taking squares out of
play," said Fineberg. "We preserve now and then there's less available for development when the tide turns."
Buckingham has preserved more than 1,000 acres in the past
dozen or so years and is continuing to pursue property owners who might be interested in preservation.
The agricultural preservation committee sent out a letter
to landowners with 20 or more acres, inviting them to a meeting to learn more about the preservation process. About 15 responded
to the survey and nine attended the meeting, said Gilbert.
Several expressed serious interest but wondered if it's
a good time to sell, given the uncertain market. Gilbert said he told them it may be a perfect time.
"They don't have as many options, developers aren't beating
down their doors, and the township is a buyer. From that stand point, it's a good time."
Tax benefits are another incentive. Charitable tax breaks
in place through the end of the tax year may or may not be there next year, Gilbert explained.
The township recently announced an ambitious plan to protect
about 157 acres that surround the village of Wycombe. Owned by the Histand family, the land is considered a valuable asset to Buckingham.
Ed Murphy, the attorney working on the negotiations, said
although money didn't motivate the Histands, it could be a factor in helping preserve land elsewhere.
"Clearly you would think the time is good. If a township
has the money to preserve, now would be a good time to push it."
http://www.phillyburbs.com/news/news_details/article/454/2009/march/10/economy-bolstering-open-space-programs.html
