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Task force needed to study how land use affects tax revenue
(by SHIRLEY and DAVID GRILL - August 21, 2008)
In your Aug. 7, editorial titled "7 Plus," The Times states, "There is a direct correlation between Montclair’s … property taxes and the cost of providing municipal and scholastic services," and you ask that the town closely examine public cost structures. True enough, but the editorial’s focus on salary and benefits doesn’t address the long-term drivers of both cost and revenue: land use and demographics. Withholding modest cost-of-living increases and studying the cost side is not how we will find the solution to our growing tax burden. We don’t need another committee to study how to squeeze modest savings out of the cost structures. We need a committee to study land use and its impact on tax revenue.
Page 1 of the same Times issue contains a story, "Urban renewal," about the loss of DCH Auto Group and the proposed conversion of that property to an urban pedestrian mall for residential and commercial use. What will the impact of this design be on our tax ratables and school population growth?
The economics of our town will only improve when we deliberately manage every land use decision. Look at our zoning policies – does it make sense that current commercial space can revert to residential use? Shouldn’t we be looking to retain commercial ratables rather than encourage new residential construction? And what kind of commercial space do we need? How can we bring corporate offices to Montclair, rather than building more small retail space?
Can we encourage developers to build some "active senior-over 55" housing for empty nesters looking to down-size? Empty nesters are revenue positive for the town.
This town has no shortage of intelligent people willing to contribute. Let’s harness that energy and form a task force to study the components that can really mitigate residential taxes, land use and demographics.
Shirley Grill is a member of the Montclair Board of Education.
David Grill is a member of the HOMECorp Board.
| Comments (1) |
On September 1, 2008, Scott said:
I'm glad to see Shirley and David Grill's letter suggesting the town consider the revenue consequnces of land use decisions. I've often thought our leaders tend to discourage developers who propose projects which would add to tax revenue.
Still, its more than a little disingenuous for a school board member to complain about the Montclair Times' call for a review of school board salary and benefit decisions. Property taxes in our town have been rising a several times the rate of inflation and the school budget is the greatest source of the increases in both actual and percentage terms. This cannot be the result of "modest cost-of-living increases" as the writers suggest.
I applaud the Montclair Times for taking a stand on property tax increases on its editorial page. The Times can perform a real service if it assigns its reporters to really analyze the budget and inform us on its specifics.
I like to know how much of the increases are within our local government's control; how much is mandated by the state and county; how much is the result of collective bargaining agreements; how much is debt service; and how does our town budget compare with similar towns in the state.
This will not be an easy task, but it would be of great value to Montclair residents, giving us a check on the statements which come from government officials and always seem to boil down to, "These tax increases are unavoilable." |
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