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04/18/2024 12:00 AMSubmitted by Guilford’s Land Acquisition Commission
Guilford residents have long promoted efforts to keep large amounts of land in its natural state because it helps to conserve both our ecosystem and a rural quality of life into the future. Perhaps less obvious to us is the fact that, when the town invests funds in the purchase of open space, it makes good fiscal sense, as well.
According to numerous studies done in our state, when land is converted into residential development, the long-term cost of municipal services and infrastructure to support the new dwellings will always exceed the new property tax revenue. Over time, the increased demand for things like education, emergency services, and road maintenance becomes a net drain on a town budget.
One might ask, when the town acquires some land, is there not a loss in revenue with said land removed from the tax rolls? This is true, initially. However, one must weigh that loss against the costs that town would inevitably face if the land were to be developed. In the case of agricultural lands, there is less revenue at stake than one might think because it already receives a substantial tax break. Something else to consider is the effect of preserved open space on adjacent property values, which are maintained or even increased over time, without imposing an increase in municipal services. In contrast, the loss of open space to a residential subdivision can end up decreasing the value of adjacent properties.
Fiscal matters aside, it's prudent to remind ourselves that when we preserve open space, we preserve the quality of life for all. We conserve water, soil, air quality, and wildlife habitat; we maintain a buffer against pollution; and we mitigate effects of climate change. We encourage the diversity of native species while keeping rural character, scenic vistas, and recreational opportunities (which, by the way, will encourage a steady flow of tourist dollars).
For these reasons, preserving open space became a high priority in our town's planning documents many decades ago. Guilford's Plan of Conservation and Development has maintained a forward-thinking approach to land use. By the 1990s, the Town of Guilford was actively supplementing the efforts of the Guilford Land Trust by buying strategic tracts of land for open space. The State of Connecticut's own open space program gave matching funds for several of these purchases. To further these goals, our Board of Selectmen voted to establish a Land Acquisition Commission (LAC) in 1999 and, shortly thereafter, the town voted to bond additional funding for open space, as well as for potential needs for expanding town facilities.
The LAC, mostly composed of representatives from other town commissions and boards, was charged with identifying undeveloped land that would make strategic sense for Guilford's projected future needs. Its guiding document, "Plan for Open Space and Municipal Land Needs,” established a land classification system, defining the recommended uses of a particular parcel. If purchased, Class A land would be designated as preserved for passive recreation, ecosystem services, and wildlife habitat; Class B land would allow development of recreational facilities, such as playing fields and courts; and Class C land would be deemed appropriate for possible expansion of town infrastructure, such as schools and other buildings for town departments.
Since the early 2000s, it has become clear that the town's need for Class B and C land has decreased, while the need to preserve Class A land has risen in importance. Our stated conservation goals continue to be pitted against the pressure of residential development, but with $7,000,000 of bonded funds currently at the town's disposal for Class A land, there is still a chance to make a difference, either through outright purchase or through buying conservation easements from willing sellers.
Owners of open space land are encouraged to approach the town should they wish to discuss ways to receive fair value for their land while supporting conservation for future generations. The LAC intends to follow up this article with a fact sheet showing data to support the assertions contained here, as well as helpful information for land owners.